Loading...
2005 05 18 RDA Minutes LA QUINTA REDEVELOPMENT AGENCY SPECIAL MEETING MINUTES MAY 18, 2005 A special meeting of the La Quinta Redevelopment Agency was called to order at 7:00 p.m. by Chairman Osborne. PRESENT: Board Members Adolph, Henderson, Perkins, Sniff, Chairman Osborne ABSENT: None PLEDGE OF ALLEGIANCE Chairman Osborne led the audience in the Pledge of Allegiance. PUBLIC COMMENT - None CONFIRMATION OF AGENDA - Confirmed STUDY SESSION 1 . DISCUSSION REGARDING DEVELOPMENT CONCEPTS PURSUANT TO THE EXCLUSIVE NEGOTIATION AGREEMENT BY AND BETWEEN THE LA QUINTA REDEVELOPMENT AGENCY AND DDC DESERT DEVELOPMENT, INC. FOR DEVELOPABLE PARCELS WITHIN SilverRock RESORT. Assistant Executive Director Weiss presented the staff report. He concluded by recommending a third Study Session be held on Wednesday, June 15, 2005 at 7:00 p.m. and to schedule the final presentation of the plan on July 1 9, 2005. Ted Lennon, 47-827 Silverspur Trail, Palm Desert, President of Desert Development Corporation, Inc. (DDC), distributed a booklet of new materials to the members of Agency. He then introduced a mission statement for the project, which he read aloud as follows: "In partnership with the City of La Quinta, develop a world renowned destination resort to provide long-term reoccurring revenue to the City's General Fund and deliver market-rate returns for attracting the Redevelopment Agency Special Meeting Minutes 2 May 18, 2005 necessary capital for the financing and completion of a successful project. The resort will also playa significant part in the recreational, social and cultural framework of the community." He outlined the visual elements of the new exhibit and described the method used to divide the project up into Areas 1-7. He described Area One as being the "dog bone" shaped parcel and said that would also become phase one, with development of a 4-Star Plus Boutique Casita Hotel on the site. He outlined their thoughts regarding the temporary clubhouse or "Ranch House" would be to take it to the next level; making it an attractive restaurant to be used by the public and to provide meeting rooms for community groups to use. He said they would also study this to determine if it can be made to fit into the character of the Boutique Hotel. Agency Member Henderson questioned the number of hotel rooms the Boutique Hotel would contain. Mr. Lennon replied that they refer to it as keyed rooms or keys and they plan for 187 to 202 keyed rooms. He described Area Two as being the long area adjacent to the large lake. He described two ways to go about including a conference center in this location. He said it can be developed as a pure conference center, or another approach would be to incorporate some kind of community activity such as a theater or community meeting rooms and not include them in the clubhouse. He felt the second approach would serve the hotels, the public and the private sector as well. He asked for feed back regarding the Agency Member's feelings about how this should be developed. He next discussed the hotel site in Area Two and stated DDC is thinking about this being developed as a 300-room facility which would be the feature hotel at the core of the project. The next component he described was the Resort Retail which he said would be developed as a unique mixed-use village to serve a number of uses, both for the community as well as the hotel guests. Mr. Lennon described their conceptual plan for the area located at the bottom of Area Two as a condominium hotel, similar to the boutique hotel, but with larger rooms, acceptable for use by larger groups, families, etc. He said it would not have the extensive amenities of the boutique hotel. He said another concept might be to joint-venture with a major hotel group to do a time-share project. He explained -'~- -.-.,'- ---.- Redevelopment Agency Special Meeting Minutes 3 May 18, 2005 Area Two would be coming back for consideration at the next study session with a more detailed plan. He briefly described Area Three as being tied to the core hotel; with low-profile, possibly four-bedroom VIP units. As to Area Four he stated that might contain a three- to four-star hotel with perhaps some residence club use. He said DDC felt the direction they received from the Agency previously was to create lower density uses and he feels the Area Four project would be the final phase unless they can secure a partner interested in developing it earlier than the Area Two hotel. Mr. Lennon explained Area Five consists of the permanent clubhouse and stated they would like to see it developed in the next few years. He recommended a hard look be taken to make sure it is needed. In Area Six, he felt there is an opportunity to create an excellent amenity for the project that no one else has. He suggested, in the practice area, building a golf performance and short game school. In addition to the driving range it might offer a medical component with therapy or chiropractic facilities included. Area Seven is the second golf course area and he said they still feel it should be a "friendlier" resort course with pockets of flowers, using color to give it a different look and feel. As to Area Eight, the community area, he said they would like to bring their ideas for this area to the next meeting. He said they are developing ideas that will work with the forty-five acres remaining as a parking lot site. He again stressed the need to get Agency feedback regarding the Conference Center in Area Two. Agency Member