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2003 12 09 PCI Planning Commission Agendas are now available on the City's Web Page @ www.la-guinta.org PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California DECEMBER 9, 2003 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 2003-107 Beginning Minute Motion 2003-020 CALL TO ORDER A. Pledge of Allegiance B. Roll Call II. PUBLIC COMMENT This is the time set aside for public comment on any matter not scheduled for public hearing. Please complete a "Request to Speak" form and limit your comments to three minutes. III. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR A. Department Report PC/AGENDA V. PUBLIC HEARING: A. Item ................. ENVIRONMENTAL ASSESSMENT 2003-486, GENERAL PLAN AMENDMENT 2003-096, ZONE CHANGE 2003-117, SPECIFIC PLAN 2003-069, AND TENTATIVE TRACT MAP 31798 Applicant .......... Robert Selan Location ........... Northwest corner of Avenue 52 and Jefferson Street Request ............ Consideration of: 1) an Amendment to the General Plan from Neighborhood Commercial to Medium High Density Residential; 2) an Amendment to the Zoning Code from Neighborhood Commercial to Medium High Density Residential; and 3) the subdivision of approximately 21 acres into 250 condominium units. Action .............. Continue to December 23, 2003 B. Item .................. SIGN APPROVAL 2003-734 Applicant .......... Klein Building and Development, Inc. Location ........... 79-215 Corporate Centre Drive and 79-245 Corporate Centre Drive Request ............ Consideration of a planned sign program for two commercial buildings in the La Quinta Corporate Centre on a 1.13 acre site. Action .............. Continue to December 23, 2003 C. Item ................. SITE DEVELOPMENT PERMIT 2002-727, AMENDMENT #1 Applicant .......... PM Renaissance, LLC Location ........... North side of Avenue 50, west of Jefferson Street Request ............ Consideration of architectural plans for three additional prototype residential units for construction in Tract 29053. Action .............. Resolution 2003- D. Item ................. SIGN APPROVAL 2003-735 Applicant .......... Klein Building and Development, Inc. Location ........... North side of Highway 1 1 1, 331 feet west of Dune Palms Road Request ............ Consideration of a sign program for a seven building commercial complex with 63,550 square feet of floor area. Action .............. Minute Motion 2003- PC/AGENDA E. Item ................. SITE DEVELOPMENT PERMITS 2003-791 Applicant .......... McDermott Enterprises Location ........... Parcels 8, 9, and 10 of Tentative Parcel Map 29889 on the west side of Caleo Bay 300 feet south of Avenue 47 Request ............ Consideration of architectural plans for an 11,300 square foot two-story office building in the La Quinta Professional Plaza. Action .............. Resolution 2003- VI. BUSINESS ITEM: A. Item ............... LA QUINTA REDEVELOPMENT PROJECT NO. 2 REDEVELOPMENT PLAN AMENDMENT Applicant ........ City of La Quinta Redevelopment Agency Location ......... La Quinta Redevelopment Project Area No. 2 Request .......... Approval of the Text Amendment to the Redevelopment Plan for La Quinta Redevelopment Project No. 2 Action ............ Resolution 2003- VII. CORRESPONDENCE AND WRITTEN MATERIAL: None Vill. COMMISSIONER ITEMS: A. Review of Commercial land uses (Memorandum dated 12/9/03) B. Discussion relative to the 2004 League of California Cities Planners Institute March 31-April 2, 2004 C. Review of City Council meeting IX. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on December 23, 2003, at 7:00 p.m. PC/AGENDA PH #A STAFF REPORT PLANNING COMMISSION DATE: DECEMBER 9, 2003 CASE NO: ENVIRONMENTAL ASSESSMENT 2003-486 GENERAL PLAN AMENDMENT 2003-096 ZONE CHANGE 2003-117 SPECIFIC PLAN 2003-069 TENTATIVE TRACT 31798 APPLICANT: ROBERT SELAN PROPERTY OWNER: WARNER C. LUSARDI REQUEST: 1). AMEND THE GENERAL PLAN FROM NEIGHBORHOOD COMMERCIAL, TO MEDIUM HIGH DENSITY RESIDENTIAL (UP TO 12 UNITS/ACRE) ON ±21 ACRES; 2). AMEND THE ZONING MAP FROM NEIGHBORHOOD COMMERCIAL, TO MEDIUM HIGH DENSITY RESIDENTIAL (UP TO 12 UNITS/ACRE); 3). SPECIFIC PLAN OF DEVELOPMENT FOR A RESIDENTIAL CONDOMINIUM COMMUNITY OF 250 DWELLING UNITS; AND, 4). SUBDIVISION OF ±21 ACRES INTO 250 CONDOMINIUM UNITS LOCATION: NORTHWEST CORNER OF AVENUE 52 AND JEFFERSON STREET BACKGROUND: Staff is requesting continuance of this item to the Planning Commission meeting of December 23, 2003, in order to prepare a public hearing notice. RECOMMENDATION: Move to continue consideration of the Environmental Assessment, General Plan Amendment 2003-096, and related applications, to the regularly scheduled Planning Commission meeting of December 23, 2003. Prepared by: Wallace Nesbit, Associate Planner PH #B STAFF REPORT PLANNING COMMISSION DATE: DECEMBER 9, 2003 CASE NO: PLANNED SIGN PROGRAM 2003-734 APPLICANT/ PROPERTY OWNER: NEIL KLEINE REQUEST: CONSIDERATION OF A PLANNED SIGN PROGRAM FOR TWO COMMERCIAL BUILDINGS IN THE LA QUINTA CORPORATE CENTRE ON A 1.13 ACRE SITE. LOCATION: 79-215 CORPORATE CENTRE DRIVE 79-245 CORPORATE CENTRE DRIVE ENGINEER: N/A ENVIRONMENTAL CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS REQUEST IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO ARTICLE 19, SECTION 15311, OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). GENERAL PLAN/ ZONING DESIGNATIONS: COMMERCIAL PARK (CP)/ COMMERCIAL PARK (CP) RECOMMENDATION: Staff requests that this application be Planning Commission meeting to allow requirements. Prepared by: Martin Magana Associate Planner continued to the December 23, 2003, additional time for public hearing noticing PC STF RPT2 SA 03 734 PH #C PLANNING COMMISSION STAFF REPORT DATE: DECEMBER 9, 2003 CASE NO.: SITE DEVELOPMENT PERMIT 2002-727, AMENDMENT #1 APPLICANT: PM RENAISSANCE, LLC ARCHITECT: KNITTER AND ASSOCIATES REQUEST: REVIEW OF ARCHITECTURAL PLANS FOR THREE ADDITIONAL PROTOTYPE RESIDENTIAL UNITS FOR CONSTRUCTION IN TRACT 29053 LOCATION: NORTH SIDE OF AVENUE 50, WEST OF JEFFERSON STREET ZONING: RL (LOW DENSITY RESIDENTIAL) SURROUNDING ZONING/LAND USES: NORTH: RL / RANCHO LA QUINTA COUNTRY CLUB SOUTH: RL / RESIDENTIAL PROJECT UNDER CONSTRUCTION; EAST: CC / VACANT - APPROVED SHOPPING CENTER AND COMMERCIAL SHOPPING CENTER IN RIVERSIDE COUNTY WEST: RL / RESIDENTIAL UNDER CONSTRUCTION ENVIRONMENTAL REVIEW: The La Quinta Community Development Department has determined that Site Development Permit 2002-727, Amendment #1 is exempt from environmental review in that Resolution 99-062, that approved a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 98-375 was certified by the City Council on May 18, 1999, for Tentative Tract Map 29053, General Plan Amendment 98-060, Zone Change 98-089, Specific Plan 98-034 and Parcel Map 29052 in compliance with the requirements of the California Environmental Quality Act of 1970, as amended. This request is in conformance with that approval and no changed circumstances or conditions exist which would P:\stan\sdp 2002-727 amend #1.doc trigger the preparation of subsequent environmental review pursuant to Public Resources Code Section 21166. BACKGROUND: The project site is Tract 29053, which was approved by the City Council on June 1, 1999, and extended on May 15, 2001, July 16, 2002, and August 5, 2003. This tract was originally processed concurrently with the shopping center located at the northwest intersection of Avenue 50 and Jefferson Street (Attachment 1). This part of the project has since been sold and will be constructed by separate developers. The first phase of the tract adjacent to Jefferson Street was recorded on October 17, 2001. The 33-acre residential tract wraps around the shopping center and fronts on both Avenue 50 and Jefferson Street and consists of 103 single-family lots. A typical lot is approximately 80 feet wide and 105 feet deep. On January 22, 2002, the Planning Commission approved the original site development permit for a previous developer, allowing construction of three prototypical unit plans. These plans vary from 2,650 square feet (2,899 square feet with optional casita) to 2,961 square feet (3,217 square feet with optional casita). Models for these units are under construction with the first 43 lots planned to be developed with these units. Attached are representative front building elevations for these units (Attachment 2). PROJECT PROPOSAL: Proposed are three additional prototypical unit plans for the remaining 60 lots of the tract (Attachment 3). The following is a brief description of the plan types: Plan 1 2,462 square feet Three bedrooms/2.5 baths Two car garage Plan 2 2,580 square feet Three bedrooms/2.5 baths Three car garage L� � Plan 3 2,873 square feet Four bedrooms/3.5 baths Three car garage or two car garage and optional office Each plan has three facades, incorporating contemporary Mediterranean, Santa Barbara or contemporary desert styles. Architectural features include combinations of tile gable, hip and flat roofs, stuccoed eaves, manufactured stone veneer (on "A" facades), inset front windows, tower entries, covered rear patios, and stucco popouts around front windows. The roof material is "S" concrete tile or flat concrete tile (on "C" facades) in brown or red blends. Exterior colors include tan to beige to off-white plaster, and accent colors in shades of tan, beige, brown and gray. The landscaping plans for these units have not been submitted. Landscape plans for homes and the perimeter street parkways will be submitted in the future. COMPATIBILITY REQUIREMENTS: The Zoning Code requires that these new residential units be compatible with the units previously approved for construction in the tract. The findings can be made as follows: 1. The proposed units are similar in architectural design, colors, and materials. Specifically, the units utilize similar architectural features such as varying roof heights, paned windows, stone wainscot, towered entries, "S" and flat concrete tile roofing and window trim. 2. The proposed landscaping plans will have to provide a minimum of one 24" box size tree in the front yard area. All units will have at least one additional tree and other shrubs and groundcover and will be required to be compatible with the landscape of the initial units approved. 3. No two-story residences are proposed, nor are there any existing or approved in the tract. 4. Masonry walls are proposed between units and will be compatible with existing walls. 5. The approved units range in size from 2,650 to 2,937 square feet. The proposed plans range in size from 2,462 to 2873 square feet. The largest proposed unit is smaller than the largest approved unit while the smallest proposed unit is less than 10% smaller (7.3%) than the smallest approved unit, which is allowed by Code. 3 proposed unit is less than 10% smaller (7.3%) than the smallest approved unit, which is allowed by Code. ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE CONSIDERATION: The Architecture and Landscaping Review Committee considered this request at its meeting of November 5, 2003, and by adoption of Minute Motion 2003-048, recommended approval of the prototype plans, as submitted (Attachment 4). RECOMMENDATION: Adopt Resolution 2003- , approving Site Development Permit 2002-727, Amendment #1, subject to the attached conditions: Attachments: 1. Location Map 2. Previously approved plans 3. Plan exhibits 4. Draft minutes of the Architecture and Landscaping Review Committee Meeting of November 5, 2003 Prepared by: Stan B. Sawa, Principal Planner 0 ., 4 PLANNING COMMISSION RESOLUTION 2003- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING DEVELOPMENT PLANS FOR THREE ADDITIONAL NEW PROTOTYPE UNIT PLANS FOR CONSTRUCTION IN TRACT 29053 CASE NO.: SITE DEVELOPMENT PERMIT 2002-727, AMENDMENT #1 APPLICANT: PM RENAISSANCE, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 9`h day of December, 2003, hold a duly noticed Public Hearing to consider the request of PM Renaissance, LLC for approval of three new prototype units in Tract 29053 located on the north side of Avenue 50, west of Jefferson Street, more particularly described as: Tract 29053 WHEREAS, the La Quinta Community Development Department has determined that Site Development Permit 2002-727, Amendment #1 is exempt from environmental review in that a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 98-375 was certified by the City Council on June 1, 1999, for Tentative Tract Map 29053, General Plan Amendment 98-060, Zone Change 98-089, Specific Plan 98-034 and Parcel Map 29052 in compliance with the requirements of the California Environmental Quality Act of 1970, as amended. This request is in conformance with that approval and no changed circumstances or conditions exist which would trigger the preparation of subsequent environmental review pursuant to Public Resources Code Section 21 166; and, WHEREAS, the Architecture and Landscape Review Committee, at its meeting of November 5, 2003, did review the architectural plans for the proposed prototype units and recommended approval; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did find the following facts and reasons to justify approval of said Site Development Permit: 1. The proposed units are similar in architectural design, colors, and materials. The units utilize similar architectural features such as varying roof heights, paned windows, stone wainscot, towered entries, "S" and flat concrete tile roofing and window trim. Planning Commission Resolution 2003- Site Development Permit 2002-727, Amendment #1 PM Renaissance, LLC Adopted: December 9, 2003 2. The proposed landscaping plans will have to provide a minimum of one 24" box size tree in the front yard area. All units will have at least one additional tree and other shrubs and groundcover and will be required to be compatible with the landscape of the initial units approved. 3. No two-story residences are proposed, nor are there any existing or approved in the tract. 4. Masonry walls are proposed between units and will be compatible with existing walls. 5. The approved units range in size from 2,650 to 2,937 square feet. The proposed plans range in size from 2,462 to 2873 square feet. The largest proposed unit is smaller than the largest approved unit while the smallest proposed unit is less than 10% smaller (7.3%) than the smallest approved unit, which is allowed by Code. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby approve Site Development Permit 2002-727, Amendment #1 for the reasons set forth in this Resolution, subject to the Conditions attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 9t' day of December, 2003, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California P:\stanlsdp 2002-727 amend #1 pc res,doc Planning Commission Resolution 2003- Site Development Permit 2002-727, Amendment #1 PM Renaissance, LLC Adopted: December 9, 2003 ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California G , ./ P:\stan]sdp 2002-727 amend #1 pc res,doc PLANNING COMMISSION RESOLUTION 2003- CONDITIONS OF APPROVAL — RECOMMENDED SITE DEVELOPMENT PERMIT 2002-727, AMENDMENT #1 PM RENAISSANCE, LLC ADOPTED: DECEMBER 9, 2003 1. This approval is for the following prototype plans: Plan 1 - 2,462± square feet Plan 2 - 2,580± square feet Plan 3 - 2,873± square feet 2. Prior to issuance of building permits for any of the units authorized by this approval, final working drawings shall be approved by the Community Development Department, with the following revision: A. The wood shutters shall be made of a composite material to the satisfaction of the Community Development Department. 3. Pursuant to Municipal Code Chapter 8.13 (Section 8.13.030 (D)(b)2), at least one model plan shall incorporate the principles of water efficient landscapes. 4. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this development application or any application thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the subdivider of any claim, action or proceeding and shall cooperate fully in the defense. 5. Detailed preliminary front yard and streetscape landscaping plans shall be submitted for review and approval by the Architecture and Landscaping Review Committee prior to issuance of any building permit for units authorized by this approval. P:\stan\sdp 2002-727 amend #1 pc coa.doc ,ATTACHMENT #1 W U Z 0 D� �LO_ Q LL > w 6 0i t c i Hum I A' I I'll POi� mliIt'll III I HIM I R c T � W - ATTACHMENT I op W sa G - j ;7-2 ;i;L THU Q2:10 PM FROM; FAX: { P•03 03-07-02 13:55 RECEIVED FROM: ij , T Pm FROM: FAX: FAGE r iJLI HU i�'t: l�� r ,,i� c O Ll] e U_ 03-07-02 13:55 RECEIVED FROM: P.04" �" Z ui ®�A c ili �tl4i ,ij ,�l,it� Z as it l i '{li'H. m �c�;i44'{Jf 11:14{t z a LL t (Lu �w AR it Ig I �i S M 2 co W r b� n s xLLI C O .6 W W �N W ATTACHMENT 4 Architecture and Landscaping Review Committee November 5, 2003 C. Site Development Permit 2003-727, Amendment #1; a request of PM Renaissance, LLC for a review of architectural and landscaping plans for a 224 unit apartment complex located at the northeast corner of Washington Street and Palm Royale Drive (extended). 1. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced Geoff McComic, the applicant for the project, who gave a presentation on the project. 2. Committee Member Bobbitt asked the history of the site. Mr. McComic explained who had previously owned it and how they came to where they are. 3. Committee Member Cunningham stated he had no objection to the units. The architecture is in keeping with the neighborhood. 4. There being no further questions of the applicant, it was moved and seconded by Committee Members Cunningham/Bobbitt to adopt Minute Motion 2003-048 recommending approval of Site Development Permit 2003-727, as recommended by staff. Unanimously approved. VI. CORRESPONDENCE AND WRITTEN MATERIAL: None VII. COMMITTEE MEMBER ITEMS: 1�III�_1!aL�liL�►hTi©><�I There being no further business, it was moved and seconded by Committee Members Bobbitt/Cunningham to adjourn this regular meeting of the Architectural and Landscaping Review Committee to a regular meeting to be held on November 5, 2003. This meeting was adjourned at 1 1 :01 a.m. on October 1, 2003. Respectfully submitted, BETTY J. SAWYER Executive Secretary G:\WPDOCS\ALRC\11-5-03 WD.doc - - 6 PH #D PLANNING COMMISSION STAFF REPORT DATE: DECEMBER 9, 2003 CASE NO.: SIGN APPROVAL 2003-735 APPLICANT: KLEINE BUILDING AND DEVELOPMENT, INC. REQUEST: REVIEW OF SIGN PROGRAM FOR A SEVEN BUILDING COMMERCIAL COMPLEX WITH 63,550 SQUARE FEET OF FLOOR AREA LOCATION: NORTH SIDE OF HIGHWAY 111, 331 FEET WEST OF DUNE PALMS ROAD (ATTACHMENT 1) GENERAL PLAN/ ZONING: M/RC (MIXED REGIONAL COMMERCIAL) / CR (REGIONAL COMMERCIAL WITH A NON-RESIDENTIAL OVERLAY) ENVIRONMENTAL DETERMINATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THE REQUEST HAS BEEN ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT 99- 383 PREPARED FOR SPECIFIC PLAN 99-036, WHICH WAS CERTIFIED ON SEPTEMBER 7, 1999. NO CHANGED CIRCUMSTANCES OR CONDITIONS ARE PROPOSED, OR NEW INFORMATION HAS BEEN SUBMITTED WHICH WOULD TRIGGER THE PREPARATION OF SUBSEQUENT ENVIRONMENTAL REVIEW. PREVIOUS PLANNING COMMISSION REVIEW: The Planning Commission approved Site Development Permit 2003-761 for this project on April 22, 2003. The approval did not include the sign program, although some building elevations did show conceptual sign locations. The applicant has submitted the sign program for this center. The City is reviewing final plans for construction of the project. PAkleine commerciaRsa 03-735 pc rpt.doc SIGN PROGRAM PROPOSAL: The sign program provides criteria for the individual tenant signs as well as the monument signs adjacent to the street entries (Attachment 2). The proposed sign criteria for individual tenants is as follows: Sign location: Signs are to be mounted on the building wall or fascia as shown on the submitted elevation exhibits. Maximum number of signs: A tenant may have up to two signs, but no more than one sign per building frontage. Maximum sign copy area: The sign size may one square foot in area per linear foot frontage up to a maximum 50 square feet. However, the width of the sign cannot exceed 75% of the lease frontage or wall width upon which the sign is placed whichever is less. Maximum letter heights: Maximum letter height is 12 inches for signs installed between the bottom of the shed roofs and the top of the arch. All other sign panel areas (fascias) shall have a maximum letter height of 18 inches. Multiple lines of copy are allowed provided overall height does not exceed 48 inches. Sign construction and materials: Signs are proposed to be individual internally illuminated channel letters as follows: Letter depth: 5 inches Face colors: red, blue, and green Trim color: bronze Return color: dark bronze acrylic polyurethane Neon color: white PASTANWeine commerciaRsa 2003-735 pc rpt.doc Tenants with federally registered trademarks may use their designs and colors in their signs. Font style is not specified. Additional signs: Small vinyl window (maximum eight square feet) and door (maximum two square feet) signs are proposed at the entries and will permit tenant identification under the arcades. Center identification signs: A freestanding center identification (monument) sign is proposed for the Highway 111 and Corporate Center Drive entry. Both signs have a 50 square foot face as permitted by Code. The designs mimic the arches provided on some of the building elevations. The signs are rectangular with a cornice treatment at the top and arch supported by two stone covered columns at each end. One sign is eight feet high, as permitted by the Zoning Code, and ten feet long while the second sign is 7.1 foot high by 12 feet long. Each sign will read "La Quinta Valley Plaza" with the taller sign having one tenant name, and the second sign having two tenant names. The colors of the sign background will match the tan plaster and brown stone accents used on the buildings. The letter colors will be green, black and red. The signs will be internally illuminated with the tenant letters being a "push-thru" acrylic material and center name acrylic faced channel letters. STAFF COMMENTS AND FINDINGS: The sign program provides signs for all potential tenants in the project and center identification. With minor revisions the program is acceptable. The size of any trademarks