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2002 10 14 RDA Minutes LA QUINTA REDEVELOPMENT AGENCY SPECIAL MEETING MINUTES OCTOBER 14, 2002 A special meeting of the La Quinta Redevelopment Agency was called to order at 1:00 p.m. by Chairperson Henderson. PRESENT: Board Members Adolph, Peda, Perkins, Sniff, Chairperson Henderson ABSENT: None PUBLIC COMMENT - None BUSINESS SESSION 1. CONSIDERATION OF PROPOSALS FOR LAND USE PLANNING SERVICES FOR "THE RANCH" PROPERTY. Assistant City Manager Weiss presented the staff report. Presentation by GMA International Gil Martinez, of GMA International, gave a brief presentation on the firm's background and qualifications, and introduced members of their planning team. Board Member Adolph remarked that he envisions at least one of the golf courses being a major course where PGA golf tournaments could be held. He asked how the firm envisions accomplishing that along with the hotel, condos, conference center, a second 18-hole golf course, 9-hole golf course, driving range, clubhouse, etc. on the amount of land provided. He asked if they feel that too much is planned for the site to have a first-class design. Mr. Martinez expressed assurance that they will design a five-star resort. They desire to create a project with a sense of arrival, place, and "wow" and propose using the canopy of the trees as a height limit for rooftops so the landscape dominates the site instead of the buildings. He noted they previously worked on the KSL design for this site. Board Member Sniff stated he feels the purpose of the project is primary and the components second. He felt the firm should have a short-term and long- term plan for the site, with possibly village commercial and additional recreational facilities on the site. He felt public access to the trails and mountains is important and noted any use of fencing would preclude the public Redevelopment Agency Minutes 2 October 14, 2002 use of the foothills. He feels the project should be compatible with topography and that the design firm should be able to visual the property in the past, present, and future. He believes the site is large enough to encompass everything in the project plan and that the project should be something surrounding communities will envy. He stated the project must be practical as well as beautiful, and that both golf courses and the hotel should be first-rate. In response to Board Member Sniff, Mr. Martinez stated some of the phases will run concurrently. He agreed on the importance of visualizing the past, present, and future uses of the site, as well as visualizing it at sunrise, sunset, and through all four annual seasons. They hire museum curators to educate them on the property's past. They wish to design a project for everyone in the family and are careful about obstructing views. Board Member Pe~a asked what he considers a good design in a project that his firm was not involved with, and what he feels are the weaknesses of this site. Mr. Martinez referred to The Tradition but noted there are pieces of project that are good design. He stated they try to take advantage of any mountains and water on the site. The most challenging aspect of the property is the canal but he likes to turn the negative into a positive and has some ideas about how to do that. The site also has PGA West and The Traditions as book-ends. Board Member Perkins asked if they would be able to work with staff and noted the Council will change somewhat after the election. He also asked if the same staff would work on the project all the way through, to which Mr. Martinez responded "yes." David Chapman, of Chapman Development and one of the planning team members, commented on his positive experience in working with Mr. Martinez. Chairperson Henderson asked about the largest private/public partnership project they have completed. Mr. Martinez stated they worked with Rancho Mirage on their General Plan and represented Cathedral City at LAFCO for a 15,000-acre annexation located between Cathedral City, Palm Springs, and Desert Hot Springs. Chairperson Henderson stated her concern is the firm's ability to hold public meetings due to the community interest in this project. Mr. Martinez stated he has a lot of experience speaking to groups and so does their Vice President, Carol Ackerman. Redevelopment Agency Minutes 3 October 14, 2002 In response to Board Member Adolph, Mr. Weiss stated the site has approximately 525 usable acres. Mr. Martinez stated 180 acres is needed to have a championship golf course. Board Member Adolph noted if two first-class golf courses take approximately 400 acres, it may be necessary to slow down on other things on the site. Presentation by Design Workshop Todd Johnson, of Design Workshop, and John Wyman, of Sandy-Babcock, presented the firm's background and qualifications. In response to Board Member Sniff, Jim MacRae, of Design Workshop, confirmed they worked on the KSL project but would start with a blank slate for this project because it is different. He stated they visualize holding public