Adolph asked how many community centers were planned throughout the site. Mr. Lennon agreed the "Retreat" would be for smaller more intimate uses and the conference center would be capable of handling 250 or more people. He listed use of a large hall for conferences, th~ater performances, entertainment, etc. Redevelopment Agency Special Meeting Minutes 4 May 18, 2005 Agency Member Henderson asked how the whole site would be used to handle a large convention of perhaps 800 rooms. Mr. Lennon Responded, this project would work well with a 400 room convention but the circulation wouldn't be conducive for the much larger groups. Agency Member Perkins requested the exhibits be page-numbered in the 'future and asked how the plan visualizes movement of people from one area to another. Mr. Lennon responded that the design of the project lends itself to an electric shuttle service. He explained guests in any of the hotels would simply dial eight (8) from their rooms; a shuttle would arrive quickly, and transport them in an environmentally friendly manner without excessive use of automobiles. Mr. Lennon asked the Agency to utilize the booklets they were given as a method of communicating their likes and dislikes to the designers. He suggested they do so by using stickers and hand-written notes that can be given back to staff to transmit to DOC. Chairperson Osborne clarified that the request is for design feedback, to which Mr~ Lennon responded "yes". He then introduced Don Ziebell of OZ Architects who expressed how enjoyable the project has been for the designers because of the unique site and the direction from the Agency Members with regard to their desire to make this a pedestrian-friendly and village-type project. He said to be able to do this .kind of a design, which has all of the luxury amenities that are desired, has been very exciting. Mr. Ziebell outlined all of the various grade levels they would utilize within the design and the speóial features of the site that include the auto court, a unique "presidential suite" with its own pool, the lobby area, bar area, outdoor function spaces and the meetings component. He explained the goal is to create the feeling of a one-story development by stepping the units down from the front to the back facing the golf course. The ballrooms and meeting rooms are designed with indoor and outdoor spaces that drop down a level and can be used for high-end catered events such as weddings and special events. He also outlined the concept of bringing the lake up to the project at the function court area. He said this should not adversely affect the golf play but would add a special amenity to the hotel. ~.. ...-...-,,-....-.-.--.--. .. ..--.-.....- Redevelopment Agency Special Meeting Minutes 5 May 18, 2005 The spa and fitness area will then be continued up and will contain a number of specially created vista areas with private gardens containing lots of trees, gardens and fountains. He explained the Lap Pool would serve as both an amenity of the spa and as the main adult pool for the hotel featuring an outdoor grill area that would serve spa food and drinks. This would be designed to serve as an area that wouldn't produce typical pool noises since it is closer to the golf course. There would also be a more informal pool at the end of the project which would be designed for less formal and family uses. Mr. Ziebell delineated the main area for guest facilities which he described as generally being 8 and 12-plexes having one bedroom, with a large living-room space and small kitchenettes, tub and shower bathrooms. Each would feature patio and balcony spaces that would utilize shutters to create privacy for the patio spaces on the golf course side if desired. Each would have courtyard entries with lush landscaping and fountains in some. In response to a question from Agency Member Henderson, he explained there are approximately 200 parking spaces interspersed throughout the project for guests who preferred to park near their units, but for those preferring to leave them in the parking structure they would be transported by electric shuttle to and from their rooms or walk as they so desired. He continued to describe the units contained at the ends of the buildings as being two-bedroom, lock-off units, which will allow the master-bedrooms to be locked off and they would also contain an adjoining owner's storage space. When the owner's units are locked off, all the guest units would be essentially the same. He said, where possible, small outdoor gardens with outdoor showers will be utilized. Each guest unit will also contain a fireplace. He stressed the photos of architectural styles depicted in the hand-out booklet are not to suggest a particular style but rather to allow the agency members to give their input as to what they do and don't like. He added they would like to give it finishes with patinas that suggest aging rather than the look of a brand new project. Redevelopment Agency Special Meeting Minutes 5 May 18, 2005 The spa and fitness area will then be continued up and will contain a number of specially created vista areas with private gardens containing lots of trees, gardens and fountains. He explained the Lap Pool would serve as both an amenity of the spa and as the main adult pool for the hotel featuring an outdoor grill area that would serve spa food and drinks. This would be designed to serve as an area that wouldn't produce typical pool noises since it is closer to the golf course. There would