should be regulated and no more than two lines of sign copy should be allowed for the fascia mounted signs. The findings for approval can be made as follows: 1. The sign program will be consistent with the intent of the Zoning Code, and will be in harmony and visually related to the proposed architecture of the buildings, with the approval of the Planning Commission. PASTANWeine commerciaksa 2003-735 pc rpt.doc C.3 RECOMMENDATION: Adopt Minute Motion 2003- , approving the sign program for La Quinta Valley Plaza, subject to the following Conditions of Approval: 1. The sign program shall be amended and submitted to the Community Development Department to include the following requirements: A. For signs having 12-inch high letters, trademarks may not exceed 18 inches in height. B. For signs having 18-inch high letters, trademarks may not exceed 24- inches in height. C. Trademark area shall be considered part of the permitted sign area. D. No more than two lines of sign copy shall be allowed on fascia mounted signs. Attachments: 1. Location Map 2. Sign Program documents Prepared by: Stan Sawa, Principal Planner P:\STAN\kleine commerciaksa 2003-735 pc rpt.doc 0 11 ATTACHMENT #2 SIGN PROGRAM for LA QUINTA VALLEY PLAZA 79-390; 79-400; 79-410; 79-430; 79-440; 79-450 Hwy 111 La Quinta, CA 92253 Prepared by: Sign -A -Rama 41-905 Boardwalk, Ste. U Palm Desert, CA 92211 Phone: (760) 776-9907 Fax: (760) 776-9844 A. INTRODUCTION The intent of this Sign Program is to provide guidelines necessary to assure visually appealing signage and achieve a uniform appearance for the benefit of all tenants. This Sign Program shall be strictly enforced and any non -conforming signs shall be removed or brought into conformity by the Tenant or its sign contractor at the Tenant's expense, upon demand by the Landlord. R. GENERAL REQUIREMENTS 1. Prior to sign fabrication or installation, Tenant shall submit two (2) copies (one in full color) of the proposed sign for Landlord's approval. Drawings must include sign location, size, layout, design and color, including all lettering and/or graphics. 2. Upon Landlord's approval, Tenant shall obtain all applicable permits from the City prior to sign installation. 3. All costs for signs, installation (including any necessary electrical service connections) and permits shall be at the sole expense of the Tenant. 4. Tenant is responsible for fulfillment of all requirements of this Sign Program. Page 1 of 4 10-21-03 5. For purposes of secondary business identification, Tenant will be permitted to place upon glass door at each entrance to its premises Oyster colored vinyl lettering not to exceed two (2) square feet in area. Letters shall not exceed three (3) inches in height and copy shall indicate business name, hours of business, emergency telephone, etc. The number and letter type shall be Helvetica, Optima or Helvetica Italic. 6. In addition to business identification described in previous paragraph, Oyster colored vinyl lettering shall be permitted on one (1) window panel adjacent the entry door. Lettering on this panel shall not exceed eight (8) square feet in total area and letter height shall not exceed six (6) inches. Typestyle optional. 7. Sign area allowances expressed in this Sign Program are stated as maximum. Should the City Sign Ordinance requirements be more restrictive, the City Sign Ordinance shall apply. C. GENERAL SPECIFICATIONS 1. No exposed raceway, crossovers, conduits, conductors, transformers, etc. which are visible when facing building elevation shall be permitted. 2. All electrical signs and their installation shall comply with all local building and electrical codes. 3. Electrical service to all signs (as applicable) shall be connected to Tenant's electrical service panel. 4. No animated, flashing or audible signs are permitted. 5. All illuminated Building Wall and Fascia Signs shall be internally illuminated, acrylic faced, individual channel letters 8. Upon removal of any sign, the building or wall surface shall be patched, textured, sealed and painted to match its original condition, at Tenant's sole expense. Page 2 of 4 10-21-03 0 11 ,, D. DETAIL REQUIREMENTS, MAIN BUSINESS SIGN Main Business Signage shall be individual internally illuminated Acrylic -Faced Channel Letters. 1. Signs shall be installed on building wall or fascia in designated areas and on designated frontages only. (see individual building elevation drawing attachments) 2. Maximum number of signs: A tenant may have a maximum of two (2) signs, but not more than one (1) per each building side. (see individual building elevation drawing attachments) 3. Maximum sign copy area: Maximum sign area shall be one (1) square foot per lineal foot of lease frontage, not to exceed 50 square feet aggregate. Maximum width of sign shall not exceed 75% of the lease frontage or wall width upon which the sign is placed, whichever is smaller. Maximum letter heights: a. On units having front elevation sign panel areas below shed roof and above archway, the maximum letter height and overall sign height shall be ten (12) inches. b. All other sign panel areas shall have a maximum letter height of eighteen (18) inches. Overall height of signs in these areas shall not exceed forty-eight (48) inches. 4. Illuminated Channel Letter Detail Information: Letter Depth: 5 inches Face Colors: #2283 Red; #2114 Blue; #2030 Green Trim Color: Bronze, #311 Return Color: Matthews #313 Dark Bronze Acrylic Polyurethane Neon Color: #4500 White Note: Tenants having Federally Registered Trademarks may use such layouts and colors in their signage. Page 3 of 4 10-21-03 5. All signs shall be centered vertically and horizontally on the wall panel upon which they are placed. 6. All penetrations of the building structure for sign installation shall be sealed in a watertight condition. All bolts, fasteners and clips exposed to the weather shall be corrosion resistant (stainless steel, aluminum or brass) and shall be painted to match adjacent finish. E. Temporary Signs Upon submission approval of permit for main signage, a temporary banner, not to exceed 20 square feet in area, may be installed in main sign area, pending approval and fabrication of main sign. Periodic display of banners for promotional events is authorized in accordance with City of La Quinta Sign Ordinance. Such promotional banners may not exceed 32 square feet in area. F. Center Identification Signs Freestanding center identification (monument) signs shall be permitted at the Highway 111 and Corporate Center Drive entrances. The sign face shall not exceed 50 square feet in area and the overall height shall not exceed 8 feet from the average finish grade at the base of the sign. The Center ID copy shall be internally illuminated acrylic faced channel letters. In addition, a maximum of two (2) "major tenants", each having a minimum of 7,000 square feet of leased floor area may be identified on the Center ID sign. The "major tenants" copy shall be backlighted "push-thru" (1/2 inch projection) acrylic letters. Tenants may obtain pertinent sign specifications and fulfill their leasehold sign requirements by contacting the Authorized Sign Supplier. Authorized Sign Supplier: Sign -A -Rama 41-905 Boardwalk, Ste. U Palm Desert, CA 92211 Phone: (760) 776-9907 Fax: (760) 776-9844 Page 4 of 4 10-21-03 PH #E STAFF REPORT PLANNING COMMISSION DATE: DECEMBER 9, 2003 CASE NO: SITE DEVELOPMENT PERMIT 2003-791 APPLICANT: McDERMOTT