meetings to get community input and expect to work with staff to get the Agency's direction. Board Member Sniff asked if the firm could visualize the past, present, and future uses of the site and referenced the need to have a complete master plan for the site with individual completion components. Mr. Johnson stated he feels development draws from the past and looks to the future. They would take the water mark on the mountain and create an area for people in the valley to meet. As for leaving land for later completion, the idea is not to push everything all at once. In response to Board Member Adolph, Mr. Weiss confirmed the design criteria provided in the RFP was for the entire project area. In response to Board Member Perkins, Mr. MacRae stated their proposed work program looks at the economics of each phase in a broad sense, and as part of the conceptualization process, they will determine the costs for three different alternatives. He confirmed the same staff would work on the project all the way through. Board Member Pe~a asked what project they would consider a good design that they were not involved with, and what do they consider the negatives of this site. Mr. Johnson referred to the Gainey Ranch in Scottsdale, Arizona, the Keystone Resort in Colorado, and a destination resort near Tucson, Arizona. Regarding site negatives, he feels the program limitation is a negative but can be improved Redevelopment Agency Minutes 4 October 14, 2002 by adding trolley or golf cart circuits to create a magical pathway to transport people to the venues within the site. Additionally, a youth golf training program and a family golf program would be beneficial. He feels the biggest challenge is to invite the broadest range of the community into the benefits of the project. He believes negative community input can be handled through frequent public meetings but that it's important to create a rhythm and cadence so the public doesn't feel they can control everything. Board Member Sniff referenced the canal being a negative, and Chairperson Henderson stated she views it more as a challenge. Board Member Adolph stated he likes the idea of using golf carts to commute between the various golf course developments. Chairperson Henderson asked the firm to identify a project of like size that they have participated in and that involved a public/private partnership. Mr. MacRae stated they are currently working on a resort project in Whistler to evaluate where the City wants to go with the project in the future. Presentation by IBI Group Gary Andrishak, of IBI Group, presented the firm's background, and qualifications and introduced their planning team members. Board Member Pe~a asked what local or regional project they would consider a good design that they were not involved with and what they viewed as the downside(s) of this project. Mr. Andrishak stated he was excited about The Camp project in Costa Mesa because they are going for the next generation of golfers. Bob Smith, of Mainero Smith, stated they view the site constraints as challenges. The primary site constraints consist of the canal dividing the property and short days for golfing during the winter due to the close proximity to the mountains. Gary Panks, of Gary Panks Associates, referenced the Vanda Dunes Golf Course in Oregon as a project he wishes he had worked on. He feels this site has good attributes and that ideas golfers wouldn't normally think about should be considered in the project. He feels the 36-hole golf course project should include two different golf experiences with one being more user friendly than Redevelopment Agency Minutes 5 October 14, 2002 the other. He perceives the canal as a downside but would like to change it into a positive. Board Member Sniff stated he appreciates the firm's "shotgun" approach and asked what they perceive the purpose of the project to be. Mr. Andrishak responded that he feels the City wants a development that will add to the growing legacy of golf-inspired developments in the Valley, especially in La Quinta. Additionally, that the City wants a development that will contribute to the City's tax base and not be an embarrassment. He feels the development should be a place where, not only tourists, but locals feel welcome and want to stroll. Board Member Sniff stated he feels the underlying justification for doing the project is to assure the City's long-term revenue future. He liked the firm's creative ideas. Andy McNally, of IBI Group, stated annual revenue generation was the objective of the Paiute Resort Village in Las Vegas, which they helped design. Board Member Sniff commented on the importance of the project being multi- faceted and involving private enterprise in the development of hotels. Mr. Andrishak stated he feels an important component during the first six months is to work through the phasing of the project. He feels the project should get stronger with the addition of each new component. Board Member Sniff stated he feels the golf courses should be unique, with one accommodating local golfers