1990 02 06 RDAing -> 103 REDEVELOPMENT AGENCY
AGENDA
CITY COUNCIL CHAMBERS
78-105 Calle Estado
La Quinta, California 92253
Regular Meeting
February 6, 1990 7:30 P.M.
CALL TO ORDER Beginning Res. No. 90-i
a. Roll Call
HEARINGS
BUSINESS SESSION
1. Consideration of Proposals for RedevelopmeZZ of Specified
Subject Area and Consideration that Redevelopment of
Subject Area be Accomplished as an Integrated Development.
CONSENT ITEMS
1. Approval of Minutes of January 16, 1990.
CLOSED SESSION
a. Discussion of Litigation
a. City of Indiollndio Case No. 57496
b. Discussion of Possible Condemnation
ADJOUZENT
DECLARATION OF POSTING
I, Saundra L. Juhola, Secretary of the La Quinta RedevelopmenZ
Agency do hereby declare that the foregoing agenda for the
Redevelopment Agency Meeting of February 6, 1990 was posted on
the outside entry to the Council Chamber, 78-105 Calle Estado
and on the bulletin board at the La Quinta Post Office on
Friday, February 2, 1990.
AUNDRA L. JUH Secretary
La Quinta RedevelopmeZZ Agencv
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ing -> 103REDEVELOPMENT AGENCY
MEETING DATE: February 6, 1990 AGENDA CATEGORY:
ITEM TITLE: PUBLIC HEARING:
Consideration of Proposals for Redevelopment of BUSINESS SESSION:
Specified Subject Area and Consideration that
Redevelopment of Subject Area be Accomplished CONSENT CALENDAR:
as in Integrated Development. STUDY SESSION:
BACKGROUND:
As the Redevelopment Agency Members are aware, on November 7,
1989, the La Quinta Redevelopment Agency adopted Resolution No.
B9-20 approving owner participation rules for the village Center
Area and elicited proposals for the subject area. Further,
after receipt of all proposals received within the specified
period, the Agency intended to consider whether development of
the SZbject Area herein referred to as village Center) should
be accomplished as an integrated development.
FISCAL IMPLICATIONS: APPROVED BY:
RECOMMENDATION:
Adopt the finding that the consolidation of the village Center
Area is needed and that the development of the Subject Area
should be accomplished as an integrated development.
Submitted by: Approved for submission to
City Council:
Z Z
Signature RON KIEDROWSKI, CITYZANAGER
FORM#002
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MEMORANDUM
OF
DATE: January 29, 1990
TO: The Honorable Chairman and Members of The
Redevelopment Agency
FROM: Thomas p. Genovese, Assistant City ManagerZZ
SUBJECT: Consideration of the Designated Area Village Center to
be developed as an integrated development.
As the Redevelopment Agency Members are aware, on November 7,
1989, the La Quinta Redevelopment Agency adopted Resolution No.
89-20 approving owner participation rules for the Village Center
Area and elicited proposals for the subZect area. Further,
after receipt of all proposals received within the specified
period, the Agency intended to consider whether development of
the Subject Area herein referred to as Village Center) should
be accomplished as an integrated development.
The Village Center is actually part of a larger area known as
the Village at La Quinta. The history of the Village at La
Quinta dates back to the 1930's as part of a design of a winter
resort community. Unfortunately, as stated in the Village at La
Quinta Specific Plan, the Village has never evolved as a
tdowntown" as originally intended. The little development that
has occurred has been in a random manner with many parcels still
remaining undeveloped. 1
In an effort to guide the future development of the Village at
La Quinta and to conform with the City's General Plan, the City
Council prepared, reviewed and adopted the Village at La Quinta
Specific Plan. As indicated in the Specific Plan, the purpose
for its preparation is to guide the future development of the
Village at La Quinta. The Specific Plan establishes the
framework and guidelines which will influence subsequent actions
by the City, agencies, developers, and property owners. The
Specific Plan possesses a greater level of detail than is
contained in the City's General Plan, and, as such, lies between
the General Plan and the Precise plans for construction such as
tract maps, plot plans and building plans. The Specific Plan
establishes the distribution of land uses in the Village and the
basic street system and parking to serve the uses. The Zpecific
Plan incorporates guidelines for the treatment of public
facilities such as streets, public parking, parks and
infrastructure. The Specific Plan includes a phasing program j
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ing -> 103and strategies for implementation. The Specific Plan also
provides guidelines for the development of private property
within the Village. It does not supersede the Zoning Ordinance,
but rather complements it with additional standards appropriate
for the vi1lage.ZZ 2
As indicated earlier, the Village Center is part of the Village
at La Quinta and is identified in the Specific Plan as the
*ZCore" of the Village at La Quinta. As stated in the Specific
Plan, this area should be the main commercial area, with
concentrated commercial development, an emphasis on pedestrian
circulation and a corresponding de-emphasis of through
automobile traffic. 3 This concept, together with the fact
that the market for commercial uses to serve the community
currently exists but development has not occurred because of
the lack of a critical mass, suggests the need for an integrated
development. As espoused in the City General Plan and Village
Specific Plan, the de-emphasis of automobile traffic and
promotion of pedestrian traffic through the use of walkways will
be difficult to obtain in this 1Core" area if no integrated
development is pursued. Further, economic and environmental
benefits may be lost as well.
