POWER POINTS
CITY COUNCIL
MEETING
APRIL 7, 2026
April 7, 2026
1 City Council Regular Meeting
April 7, 2026
City Council Regular Meeting
April 7, 2026
PUBLIC COMMENT – MATTERS
NOT ON THE AGENDA
4/8/2026
1 2
April 7, 2026
2 City Council Regular Meeting
April 7, 2026
CLOSED SESSION IN PROGRESS
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April 7, 2026
3 5
6 April 7, 2026
4 City Council Regular Meeting
April 7, 2026
PUBLIC COMMENT – MATTERS
NOT ON THE AGENDA
4/8/2026
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April 7, 2026
5 City Council Meeting
April 7, 2026
P1 – SilverRock Development Project
Status Update
City Council Meeting
April 7, 2026
P2 – Coachella Valley Music and Arts Festival 2026 Update by Community Services Manager Jim Curtis with City of Indio 9 10
April 7, 2026
6 City Council Meeting
April 7, 2026
P3 – X-Park Operations Update by Director of Operations Mark Laue and Operations Manager Victor Delgado with
Action Park Alliance
LaQuinta XPark
2025review
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April 7, 2026
7 YOUTHFOCUSEDPROGRAMMING
SPECIALEVENTS&CONTESTS PRO
DEMOS&SIGNINGS INCLUSIVE
CLINICS&EVENTSINDUSTRY
PARTNERSHIPSCOMMUNITY
PARTNERSHIPS
MENTORINGTHENEXTGENERATION
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April 7, 2026
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16 April 7, 2026
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18 April 7, 2026
10 19
20 April 7, 2026
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22 April 7, 2026
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24 April 7, 2026
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26 April 7, 2026
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28 April 7, 2026
15 City Council Meeting
April 7, 2026
B1 – Introduce Ordinance Amending La Quinta
Municipal Code Related to City Boards,
Commissions, and Committees
29 30
April 7, 2026
16 City Council Regular Meeting
April 7, 2026
B2-INTRODUCE FOR FIRST READING AN ORDINANCE TO: (1) REPEAL AND AMEND TITLE 10 ANIMALS OF THE LA QUINTA MUNICIPAL CODE, (2) ADOPT BY REFERENCE TITLE 6 OF THE RIVERSIDE COUNTY CODE OF ORDINANCES RELATED TO ANIMALS WITH AMENDMENTS, AND (3) AMEND SECTION 11.44.020 OF THE LA QUINTA MUNICIPAL CODE
RELATED TO PEACE OFFICERS ENFORCEMENT POWERS
Background
• The City contracts with Riverside County Department of Animal Services (RCDAS) for animal shelter, field, and
licensing services.
• The newly approved agreement with RCDAS, effective
July 1, 2025, through June 30, 2028, requires the City
to adopt the County’s regulations.
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April 7, 2026
17 Proposed Ordinance
• The proposed Ordinance will:
– Delete and replace in its entirety the existing Title 10 of the LQMC. – Incorporate by reference the required verbatim language of Title 6 of the County Code of Ordinances.
– Amend Section 11.44.020 of the LQMC related to peace officers' enforcement to align administrative fines that follow the fine schedule in 1.09.020 D.
Carryover and New Additions
Carryover from LQMC Title 10
•Animal limits: Maximum of 4 dogs and 4 cats per household (8 total); catteries are prohibited. •Backyard dog breeding remains prohibited. •Public health: Owners must provide a standard level of care, must routinely clean up animal waste and cannot leave animals in unsafe vehicle conditions. •Wildlife protections: Feeding, harming, or disturbing wildlife is generally prohibited.
New Additions
•Trails: Dogs are prohibited on recreational trails in the Santa Rosa and San Jacinto Mountains area, except in designated areas or for service, search and rescue, or law enforcement use. 33 34
April 7, 2026
18 Public Safety
• Wild, exotic, or dangerous animals require proper California Department of Fish and Wildlife permits and prior approval before being transported into the city.