ENTERPRISES (PREST VUKSIC ARCHITECTS) PROPERTY OWNER: McDERMOTT ENTERPRISES REQUEST: REVIEW OF ARCHITECTURAL PLANS FOR AN 11,300 SQUARE FOOT, TWO-STORY OFFICE BUILDING, IN THE LA QUINTA PROFESSIONAL PLAZA (PALM DESERT NATIONAL BANK COMPLEX) LOCATION: PARCELS 8, 9 & 10 OF TPM 29889 — ON THE WEST SIDE OF CALEO BAY DRIVE, t 300 FEET SOUTH OF AVENUE 47 (ATTACHMENTS 1 & 2) ENVIRONMENTAL CONSIDERATION: SITE DEVELOPMENT PERMIT 2003-791 IS WITHIN SPECIFIC PLAN 2000-049 (LA QUINTA PROFESSIONAL PLAZA), FOR WHICH AN ENVIRONMENTAL ASSESSMENT WAS PREPARED (EA 2000-405) AND CERTIFIED BY THE LA QUINTA CITY COUNCIL ON APRIL 17, 2001 (RESOLUTION 2001-42). NO CHANGED CIRCUMSTANCES OR CONDITIONS EXIST WHICH WOULD TRIGGER THE PREPARATION OF ANY SUBSEQUENT ENVIRONMENTAL REVIEW, PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. GENERAL PLAN DESIGNATION: CC (COMMUNITY COMMERCIAL) ZONING: CC (COMMUNITY COMMERCIAL) BACKGROUND: Site Background The 4.9-acre La Quinta Professional Plaza was approved as a 53,500 square -foot commercial office complex in April 2001. That approval included a Specific Plan for the entire site, along with a Site Development Permit for the existing Palm Desert National Bank. All additional structures for the site must be in compliance with the approved Specific Plan (SP 2000-049), and must be reviewed via the Site Development Permit process. Project Background The applicant proposes an ±11,300 gross square foot commercial/office building on Parcels 8, 9 and 10 of PM 29889, south of Avenue 47 and west of Caleo Bay Drive (Attachment #2). This office space is designed as three separate office improvements. Although each will be separately held properties, the structural appearance will be that of one building. Building Architecture - This proposed building incorporates the general architectural theme set forth in the approved La Quinta Professional Plaza Specific Plan, and is consistent with the design of other buildings previously approved for this complex. Due to the building's configuration over three parcels, there are minor variations in exterior treatments and architectural characteristics that provide a degree of variation within the project, while maintaining the theme of the Specific Plan. The building will be finished in moderately to dark earth tones, compatible with those approved for other buildings in the complex. Building Height - The Specific Plan allows for building heights up to 35 feet (tower features may extend up to 40 feet). The proposed office building shows a peak roof height at the ridgelines of 33 feet. There are two tower features, one over the elevator riser on the east elevation, and a rotunda on the west elevation; both features peak at 35 feet. Building Arrangement - The Specific Plan indicates separate building footprints for each parcel; however the developer will be arranging these buildings to attach to one another, creating an appearance of one building. Previous buildings in this Specific Plan area have been approved under this arrangement. Generally, the location of the building on the three parcels is consistent with the Specific Plan siting. An easement agreement will be prepared and recorded to address parcel boundary issues, as was done for previous buildings in this complex. Landscaping and Parking - The building area landscaping consists of materials listed in the approved palette for the Specific Plan. It is mostly infill for existing tree wells and parking islands, and building area planters. The landscaped area on the building's east elevation borders building pads for lots 6 and 7, for which development plans were approved by the Planning Commission on June 24, 2003. A large circular pedestrian court is proposed to the south and west of the building (Attachment 3), which helps create a visual focus for the restaurant pad across the parking area. It also provides some usable open space within a central location of the overall project. Lighting - The developer previously installed all parking area fixtures at a height of 18 feet for all poles. This lighting plan is in compliance with the applicable Zoning Code sections on lighting of parking lots, and has been accepted by the City. No other lighting is proposed beyond exterior building -mounted fixtures, which will be addressed during plan checking. a ALRC Action - On November 5, 2003, the ALRC reviewed the project landscaping and building architecture (Attachment #4, ALRC minutes). No significant issues were raised by the Committee, which unanimously recommended approval of the Site Development Permit as recommended by staff. Public Notice This case was advertised in the Desert Sun newspaper on November 29, 2003. All property owners within 500-feet of the site were mailed a copy of the public hearing notice as required. No negative comments have been received. Any correspondence received before the meeting will be transmitted to the Planning Commission. Public Agency Review Staff transmitted the applicant's request to all responsible and concerned public agencies. All comments received are on file at the Community Development Department, and have been incorporated into the attached Conditions of Approval, as appropriate. STATEMENT OF MANDATORY FINDINGS: Findings necessary to approve this proposal can be found in the attached Resolution to be adopted for this case. RECOMMENDATION: 1. Adopt Planning Commission Resolution 2003 - , confirming the environmental determination of the Community Development Director, and granting approval of Site Development Permit 2003-791, subject to conditions as recommended by staff. Prepared by: Wallace Nesbit, Associate Planner Attachments: 1. Location Map 2. On -site building location (2 pages) 3. Courtyard landscape concept 4. ALRC minutes of 1 1 /05/03 W PLANNING COMMISSION RESOLUTION 2003- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING DEVELOPMENT PLANS FOR AN ±11,300 SQUARE FOOT COMMERCIAL OFFICE STRUCTURE SITE DEVELOPMENT PERMIT 2003-791 McDERMOTT ENTERPRISES WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 9" day of December, 2003, consider a Site Development Permit application by McDermott Enterprises, for an ±11,300 square -foot commercial/office structure, located on the west side of Caleo Bay Drive, ± 300 feet south of Avenue 47, and more particularly described as: PARCELS 8, 9 & 10 OF PARCEL MAP 29889 WHEREAS, said Site Development Permit application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that the Community Development Department did prepare Environmental Assessment 2000-405, which was certified by the La Quinta City Council on April 17, 2001 (Resolution 2001-42). Based on that Assessment, it has been determined that none of the circumstances exists, as set forth in Public Resources Code 21166, that would trigger preparation of any further environmental review, have been shown to exist; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, the Planning Commission did make the following mandatory findings to justify approval of said Site Development Permit: 1. The proposed Site Development Permit is consistent with the La Quinta General Plan, as it will be developed in a manner consistent with the General Plan Land Use designation of Community Commercial and other current City standards. 