at a reduced rate, and that any multi-story buildings should be set back toward the mountains so as not to be visually intrusive. He noted the use of the mountains will be somewhat restricted due to the Bighorn Sheep issue. He likes the idea of golf cart access from other developments and commented on the need for trail access. Mr. Andrishak commented on the need for close-in density to make the village area work, and that may require three or four-story hotels. He commented on the need for businesses to be clearly visible to the public. In response to Board Member Perkins, Mr. Andrishak stated he feels plazas with misters, hiking trails, and a golf museum would draw non-golfers to the site. He also commented on the importance of having a golf theme as a basis for the project. Redevelopment Agency Minutes 6 October 14, 2002 Board Member Perkins asked if the firm feels the Agency is expecting too much out of the acreage. Mr. Andrishak responded, "possibly," and referenced the need for circulation space. He feels there may be tradeoffs and that their firm needs to make sure the three alternative plans they provide have some differences. Board Member Perkins asked how many acres are needed for a good golf course. Mr. Panks responded 200 acres for one course and maybe 350 acres for two courses since they would share some open space. An executive course can be up to 60 acres. Chairperson Henderson noted that although various uses were approved in the Mitigated Negative Declaration, not all of the uses have to be utilized. She asked if his earlier comment about a theme was intended as "theme shopping," to which Mr. Andrishak responded, "yes," and added the//1 activity at resorts is shopping. In response to Chairperson Henderson, Mr. Andrishak stated he feels IBI Group is a national leader in development and presentation of meaningful public outreach programs. They propose nominating a group of 15-20 representatives from the public to gain input from, as well as hold public meetings. Board Member Adolph stated he feels in order for the project to be viable, it must be a destination resort and noted income to shops will drop drastically during summer months. In response to Board Member Sniff, Mr. Andrishak stated they have 650 people in their firm. Upon conclusion of the presentations, the Agency viewed a short video presented by GMA International. Board Member Sniff expressed appreciation for all of the presentations but preferred IBI Group because of their level of professionalism and creativity. Board Member Adolph remarked that he was more impressed with GMA International. Board Member Perkins stated he was more comfortable with the presentation by GMA International. Redevelopment Agency Minutes 7 October 14, 2002 Board Member PeSa commented that he likes the creativity of the IBI Group but is concerned about the size of the firm. He stated he was leaning toward GMA International. Chairperson Henderson stated she feels the IBI Group has something to offer that the other firms don't have. She feels they have a sense of excitement and special place and a good understanding of what it takes for community involvement. She likes the idea of theme shopping and the City project not being in competition with the Village or Old Town. Board Member Pe~a commented on the IBI Group's ability to think "outside the box" but feels GMA International can do just as good. Board Member Sniff continued to support IBI Group. Board Member Adolph stated he felt GMA International is more in tune with the City. MOTION - It was moved by Board Member Sniff and Chairperson Henderson to authorize staff to initiate contract negotiations with IBI Group for "The Ranch" land use planning services. Motion failed with Board Members Adolph, Pe~a, and Perkins voting NO. MOTION - It was moved by Board Members Sniff/Adolph to authorize staff to initiate contract negotiations with GMA International for "The Ranch" land use planning services. Motion carried unanimously. MOTION - It was moved by Board Members Sniff/Adolph to direct staff to initiate contract negotiations with IBI Group for "The Ranch" land use planning services if negotiations with GMA International are not successful. Motion carried unanimously. 2. CONSIDERATION OF AN ADDITIONAL APPROPRIATION OF UP TO $75,000 FROM PROJECT AREA NO. 1 LOW AND MOD-INCOME AFFORDABLE HOUSING FUND TO ACQUIRE A SINGLE FAMILY HOME LOCATED AT 52-890 AVENIDA HERRERA. There were no changes to the staff report as submitted and on file in the City Clerk's Office.' MOTION - It was moved by Board Members Sniff/Adolph to approve the additional appropriation from the Project Area No. 1 Low and Moderate-Income Housing Fund in an amount not to exceed $75,000 to purchase the property located at 52-890 Avenida Herrera. Motion carried unanimously. Redevelopment Agency Minutes 8 October 14, 2002 ADJOURNMENT There being no further business, it was moved by Board Members Sniff/Adolph to adjourn. Motion carried unanimously. Respectfully submitted, JUNE S. GREEK, Agency Secretary La Quinta Redevelopment Agency