Keeping of venomous reptiles is strictly prohibited.
• Violations of animal control laws are considered public nuisances and may result in enforcement actions, including fines, cost recovery, and the restriction or removal of dangerous animals.
• Wild, exotic, or dangerous animals require proper permits and approval to be kept in the city, and venomous reptiles are strictly prohibited. • Violations of animal control laws are considered public nuisances and may result in enforcement actions, penalties, cost recovery, and restrictions or removal of dangerous animals.
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April 7, 2026
19 Questions
37 38
April 7, 2026
20 Arts and Community Services Commission
B3 – Approve Junior Inspiration and Youth
Achievement Award Nominee
Junior Inspiration and Youth Achievement
Award
• Candidates must be 5 – 18 years old
• Must be a La Quinta resident or attend a La Quinta school • Must contribute significantly to the community of La Quinta:
– Academic Achievement
– Acts of Kindness or Service
– Artistic Achievement
– Athletic Achievement
– Community Engagement & Leadership
– Volunteer Efforts
39 40
April 7, 2026
21 Junior Inspiration and Youth Achievement
Award
• Ethan Miller
• Demonstrates leadership through his service with La
Quinta High School JROTC, currently Squadron
Commander
• Volunteers at City events including Hunter Lopez Vigil, 9/11 Vigil, and Veterans Recognition Ceremony (youth
guest speaker 2025)
Junior Inspiration and Youth Achievement
Award
• Air Force Association Award
• Outstanding Cadet Award
• Distinguished Cadet Award
• One of 32 students nominated by Congressman Ken Calvert for appointment in the U.S. Air Force and U.S. Naval Academies • About Families volunteer
• Junior Counselor at YMCA Camp Oakes
• Riverside County Sheriff’s Search and Rescue program
41 42
April 7, 2026
22 Junior Inspiration and Youth Achievement
Award
43 44
April 7, 2026
23 City Council Meeting
April 7, 2026
S1 – 2026/27 through 2030/31
Capital Improvement Program
Purpose and Timeline
• Review CIP – 5-year plan
• Finance Advisory Commission
– April 8, 2026
• Planning Commission
– April 14, 2026
• City Council
– Study Session
– SB1 RMRA and Measure A Approval on April 21
– Public Hearing in June
– Appropriate first year funds with City Budget
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April 7, 2026
24 FY 2026/27 Projects
• Transportation Projects
• Drainage Projects
• Parks and Facilities Projects
• Other CIP Projects
• DIF Reimbursements
Transportation Projects
• Miles Avenue Pavement Rehabilitation
– Additional construction funding
– Originally approved as part of FY 2023/24 CIP
• Highway 111 Corridor Area Plan Implementation
& Pavement Resurfacing
– Adding funding for Adams Street Complete Streets Study • 2026/27 Pavement Management Plan (PMP)
– First year of the updated 5-year PMP
47 48
April 7, 2026
25 Completed
5-Year
Pavement
Management
Plan (PMP)
Transportation Projects
• Avenue 47 Pavement Rehabilitation
– From Washington Street to La Quinta Drive
– Earmark funding for construction
• Avenue 52 Pavement Rehabilitation
– From SilverRock Way to Madison Street
– Earmark funding for construction
49 50
April 7, 2026
26 Transportation Projects
• Frances Hack Lane Pavement
Rehabilitation
– From Avenida Bermudas to Cul-de-sac
• Corporate Centre Drive Gap Closure
– Closure of a critical road link
– Provide an east-west parallel bypass of adjacent HWY 111 – Earmark funding for construction
Transportation Projects
• Citywide Arterial Slurry Seal Improvements
– Slurry seal improvements on arterial streets citywide noted in the updated 5-year PMP that spans from 2026 to 2031
51 52
April 7, 2026
27 Recently
Completed
Pavement
Improvement
Projects
Recently Completed Pavement
Improvement Projects
– FY 25/26 Pavement Management Plan
• Remaining Cove streets, Monticello Community, La Quinta Highlands Community, and Adams Street.