2. The proposed Site Development Permit is consistent with the La Quinta Zoning Code, as the project contemplates land uses that are substantially equivalent to those permitted under existing Community Commercial zoning, and which were previously addressed in the EIR certified for the La Quinta General Plan, and approved under Specific Plan 2000-049. Specifically, development of existing CC -zoned land is considered to implement zoning consistency with the General Plan and said Specific Plan. Ci . 4 Planning Commission Resolution 2003- Site Development Permit 2003-791 — McDermott Enterprises December 9, 2003 3. The proposed Site Development Permit complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (City Council Resolution 83-63), as it has been determined that said Site Development Permit was considered during review of Environmental Assessment 2000-405, prepared for Specific Plan 2000-049, and certified by the La Quinta City Council on April 17, 2001. No changed circumstances exists that would trigger preparation of any further environmental review have been shown to exist. 4. The architectural design aspects of the proposed Site Development Permit will be compatible with, and not detrimental to, surrounding development in the Lake La Quinta tract, the approved Specific Plan 2000-049, and with the overall design quality prevalent in the City. 5. The site design aspects of the proposed Site Development Permit will be compatible with, and not detrimental to, surrounding development in the Lake La Quinta tract, the approved Specific Plan 2000-049 and with the overall design quality prevalent in the City. 6. The project landscaping for the proposed Site Development Permit has been designed to unify and enhance visual continuity of the proposed project with the surrounding development, and is consistent with the landscape concept approved for Specific Plan 2000-049. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1 . That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby approve Site Development Permit 2003-791 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on this the 9th day of December, 2003, by the following vote, to wit: C" J Planning Commission Resolution 2003- Site Development Permit 2003-791 — McDermott Enterprises December 9, 2003 AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California C:\Wrkgrp\Casedocs\SP049\SdpO3791\peresosdp791.doc i j .. L) PLANNING COMMISSION RESOLUTION 2003- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2003-791 McDERMOTT ENTERPRISES DECEMBER 9, 2003 GENERAL CONDITIONS OF APPROVAL 1. Site Development Permit (SDP) 2003-791 shall be developed in compliance with these conditions and all approved site plan, elevation, color, materials and other approved exhibits submitted for this application, and any subsequent amendment(s). In the event of any conflicts between these conditions and the provisions of SDP 2003-791, these conditions shall take precedence. 2. SDP 2003-791 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: • Environmental Assessment 2000-405 • Specific Plan 2000-049 • Tentative Parcel Map 29889 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall determine precedence. 3. This approval shall expire two years after it's effective date, as determined pursuant to Section 9.200.060.0 of the Zoning Code, unless extended pursuant to the provisions of Section 9.200.080. 4. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this development application or any application thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the developer of any claim, action or proceeding and shall cooperate fully in the defense. 5. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: f1 1) Planning Commission Resolution 2003- Conditions Of Approval - Recommended Site Development Permit 2003-791 McDermott Enterprises December 9, 2003 • Riverside County Fire Marshal • La Quinta Building and Safety Department • La Quinta Public Works Department (Grading/Improvement/Encroachment Permits) • La Quinta Community Development Department • Riverside County Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Southern California Gas Company • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • Waste Management of the Desert Exhibit "A" The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. 7. All aspects of this project (plan preparation, all construction phases, operations, etc.) shall be subject to and comply with the adopted Mitigation Monitoring Program and Negative Declaration (EA 2000-405), as certified by the La Quinta City Council. 8. The applicant may be required to configure existing parking facilities to conform with requirements of the LQMC Chapter 9.150 (Parking) and ADA requirements as set forth under GRADING. Entry drives, main interior circulation routes, ADA accessibility route(s) to public streets and other features shown on the approved construction plans, may require additional improvements as may be determined by the City Engineer. Planning Commission Resolution 2003- Exhibit "A" Conditions Of Approval - Recommended Site Development Permit 2003-791 McDermott Enterprises December 9, 2003 PROPERTY RIGHTS 8. Prior to the issuance of any permit(s), the applicant shall acquire, or confer, those easements, and other property rights necessary for the construction and/or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services, and for the maintenance, construction and reconstruction of essential improvements. IMPROVEMENT PLANS 9. As used throughout these conditions of approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 10. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans 11. "Site Development Plans" shall normally include all surface improvements, including but not limited to: parking lot improvements, finish grades, curbs & gutters, ADA requirements, retaining and perimeter walls, etc. ADA accessibility to public streets shall be shown on the Site Development Plans at a scale to be determined by the Public Works Department. Site Development Plan: 1 " = 30' Horizontal Plans for improvements not listed above shall be in formats approved by the City Engineer. "Site Development" plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building Planning Commission Resolution 2003- Conditions Of Approval - Recommended Site Development Permit 2003-791 McDermott Enterprises December 9, 2003 Exhibit "A" floor elevations, parking lot improvements and ADA requirements; and show the existing street/parking area improvements out to at least the center lines of adjacent existing streets. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee, established by City resolution, the applicant may acquire standard plan and/or detail sheets from the City. 12. In the event that any of the improvements required herein are constructed by the City, the applicant shall, at the time of approval of the development or building permit, reimburse the City for the cost of those improvements. FIRE PROTECTION 13. Applicant shall comply with all requirements of the Fire Marshal: A. Approved super fire hydrants shall be spaced every 330 feet and located not less than 25 feet, nor more than 165 feet, away from any portion of the buildings, as measured along vehicular travel ways. B. Blue dot reflectors shall be placed in the street, 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. C. Water mains shall be capable of providing a minimum fire flow of 1500 gpm for a 2-hour duration at 20 PSI, residual operating pressure. D. Fire Department connections shall be not less than 25 feet nor more than 50 feet from a fire hydrant and shall be located on the front street side of the buildings. E. Building plans shall be submitted for to the Fire Department for plan review, to run concurrent with City plan checking. F. Water plans for the fire protection system (fire hydrants, etc.) shall be submitted to the Fire Department for approval, prior to issuance of a building permit. G. City of La Quinta Ordinance requires all commercial buildings 5,000 s.f. or larger to be fully sprinkled (NFPA 13 Standard). Sprinkler plans Planning Commission Resolution 2003- Conditions Of Approval - Recommended Site Development Permit 2003-791 McDermott Enterprises December 9, 2003 Exhibit "A" will need to be submitted to the Fire Department. The entire building area of 11,300 square feet shall comply with this requirement. H. The required water system, including hydrants, shall be installed and inspected by the appropriate water agency prior to any combustible building materials being placed on site. I. Fire Department street access shall come to within 150 feet of all portions of the 1 S`. floor of all buildings, by path of exterior travel. J. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. Streets shall be a minimum 20 feet wide with a height of 13"6" clear and unobstructed. K. Install a KNOX key box on each commercial suite (Contact the Fire Department for an application). L. Install portable fire extinguishers as required by the California Fire Code. GRADING 14. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, LQMC. The applicant shall furnish security, in a form acceptable to the City, in an amount sufficient to guarantee compliance with the provisions of the permit. 15. Prior to issuance of building permits, the applicant shall provide building pad certification stamped and signed by qualified engineers or surveyors. The certification shall list the approved elevation, the actual elevation, the difference between the two, if any, and pad compaction. 16. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures as may be approved by the Public Works Department. Planning Commission Resolution 2003- Conditions Of Approval - Recommended Site Development Permit 2003-791 McDermott Enterprises December 9, 2003 Exhibit "A" 17. Slopes shall not exceed 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. DRAINAGE 18. Stormwater handling shall conform with the approved Lake La Quinta Master Drainage Plan and the Palm Desert National Bank Drainage Plan. Nuisance water shall be retained on site and disposed of in the existing combination catch basin/dry well located in the landscaping adjacent to the Caleo Bay access. UTILITIES 19. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 20. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. LANDSCAPING 21. The applicant shall comply with Sections 9.90.040 (Table of Development Standards) & 9.100.040 (Landscaping), LQMC. No mesquite trees shall be used in the final landscape design plans. 22. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. 23. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized. Planning Commission Resolution 2003- Conditions Of Approval - Recommended Site Development Permit 2003-791 McDermott Enterprises December 9, 2003 CONSTRUCTION Exhibit "A" 24. The City will conduct final inspections of habitable buildings only when the buildings have parking lots, access drives, sidewalk and ADA accessibility to publicly -maintained streets. Additionally, all said improvements constructed under Tract 29889 shall be accepted by the City prior to final inspection of habitable buildings. QUALITY ASSURANCE 25. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 26. The applicant shall employ or retain qualified civil engineers, geotechnical engineers, surveyors, or other appropriate professionals to provide sufficient construction supervision to be able to furnish and sign accurate record drawings. 27. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and methods comply with plans, specifications and applicable regulations. 28. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 29. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. Planning Commission Resolution 2003- Conditions Of Approval - Recommended Site Development Permit 2003-791 McDermott Enterprises December 9, 2003 FEES AND DEPOSITS Exhibit "A" 30. The applicant shall pay the City's established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. 31. Provisions shall be made to comply with the terms and requirements of the City's adopted Art in Public Places program in effect at the time of issuance of building permits. 32. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 33. Prior to completion of any approval process for modification of boundaries of the property or lots subject to these conditions, the applicant shall process a reapportionment of any bonded assessment(s) against the property and pay the cost of the reapportionment. MISCELLANEOUS 34. The applicant shall submit a detailed building lighting plan to include exterior fixture details. The lighting plan shall be approved by the Community Development Department prior to issuance of the building permit. 35. All roof -mounted mechanical equipment must be screened and installed using compatible architectural materials and treatments, in a manner so as not to be visible from surrounding properties and streets. Working drawings showing all such equipment and locations shall be submitted to the Building and Safety Department along with construction plan submittal for building permits. Method and design of screening must be approved by the Community Development Department prior to any issuance of building permits related to structures requiring such screening. ATTACHMENT 133&S NOlONIHSVM ATTACHMENT 2 -4 z f f a I w u. O LO O APPROVED FOR PERMITTING. �LIAfiW,4RY GR14DING PLA-IV �—TLS 81 e9 & ,0 LA qUIIVT,4 PROFESSIONAL PLAZA ATER HE SE NCE fE THE 1c1 F vT THE SHALL iO THE t PIPES PRESCRIBED E. STE ICHES NI EET :D. MAXIMUM ED TO AT SHOULD MNC iTEu HE SoLS 'HER am AN .E )RI TO N TEN RA FILL ND AT R DES GN SOIL MEASURES WATER OVED AND UfiNC RAA , SLY ,PALTING CT THE DYER OENT A j30i1 \ _ LX B � SE�a MA/N — — / �MA LINE — 7 1 PROPERTY ' NOTE. VERIFY ALL ROC OF WATER AND SEWER ENCENT UTILITY COMPANIES EL CF.ND LINES PER PLUMBING PLAN. .AVE SEWS$ k WATER TC TOP OF CURB COACHELLA VALLEY WATER DISTRICT FL FLOW INE OND THE HWY 111. AVE 52 TW TOP OF WALL PHELIA CA 92236 FS - FINISH SURFACE 0396-2651 INV INVERT nNC FG FINISH GROUND G6,F GB - GRADE BREAK S LAYER SOUTH RBED 1919 STATE CALIFORNIA GAS COVD. PANY F F FINISH FLOOR MATERIAL qNAHAIM, CA H.P a NIGH POINT Di ANY (714) 634-31O6 G - TOP 01 SLOPE ICULAR E G. =EXISTING GRADE OBTAINED CF •• CURB FACE y PT FYTR/Y' E C = END OF RE CU DDS MAY SOUTHERN CALIFORNIA EDISON B S L BUILDING SETBACK LINE % TO THE CATHELMAL CITY, CA 922J4 TO - TOP O° GRATE BE (i60) 207-4160 TF a TOP OF FOOTING NG THE PU.E -PUBLIC UTILITY EASEMENT HE LININ E ' NOT BE TELEPHONE i0P = TOP OF PIPE VERIZON WIRELESS C B CATCH BASIN 15505 SAND CANYON AVENUE CAP SHALL IRWNE, CA fff — FLOWLINE OF THE (800) 286-7000 - CONCRETE BADE CABL IF TIME WARNER CABLEVISION e'a:D PROP RETAINING WALL 41725 COOKS STREET >am PROP. SCREEN WALL PALM DESERT. CA 92211 ® .. WATER METER (760) 178-3400 O ELECTRIC BOX RPpFESS)ON p M 54 4! WQ�4Jp Y0� fy _ c .OP m RSONS NO 44180 Epp 6/3 /05 J D i! CIVIL Rev _— ON FOr CA IFO .._ u E•� GROOVES CURB FACE L &IeTCESS RAMP DETA/L NOT TO SCAfE TOM HARTUNG BUILDING AND SAFETY DIRECTOI CITY OF LA OUINTA--- EA. 