also be a more informal pool at the end of the project which would be designed for less formal and family uses. Mr. Ziebell delineated the main area for guest facilities which he described as generally being 8 and 12-plexes having one bedroom, with a large living-room space and small kitchenettes, tub and shower bathrooms. Each would feature patio and balcony spaces that would utilize s.hutters to create privacy for the patio spaces on the golf course side if desired. Each would have courtyard entries with lush landscaping and fountains in some. In response to a question from Age'ncy Member Henderson, he explained there are approximately 200 parking spaces interspersed throughout the project for guests who preferred to park near their units, but for those preferring to leave them in the parking structure they would be transported by electric shuttle to and from their rooms or walk as they so desired. He continued to describe the units contained at the ends of the buildings as being two-bedroom, lock-off units, which will allow the master-bedrooms to be locked off and they would also contain an adjoining owner's storage space. When the owner's units are locked off, all the guest units would be essentially the same. He said, where possible, small outdoor gardens with outdoor showers will be utilized. Each guest unit will also contain a fireplace. He stressed the photos of architectural styles depicted in the hand-out booklet are not to suggest a particular style but rather to allow the agency members to give their input as to what they do and don't like. He added they would like to give it finishes with patinas that suggest aging rather than the look of a brand new project. ---'-"'--'~ ."----------.- ~---- -----'--- Redevelopment Agency Special Meeting Minutes 6 May 18, 2005 The entry area was described, illustrating the way the elevation çhanges will enhance the views of the mountains and will allow for large glass view walls to capitalize on the vistas across the golf course and lake to the mountains. In conclusion, he described how the housekeeping and service areas are laid out to service the entire hotel. He advised that the employee parking will be in the lower level of the parking structure. Agency Member Sniff asked about the target audience and the anticipated rates. Mr. Lennon responded the top 25-20% of the marketplace are the target audience and the daily rates will be in the $245/day range. Agency Member Sniff asked that at the next meeting the developers discuss costs. Mr. Lennon explained that under the agreement with the Agency they have 90 days to come up with the visual and concept plans and then within the next 90 days they have to bring in the financing plan. He said it is difficult to present a financing plan until they have some idea of what they will be building. In response to Agency Member Sniff, he confirmed that they would like to do or oversee the entire project development. Agency Member Sniff stated he wished to know what the City's possible financial obligations for this project area and for the entire project will be. He also question what a realistic time-frame for completion of the entire project would be. Mr. Lennon responded this will take from five to six years to complete. He stressed that would be from the time they receive final approval from the agency to proceed. Agency Member Adolph stated he has no problems with the overall concept and design of the project area but does have some problems with "old world" design. He feels that style of architecture is usually costlier to build. He commented the layout for this area is well done and he has no problems with it. Mr. Lennon said they have thought about the name and some of the suggestions they have come up with are the Bougainvilleas or Fountains as in the Fountains at SilverRock. He emphasized the use of small, elegant fountains throughout the project can create an Redevelopment Agency Special Meeting Minutes 7 May 18, 2005 inexpensive theme that adds to the overall feel of luxury and adds a pleasant sound element. Agency Member Adolph mentioned he doesn't like the ideas of too many tall block walls and questioned the parking area having stark walls. Agency Member Henderson complemented the design on such an , irregularly shaped piece. She also asked if they have had experience with single person, stand-up transporters that she believes are called Sedgways. Mr. Ziebell said it would take some investigation but might be a good method for use by maintenance/service staff. She asked about their sense of the marketplace for convention business and how important it is to the overall project. Mr. Lennon responded the convention business may possibly account for 40 - 60% of the overall business. He felt for mid-week bookings it is very important to have conference facilities to offer. Mr. Ziebell said the formula of 50 to 100 square feet of meeting space/per guest is typically used. Agency Member Perkins commented he thinks the Old World Style is great and is very unique for the desert. He encouraged DOC to continue to create an atmosphere that allows guests to totally shut- out the outside world and feel completely surrounded by beauty anq comfort. Chairperson Osborne likes the design very much and said the layout is excellent. He questioned how the project is going to be configured; as a Casitas Project or as a Hotel Project. Mr. Lennon said the answer is yes and yes. He explained the project will make it easier for them to finance and they also