– Highway 111 Resurfacing
– Fred Waring Drive Pavement Rehabilitation
53 54
April 7, 2026
28 Drainage Improvements
• Citywide Enhancements
– Minimum 150-year storm protection
– Next projects: Eisenhower Drive at Avenue 50 and at
Avenida Bermudas and Desert Club Dr. north of Calle
Tampico
– Trying to secure Federal Funding with the Army Corps
Landscape Renovation Project
• Landscape & Lighting Median Island
Improvements
– Refurbish center medians
– Utilizing landscape contractor and staff
– Current/Future projects: Washington Street
starting at Avenue 52 going north on Washington
Street
55 56
April 7, 2026
29 Parks and Facilities Projects
• Maintenance and Operations Yard
– Additional funding to begin the construction phase
• Cultural Campus
– Additional funding to begin the construction phase
• SilverRock Park Lake and Irrigation Conversion
– Design and construction of the lake and irrigation conversion at SilverRock Park
Recurring Maintenance Funds
• ADA Accessible Ramps – Various Locations
• Citywide Preventative Maintenance Plan
Improvements
• Sidewalks – Various Locations
• Citywide Traffic Signal Maintenance Improvements
57 58
April 7, 2026
30 Other CIP Projects
• Citywide Miscellaneous ADA Improvements
– Continuation of implementing ADA improvements
• Citywide Irrigation Upgrades
– Annual funding for irrigation upgrades citywide
• Dune Palms Mobile Home Estates
Improvements
– Create a master plan and implement improvements
DIF Reimbursements
• Pay down existing obligations
– In lieu of approving new Transportation DIF Projects
– $939,723 will expedite payments to be complete FY
2026/27 rather than FY 2028/29
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April 7, 2026
31 Projects on the Horizon
• Washington Street Pavement Rehabilitation (FY 2027/28) • New Traffic Signal at Washington Street at Lake La Quinta Drive (FY 2027/28)
• North La Quinta Slurry Seal Improvements/Pavement
Repair (FY 2028/29)
• Highway 111/Simon Drive Dual Left Turn Lanes (FY
2028/29)
• Channel Lining Repairs at Highway 111 and Dune Palms
Road (FY 2028/29)
Traffic Signals
0.99%
Developer Reimbursements
3.95%
Drainage
Improvements
2.00%
Landscape & Lighting
1.67%
Public Facilities
50.63% Street Improvements
27.80%
Street Improvements
Pedestrian
0.98%
Parks
Other 5.25%
6.30%
FISCAL YEAR 2026/2027
IMPROVEMENT SUMMARY
$23,799,653
Traffic Signals
$235,000
Developer Reimbursements
$939,723
Drainage Improvements
$477,000
Landscape & Lighting
$500,000
Public Facilities
$12,050,000
Street Improvements
$6,615,730
Street Improvements -
Pedestrian
$232,200
Other
$1,250,000
Parks
$1,500,000
61 62
April 7, 2026
32 Measure G
65.13%
General Fund
12.03%
Measure A
7.52%
DIF Transportation
6.05%
SB 1 Road Maint / Rehab
4.20%
CDBG Grant
0.66%
Other Funding
4.41%
FISCAL YEAR 2026/2027
REVENUE SUMMARY
$23,799,653
Measure G
$15,500,000
General Fund
$2,862,000
Measure A
$1,790,730
DIF Transportation
$1,439,723
SB 1 Road Maint / Rehab
$1,000,000
CDBG Grant
$157,200
Other Funding
$1,050,000
2026/27 CIP Next
Steps
• Seek Council, FAC,
PC direction
• Adopt CIP in June
• Appropriate first
year funds with
City Budget
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April 7, 2026
33 QUESTIONS &
DISCUSSION
65 66
April 7, 2026
34 City Council Meeting
April 7, 2026
S2 – Discuss GHD’s Adams Street
Complete Streets Study
April 7, 2026
Adams Street Corridor
Feasibility Study
City of La Quinta
67 68
April 7, 2026
35 Agenda Item
Why Adams Street? – Purpose, Needs, and Goals
– Field Observations
– Forecast / Demand Modeling
– Evaluation Criteria and Alternatives
– Bicycle Level of Stress
– Traffic Performance
– Microsimulations
What We’ve Completed
Preferred Alternative – Preliminary Design Concepts
Conclusion
Discussion
Agenda
69 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved.