The economic benefits of an integrated development of sufficient
size and quality would be the generation of significant sales
tax revenue. An integrated development of the size of the
Village Center Area would likely include the attraction of an
anchor retail business which would result in the attraction of a
wide-range of mid and high-end specialty retail, tourist and
commercial mixed uses around and within the development. Actual
retail Sales Tax generation may be significant as the Urban Land
Institute ULI) estimates that community shopping centers
average between $107.14 to $271.90 in sales per square foot of
gross leasable area: the median sales per square foot is
$176.88. 4
The environmental impacts of an integrated development which
reduces automobile traffic and promotes pedestrian traffic would
be of substantial significance for the Village Area and the
City. A project that promotes pedestrian traffic will result in
the reduction of emissions. Additionally, a reductions in
emissions may occur as a result of fewer trip generations for
shopping outside the local area.
One of the primary purposes for the completion of the Specific
Plan was to prevent haphazard development in the Village. This
concern for the prevention of haphazard development is caused by
the fact that the subdivision of La Quinta was created as a lot
sales program. As a consequence, the present pattern of
ownership is one of numerous owners and a wide range of lot
sizes. This is particularly evident in the Village Center
Area. 5 It is obviously easier and more economically feasible
to develop larger parcels. As indicated in the Specific Plan,
because it will be difficult to develop isolated buildings on
small 25 x 100 foot lots, the owners of smaller lots should
consider joint venturing with, or selling to, adjacent owners. 6
Page 2
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ing -> 103This awkward parcelization and diverse ownership of the Village
Center Area has resulted in the under utilization of the
property. Because of the under utilization, the area has become
blighted and has experienced various code violations resulting
in the need to abate property. It is, therefore, likely that
the Village Center, developed as an integrated development, will
minimize the problems associated with the awkward parcelization
of the area and achieve organized development consistent with
the Village Specific Plan. This attempt to eliminate blight and
encourage development in this area are consistent with the
adopted Redevelopment Plan in Project Area No. 1 which contains
the Village Center as a part. More specifically, the goals and
objectives of the redevelopment program in the Project Area are
as follows:
1. To eliminate and prevent the spread of blight and
deterioration and to conserve, rehabilitate and
redevelop the Project Area in accord with the General
Plan, specific plans, the Redevelopment Plan and local
codes and ordinances.
2. To encourage the investment of the private sector in
the development and redevelopment of the Project Area
by eliminating impedimeZts to such development and
redevelopment. A particular objective in this regard
is the provision of necessary improvements required to
protect Project Area properties from the danger of
flooding due to rainwater runoff from surrounding
mountains.
3. To encourage and provide for the orderly and proper
development of undeveloped portions of the City in
accordance with the Redevelopment Plan, the General
Plan and local codes and ordinances.
4. To promote the physical, social and economic well
being of the Project Area, the City of La Quinta, and
its citizens.
5. To promote the development of local job opportunities.
6. To provide for increased sales, business license,
hotel occupancy and other fees and taxes to the City
of La Quinta.
Redevelopment of the Project Area pursuant to this Plan will
attain the purposes of the California Comunity Redevelopment
Law: 1) by the elimination of areas suffering from economic
dislocation as a result of faulty planning or other reasons; 2)
by the replanning, redesign and rehabilitation and/or
development of areas which are stagnant or improperly utilized
and which could not be accomplished by private enterprise acting
alone, without public participation and assistance; and 3) by
protecting and promoting sound development and redevelopment of
blighted areas and the general welfare of the citizens of the
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