have to create a product that can be sold as privately-owned units which are also capable of generating income as hotel rooms. That use will then produce revenue to the City through the TOT. He expressed his concern that the agency needs to know project costs as soon as possible in the process. Mr. Lennon stated it is their job as the developer of the resort to make the financing work utilizing all the various funding methods available to both the City and the developer. He reiterated they have 90 days to come up with something on paper to build and an additional 90 days to come up with the financing package that makes sense for the ~..._--~ ---- -_.._------ --~-- -_..._~- Redevelopment Agency Special Meeting Minutes 8 May 18, 2005 Agency to do. He said this is a very complex structure that requires open books at all times to assure both sides benefit and that they hope the main reason the Agency selected them to do this project is that they don't design projects that can't feasibly be done. Agency Member Sniff gave the following general thoughts he has regarding the project. · He is concerned about giving up the city-owned property. · He is concerned if the Agency can afford it. · He feels the object is to produce long-term revenue. · The residents need to be accommodated at a basically affordable rate on the two golf courses. · He thinks as many hotels as possible on-site with differing price points. · He questioned the benefit of the retail core development and felt it might create competition with the hotel and golf course shops. He didn't want to duplicate the multiplicity of hotels already in La Quinta. He said it might be an Achilles Heel for this project. · He felt it should contain a significant arts component such as a theater, art galleries, museums, and shops. He wants to be sure it appeals to all segments of the population no just to golfers. · He wants multiple parking opportunities throughout the project. · He said he likes maintaining a general feeling of openness. Use lots of flowers and color that don't block the views. · He doesn't like the idea of small little areas or alcoves are claustrophobic. · He likes the idea of use of fountains. · Wants to preserve the beauty of the side and have a sense of openness. · Draw all kinds of people to the site not only golfers. · Felt there should be sizeable conference areas such as auto shows and other activities. He wants to be more competitive in this area. · Felt the second golf courses should be built as soon as possible. · He suggested a 21-hole golf course. "Have fun play 21 ." · He likes the architecture of Southern Spain, Moorish influence with arches, deep-set windows, shutters use of lots of tile in Redevelopment Agency Special Meeting Minutes 9 May 18, 2005 · bright colors such as blue, gold, black, orange, green and terra cotta and blue tile roofs. Not visually boring. · He likes the use of trellises and overhangs to keep the areas cool. · He likes the wall colors of alabaster and "morning pink". · He likes use of soft lighting and ornamental iron. · He would like to see colored sidewalks, stone effect look and wide enough for ADA compliance. · Use of desert plant materials of a vertical nature. · Wants the project to be an ethereal blend of beauty and practicality. Agency Member Adolph commented many of the elements mentioned by Agency Member Sniff are very high priced. He agreed, regarding the need for a convention facility and he likes off-site restaurants rather than elaborate in-hotel restaurants. He likes the idea of small intimate eating establishments in the retail area that can capitalize on the lake and mountain views. Agency Member Henderson thinks the Retreat (currently the temporary clubhouse) can be multi-used as a historic theme restaurant and as a community center. She agrees that the retail component is very important. She commented finally that her understanding of the agency's commitment to the project is the land, the two golf courses the Clubhouse and preparing the site for the other components of the overall project. She stressed bonding for any other hotels has never been a consideration. She commented she is comfortable the developers will produce a viable product and present a financial plan that makes it possible. Mr. Lennon agreed that she had summarized it fairly well. He said there are a number of nuances that may occur such as they (Desert Development, Inc.) may want to help finance the second golf course as an inducement to the hotels. Chairman Osborne said he is very impressed with the mission statement and he likes the blend of the units for the market. He likes the idea of having the convention center be as big as reasonably possible for both hotel use and community use. He sees a need to balance the density with the dollars. From a design standpoint, he feels DOC is right on. --..'.--..---- - ---...-- - _. - --~-- Redevelopment Agency Special Meeting Minutes 10 May 18, 2005 Chairman Osborne invited any public comments as a courtesy to the· audience. There being no requests to speak the Chair asked for a final summary from the developer and architect. Mr. Lennon suggested the members might wish to consider a field trip to DOC's Royal Palms facility to experience the kind of facility they are proposing. ADJOURNMENT There being no further business, it was moved by Board Members Sniff/Adolph to adjourn at 8:42 p.m. Motion carried unanimously. Respectfully submitted, ~~~ JUNE S. GREEK, Agency Secretary City of La Quinta, California