Why Adams Street?
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April 7, 2026
36 Why Adams Street?
71 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved.
Washington Street and Jefferson Street:
• Minor and Principal Arterials
• Too wide and auto-oriented for safe biking/walking
Dune Palms:
• Recently rebuilt with a four-lane multimodal bridge
• Principal Arterial South of Hwy 111
• Serves Costco and Walmart, reinforcing role as
higher-volume auto corridor.
Adams Street:
• Opportunity to extend existing road diet north of
Miles Avenue southward
• Create a continuous multimodal corridor
• Direct access to the heart of the HWY 111
Specific Plan area
• Connection to CV Link and Art & Music Line
Need
72 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved.
Adams Street at Highway 111, Miles Avenue, and
Corporate Centre Drive: • Collisions • Projected below acceptable LOS under future nobuild conditions • Congestion and queuing issues during PM peak
hours and school dismissal periods and.
Adams Street Corridor Multi-Modal Accessibility: • Lacks low-stress bicycle and pedestrian infrastructure
• High traffic stress levels discouraging active
transportation use
• Replica and field observations show cyclists and
pedestrians divert to neighborhood streets
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April 7, 2026
37 What we’ve completed
– Existing Conditions
• Field Observations
• Forecast / Demand Modeling
– Evaluation Criteria and Alternatives Analysis
• Bicycle Level of Stress Analysis
• Traffic Performance
• Microsimulations
– Alternatives Development • Draft Preliminary Geometric Designs • Recommended Preliminary Designs
– Preferred Alternative
• Final Preliminary Designs
What We’ve Completed
74 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved. 73 74
April 7, 2026
38 Observed corridor performance during regular commute peaks and school pickup periods. Field Observations 75 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved.
EB Blackhawk Way queuing at Adams St NB Adams Street queuing at Blackhawk Way – La Quinta Citywide Model • Road Diet with Improved Dune
Palms Road.
AM & PM conditions
– ~85% of traffic redistributes to Dune
Palms and Jefferson
Forecast / Demand Modeling
76 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved. 75 76
April 7, 2026
39 Evaluation Criteria and
Alternatives
The following evaluation criteria were developed and analyzed for the project alternatives.
Evaluation Criteria
78 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved.
Evaluation Criteria Description
Will the alternative result in reduced vehicular
speeds through the corridor?
Traffic Calming Benefits
Does the alternative include bike and/or NEV
Facilities? Do the facilities have a buffer?
NEV/ Bike Facilities Buffered from
Vehicle Traffic
Will the alternative result in reduced conflicts
between vehicles, people on bicycles and people
walking?
Reduced Intersection Conflicts
Between Drivers, Bicyclists, and
Pedestrians
Improves Network LTS Score What is the network LTS score for the alternative? what are the traffic operations conditions in terms of
LOS and queuing under the alternative)?
Build-Out Year Traffic Operations
(LOS and Queuing)
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April 7, 2026
40 79 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved.
ALTERNATIVES No-Build Alternative Preferred Alternative One lane in each direction, with striped median, buffered bike lanes on either side2 lanes in each direction, with striped median, no bike Lanes Segment between Miles Avenue & Blackhawk Way
Victoria Drive/Bayberry Lane Intersection Stop controlled side streets Roundabout, 1 circulating lane Signalized
Add, class 2 bike lane ramp up to sidewalk level bike path Signalized
2 WB left turn lanes, 1 WB right turn lane, 1 EB lane with class II bike lane Blackhawk Way Intersection Two SB receiving lanes merge to one lane, one NB lane with right turn pocket, buffered bike lanes in both sides
2 lanes in each direction, with striped median, no bike Lanes Segment between Blackhawk Way and Corporate Center Drive
Signalized
1 SB and 1 NB lanes, 1 left turn lane
in each direction Signalized
2 SB and 2 NB lanes, 1 left turn lane
in each direction,
Corporate Centre Drive Intersection Same
Left and Right exits Adams Street medians w/ left hand turn pockets Shopping Center Entrances
Signalized
3 lanes in each direction, Class 2 bike lanes in each
direction, 1 left turn lane each direction
Signalized
3 lanes in each direction, Class 2 bike lanes in each
direction, 2 left turn lanes each direction HWY 111 Intersection Avenue 47/Auto Centre Drive Signalized Roundabout 2 lanes in both directions, existing bike lane 2 SB lanes, 1 NB lane, buffered bike lane on both sides Segment between Avenue 47 and Avenue 48 Bicycle Level of Traffic Stress (LTS)
and Traffic Performance
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April 7, 2026
41 Bicycle Level of Traffic Stress - Segments
81 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved.
Existing Conditions Preferred Alternative
Traffic Performance
82 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved.
AM Peak Hour PM Peak Hour
Preferred
Alternative No Build Preferred Alternative No Build Alternative Performance Measure Delay LOS Delay LOS Delay LOS Delay LOS Adams St & Miles St 43.64 D 36.72 D 55.87 E 37.12 D
1.12 A 5.25 A 1.04 A 5.02 A
Adams St & Bayberry
Ln/Victoria Dr
Adams St & Blackhawk Way 33.11 C 31.99 C 41.07 D 27.05 C
24.84 C 22.88 C 34.41 C 29.64 C
Adams St & Corporate Centre
Dr
Adams St & Hwy 111 42.18 D 47.12 D 49.68 D 50.59 D
24.83 C 17.48 B 28.69 C 4.88 A
Adams St & Ave 47/Auto
Centre Dr
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April 7, 2026
42 Microsimulations
83 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved.
VISSIM Microsimulations are for evaluating:
- complex intersection layouts
- closely spaced signals
- where detailed modeling is critical for accurate
operational assessment
Five VISSIM Simulations Created:
- HWY 111 – 3 Alternatives
- Blackhawk Way – 2 Alternatives
Preferred Alternative shown on following pages
Microsimulations
84 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved. 83 84
April 7, 2026
43 Microsimulations
85 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved.
VISSIM Microsimulation: – Highway 111 with one left turn lane in each direction
– Signalized intersection at Corporate Center
Drive
Microsimulation
86 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved.
VISSIM
Microsimulation: – Highway 111 with
one left turn lane in
each direction
– Signalized
intersection at
Corporate Center
Drive
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April 7, 2026
44 Preliminary Design Concepts
87 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved. 88 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved.
ALTERNATIVES Preferred Alternative
One lane in each direction, with striped median, buffered bike lanes on either side Segment between Miles Avenue & Blackhawk Way
Victoria Drive/Bayberry Lane Intersection Roundabout, 1 circulating lane Signalized
Add, class 2 bike lane ramp up to sidewalk level bike path Blackhawk Way Intersection Two SB receiving lanes merge to one lane, one NB lane with right turn pocket, buffered bike lanes in both sides Segment between Blackhawk Way and Corporate Center Drive Signalized 1 SB and 1 NB lanes, 1 left turn lane in each direction Corporate Centre Drive Intersection Shopping Center Entrances Same Signalized
3 lanes in each direction, Class 2 bike lanes in each direction, 1 left turn lane each direction HWY 111 Intersection Avenue 47/Auto Centre Drive Roundabout Segment between Avenue 47 and Avenue 48 2 SB lanes, 1 NB lane, buffered bike lane on both sides 87 88
April 7, 2026
45 Preliminary Designs
89 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved. – Modified striping at
Miles Avenue carries
buffered bike lanes on
Adams Street to the
stop bar
– Green shading
indicates painted
conflict zones and
bicycle boxes
Preliminary Designs
90 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved. – Conceptual
roundabout design at
Bayberry Lane /
Victoria Drive.
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April 7, 2026
46 Preliminary Designs
91 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved. – Conceptual design at
Blackhawk Way, two
southbound receiving
lanes merge to one.
– Green shading
indicates painted
conflict zones
Ramp up from Class II bike
lane to sidewalk level path.
Preliminary Designs
92 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved. – Preliminary design for
signalized intersection
at Corporate Center
Drive
– Green shading
indicates painted
conflict zones
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April 7, 2026
47 Preliminary Designs
93 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved.
HWY11
1 – Single left turn lane in each
direction
– Green shading indicates
painted conflict zones
Ramp up from Class II bike
lane to sidewalk level path.
Preliminary Designs – Variation
94 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved.
HWY11
1 Ramp up from Class II bike
lane to sidewalk level path.
– Dual left turn lane in EB
direction
– Green shading indicates
painted conflict zones
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April 7, 2026
48 Preliminary Designs
95 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved.
Corporate Center Drive
– Preliminary Design for
Roundabout at
Avenue 47
Conclusions
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April 7, 2026
49 Existing Conditions
• Adequate for vehicles, but uncomfortable for
pedestrians and high-stress for bicyclists.
Future Forecast
• Build-out traffic volumes overwhelm Adams if
left as-is; speeding increases off-peak.
Traffic Redistribution
• New traffic patterns shift to Dune Palms and
Washington. This will enable the Adams Street
road diet.
Road Diet & Roundabouts
• Operationally feasible with traffic redistributing
to Dune Palms Road and Jefferson Street;
roundabout at Victoria calms traffic.
School Traffic
• Dual left-turns at Blackhawk are currently
needed for parent pick-up traffic. If circulation
shifts to right turns toward Dune Palms, the
left-turn lanes could be reduced, freeing space
for further multimodal optimization.
Intersection Alternatives
• Signals work better at Corporate Centre, a
roundabout causes excessive back ups.
• Hwy 111 can function with single left turn lane,
traffic is primarily going straight, blocking
second left turn lane capacity
Conclusions
97 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved.
School Circulation Partnership:
• Working with Blackhawk High School to
optimize pickup/drop-off traffic, will shift leftturn demand at Blackhawk toward Dune Palms improving safety and traffic calming
CVAG Partnership
• The upcoming resurfacing of Adams Street
provides an opportunity to test single left turn
lanes that turn green simultaneously
Next Steps
98 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved. 97 98
April 7, 2026
50 Discussion
Recommendations: – Traffic Redistribution: New traffic patterns shift to Dune Palms and Washington. This will enable the
Adams Street road diet. – School Circulation Partnership: Working with schools to optimize pickup/drop-off traffic, will shift left-turn demand at Blackhawk toward Dune Palms improving
safety and traffic calming
– CVAG Partnership: The upcoming resurfacing of
Adams Street provides an opportunity to test single left turn lanes that turn green simultaneously
Discussion
100 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved. 99 100
April 7, 2026
51 Next Steps: – Finalize Preferred Concept – Finalize Benefit Cost Ratio & Planning Level Cost Estimates
– Finalize Report
Next steps
101 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved.
Thank You
102 Adams Street Corridor Feasibility Study l © 2025 GHD. All rights reserved. 101
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April 7, 2026
52 City Council Meeting
April 7, 2026
PH1 – Highway 111 Specific Plan and
Development Code
SP2022-0002, ZC2024-0002, ZOA2024-0002,
EA2024-0002
103
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April 7, 2026
53 Applications
• Specific Plan
– Repeal all current Specific Plans and replace with one unified plan • Zone Change
– Change zoning from Regional Commercial, Commercial Park and Community Commercial to Highway 111 Mixed Use
– Remove Mixed Use and Affordable Housing Overlays
– Implement Auto Oriented Development and Active Frontage Overlays – Open Space, Major Community Facilities and Floodplain zoning remains • Zoning Ordinance Amendment
– Establish Development Code for the entire Corridor
• Environmental Assessment
– Mitigated Negative Declaration
Purpose of Highway 111 Specific Plan and
Development Code
• Provide unified design standards for the entire Corridor • Implement the 2019 Corridor Plan vision to create a
walkable environment while acknowledging the auto-oriented nature of the Corridor
• Provide for affordable housing opportunities
• Balance the needs of stakeholders with the City’s economic development objectives and the community’s request for a walkable mixed-use environment
105
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April 7, 2026
54 Timeline of Hearings
• Planning Commission – October 14, 2025
– Recommended approval
• City Council – November 18, 2025
– Continued hearing to January 20, 2026
– Review Development Code with stakeholders
– Propose changes to Development Code as needed
• City Council – January 20, 2026
– Presented changes to Development Code
– Continued hearing to April 7, 2026
– Get Planning Commission recommendation
Timeline of Hearings
• Planning Commission – February 24, 2026
– Reviewed Council recommended changes to Development
Code
• Redlined copy of proposed code presented
– Recommended approval with further suggested changes
• Extend Auto Oriented Development Overlay along Washington and Jefferson Streets within the Specific Plan area
• Reconsider exemption of all auto oriented uses from building frontage requirements
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April 7, 2026
55 Subsection 9.105.020.C.2.b. - Auto-Oriented
Development (AOD) Overlay Zone
• Proposed Change: Extend the boundary of the AOD Overlay Zone 4/7/2026
Subsection 9.105.030.G – Building Frontage
Regulations
• Proposed Changes:
– Require all developments comply with Frontage Type standards but exempt certain uses
• The following uses are exempt from this Section: – Auto repair – Auto repair- specialty shops – Private parking lots/garages as a principal use – Vehicle sales and leasing, new
– Vehicle sales and leasing, used
4/7/2026
109
110
April 7, 2026
56 Recommendation
• Adopt a Resolution to adopt a Mitigated Negative
Declaration for the Highway 111 Specific Plan and
Development Code Project
• Adopt a Resolution to approve the Highway 111 Specific Plan
– Repeals and replaces the existing 11 Specific Plans
• Introduce for first reading an ordinance to approve the Zone Change and Zoning Ordinance Amendment
– Changes the zoning from Regional Commercial, Community Commercial, and Commercial Park to Highway 111 Mixed Use Zone 1/20/2026
111
112
April 7, 2026
57 Maps
(if needed)
Specific
Plans
113
114
April 7, 2026
58 Existing
Zoning
Proposed
Zoning
115
116
April 7, 2026
59 Auto Oriented Overlay
Proposed Revisions
(if needed)
117
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April 7, 2026
60 Highway 111 Mixed Use (HMU) ZoneApplicability
1. New land use activity
2. New development, and
3. Improvements, expansions, or
modifications more than 25% of
existing building square footage
Replaces previously applied zoning.
Except: Open Space, Flood Plain, and
Major Community Facilities zones
remain
*Certain standards only apply to
larger projects (3.5+ acres) or to
residential/mixed-use projects
Highway 111 Mixed Use (HMU) Zone
Purpose
• Implement Highway 111
Specific Plan vision
• Provides for a retail, office,
and retail mixed-use
environment
• Enable variety of market rate
and affordable housing
• Supports site and building
design that promotes
walkability, heat mitigation,
and pedestrian accessibility.
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April 7, 2026
61 HMU Zone - Table of Contents
Section 9.105.020 - Highway 111 Mixed Use
(HMU) Zone Standards
• Standard: Height – Existing: Maximum building height: 4 stories/50 ft – Proposed Change: Exempt from Image
Corridor restrictions – Why: Applicability of Image Corridor restrictions in the HMU Zone are unclear • Standard: Encroachment into Setback – Existing: None – Proposed Change: Allow roof overhangs,
architectural features, and stairs/ramps to
encroach 2 feet into setbacks – Why: Align with current practices, increase flexibility
1/20/2026
Table 9.105.020-3: Development Standards – Building Form Standard HMU Zone AF Overlay Zone Key
Building Height
❶
4 4
Stories,
Maximum
50 ft 50 ft Overall
Maximum
Ground Floor Finish Level, Above Grade
❷
n/a 12 in Residential,
Minimum
n/a 2 ft Non-Residential,
Maximum
Floor-to-Ceiling
Ground Floor,
Minimum 9 ft 14 ft ❸
Upper Floor(s),
Minimum 9 ft 9 ft ❹
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62 Subsections 9.105.020.C.2.a. and b. - Active Frontage (AF) and Auto-Oriented Development (AOD) Overlay Zones
• Active Frontage (AF) Overlay Zone
– Proposed Change: Allow uncovered patios to encroach into the front setback areas, up to the sidewalk – Why: Outdoor dining and patio areas can be an extension of the sidewalk and support pedestrian activity.
• Auto-Oriented Development (AOD) Overlay Zone
– Proposed Change: Exempt development within the AOD Overlay Zone from Subsection 9.105.030.D (Open Space) – Proposed Change: Exempt all property within the AOD Overlay Zone from Subsection 9.105.030.G (Building Frontage Regulations) – Why: Allow flexibility in frontage and site design in areas designed for autooriented development.
Subsection 9.105.030.D - Open Space
• Applicability: Open space currently required for projects on 0.5 acres or larger • Requirement: Minimum 4% of gross lot area • Proposed Changes:
– Apply to only residential and residential mixed-use projects – Exempt fences for safety (e.g. pool enclosure) from fence height and design restrictions
• Why:
– Prioritize open space as part of residential projects. Allow flexibility for infill and redevelopment of non-residential sites/projects
– Reduce conflict with requirements for safety
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63 Subsection 9.105.030.H - Civic Space Standards
and Subsection 9.105.020.G - Large Site
Development • Large Sites
– Applicability: Special standards for sites that are 3.5+ acres and/or occupy 400+ ft of linear street frontage
– Action: Review (and update if needed) applicability of large site standards – Why: To ensure projects that subdivide current large sites or develop multiple small parcels (combined acreage 3.5 acres or larger) comply with Subsection
9.105.020.G (Large Site Development) requirements. • Civic Space – Applicability: All projects 3.5+ acres in size
– Requirement: 8% of site area
– Action: No changes proposed. Note: Adequately designed civic space for residential projects can also satisfy requirement for open space Subsection 9.105.030.G – Building Frontage
Regulations
• Proposed Changes:
– Modify frontages to account for hotel lobbies and
common retail entry types
– Clarify measurements of "Shopfront" frontage
standards
– Review properties in the specific plan area and the
Village and adjust required frontage percentages
• Why:
– Verify requirements against the existing built form
– Align standards with common entry types and
product types
Table 9.105.030-1: Required Frontage
Zone/Facade HMU Zone AF Overlay
Front 40% 75%
Side Street 20% 40%
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64 Miscellaneous Changes
• Bike Parking:
– Proposed Change: Delete bike parking requirements from Subsection
9.105.030.F (Parking)
– Why: Bike parking is already regulated in the Building Code • Minor Adjustments:
– Proposed Change: Update Subsection 9.105.040.D (Minor Adjustments) to allow for additional flexibility for open space, frontages, landscaping, and transparency standards
– Why: Allow additional adjustments to standards to accommodate a variety of projects consistent with the Specific Plan
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