'EARTHWORK CON FRAC RE QUANTITIES •EARTHWORK 'EARTHWORK BY TNT. PRL SET INVERT 1/2° ABOVE A C0� UNAi ]E CAU RON i FOR. ON CIA CHANCES It 20 10 0 _20 40 PRt PARER GRAPHICISCALE i 1' 20' - -- - - - � PRF,G1MlN_, IN THE Ci RFo.aco �NOFa THE DIRELY suvE Ryv.s�o-N- cr -- - KURT M SAXON FIT .MTtlO + EXP 1 SPECIAL PAVN3 W/ I PLANT LEGE TREE5 _.. ---- 5TM NAME ASH A —a seeNk Casert S..eai K.zb AA Ka:b creera W lya GF P.. V .m Natdtm Polo crde Mil Melel eco gtAklqeWerla CaJeput Tree PF PIIMeBIbb5en ibx,eeub Texos E" PCN Prosop6 chllervrls Chilean Mesquite TP Thevetiaperw— .lapaiese ole=w PALMS SYM NANS C QLYevnaeropt hordli9 c dlter,. Fan Palm Y.VbridgF- .J. Hyaid Fm Palm 5Y RUBS ST(Y H, NAME `L Aspaagua deroFlorus 'MIeR' OMters As —T. Ba1KjaYVlliBa LO Jono' BOU3aNvnlea OBjxus micraphyna japonka .bporeee Boxwood OCassia romophyllo eu" Cssla O, Lontaa monteviderets Purple Purple 59r.WNg Lantern UZ Maeo Irnbdes AWc- Iris OLewapNil- fntescere Texas Rory.er '6reen CIaM' ACCENTS -DESERT Y SYM. NAME L eBaleyo mNtYodlata Desert Horigold ® C--,P Ya pufcherwme Red Bird Of Paadfse Daey0rial wheelerl Desert 5paon (6rey) OMAWrtwrglo rigere Regal HKt ESPALIERS t VINES W SYM NAMP-mmU 1 3att3ak'rA lea swl— Kart' Bo1XjOEMIIea cauwara McQullatera Pink Powder F4ff 61RCILM COVERS STH. YtA L. 1�f7 1 06 Decaparmed 6rorAe C419a14a 6nm' e"\esa RVR 5a1t river cctbb eTREE CALLGUT ATTACHMENT 3 Architecture and Landscaping Review Committee November 5, 2003 and seconded by Committee Members Cunningham/Bobbitt to adopt Minute Motion 2003-046 recommending approval of Site Development Permit 2003-792, as recommended by staff and as amended: Conditions added: a. Exterior material machine dash finish. b. Maximum pitch 4 or 12. C. Garage doors shall be metal roll up d. Chilean Mesquuite tree be replaced. e. Columns shall be precast Unanimously approved. D. Site Development Permit 2003-791; a request of Prest Vuksic Architects, Inc. for a review of architectural and landscaping plans for a 224 unit apartment complex located at the northeast corner of Washington Street and Palm Royale (extended). 1. Associate Planner Wallace Nesbit presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced Dave Prest the applicant and architect for the project, who gave a presentation on the project. 7. Committee Member Cunningham asked if it was mudded tile. Mr. Stated it was a two-piece mudded tile. Committee Member Cunningham aplauded the design. 8. Committee Member Bobbitt stated a liked the people features. He would again recommend not using the Mesquite trees. 9. There being no further questions of the applicant, it was moved and seconded by Committee Members Bobbitt/Cunningham to adopt Minute Motion 2003-047 recommending approval of Site Development Permit 2003-791, as recommended by staff and as amended: Condition added: a. No Mesquite trees. Unanimously approved. ATTACHMENT 4 G:\WPDOCS\ALRC\11-5-03 WD.doc - - 5 I- T STAFF REPORT PLANNING COMMISSION DATE: DECEMBER 9, 2003 CASE NO.: LA QUINTA REDEVELOPMENT PROJECT NO. 2 REDEVELOPMENT PLAN AMENDMENT REQUEST: APPROVAL OF THE TEXT AMENDMENT TO THE REDEVELOPMENT PLAN FOR LA QUINTA REDEVELOPMENT PROJECT NO. 2 LOCATION: LA QUINTA REDEVELOPMENT PROJECT AREA NO. 2. APPLICANT: LA QUINTA REDEVELOPMENT AGENCY GENERAL PLAN/ ZONING DESIGNATION: N/A BACKGROUND: In March 2003 the La Quinta Redevelopment Agency Board reviewed an affordable housing strategy that identified new housing initiatives that move the Agency towards achieving its affordable housing production mandate. One recommendation contained in the strategy entailed issuing new housing bonds (secured by Project No. 1 and Project No. 2 Housing Fund revenue) to underwrite land acquisition and affordable housing development activities. The growth in Project Area No. 2 has exceeded initial projections, the existing tax increment limit will be achieved by Fiscal Year 2020-21, 18 years prior to the date Project No. 2 expires in 2039. In order to address this circumstance, the Bond Team recommended that the Project No. 2 Redevelopment Plan be amended to increase the tax increment limit from $400,000,000 to $1,500,000,000. The Agency reviewed this recommendation in July 2003 and directed staff to amend the Redevelopment Plan and modify the tax increment revenue limit. The Planning Commission reviewed and approved the Preliminary Plan for this Amendment on September 9, 2003. The next step in the Amendment process entails having the Planning Commission consider the proposed Text Amendment to the Redevelopment Plan. The proposed Text Amendment deals with modifying the language contained in Section (702) Tax Increments of the Redevelopment Plan as follows: P:\Oscar\RDAPrelimRptProj2.doc The number of dollars of taxes that may be divided and allocated to the Agency pursuant to Section 33670 of the Redevelopment Law shall not exceed $260 Milli del'aFS $1,500,000,000, except by Amendment of this Plan. Sush limitation is exelusi e-e4-- The strikethrough text would be deleted a new cumulative limit of $1,500,000,000 would be established. Not other modifications to the Redevelopment Plan are being proposed by the Amendment. The California Community Redevelopment Law classifies increasing the tax increment limit as a major Redevelopment Plan Amendment. This requires the Planning Commission to consider whether or not the tax increment limit increase conforms with the General Plan, and whether or not the Commission desires to make any other recommendations regarding the Amendment. FINDINGS: The Planning Commission is required to determine whether the proposed Text Amendment is consistent with the adopted General Plan. Several current General Plan policies are applicable and are referred to for conformance determination as follows: LAND USE ELEMENT: The recently adopted General Plan Land Use Element designates land uses that service the local and regional population. The Element indicates the need to maintain the future housing stock to assure that a broad range of housing types and choices are met, including affordable housing. The Amendment is consistent with this Element because it will allow the City the ability to underwrite land acquisition and affordable housing development activities. CIRCULATION ELEMENT: This Element indicates the need to establish and maintain a transportation and circulation network that efficiently, safely and economically moves people, vehicles, and goods using facilities that meet the current demands and projected needs of the City, while maintaining and protecting its residential resort character. This Amendment will not affect the existing circulation network. J PA0scar\RDAPre1imRptProj2.doc OPEN SPACE ELEMENT: This Element establishes goals and policies to preserve and manage open space lands. The Amendment will not result in development on open space lands. PARK AND RECREATION ELEMENT: No key planning issues or policies are identified. NATURAL RESOURCES: This element provides several policies and programs designed to protect and preserve the unique and/or valuable resources, including biologic resources. The Amendment is likely to generate future development activities in these sensitive areas. This activity will be subject to the California Environmental Quality Act for environmental review and mitigation as well as other environmental protection measures such as the Coachella Valley Fringe -Toed Lizard Fee Mitigation Program. INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT: No key planning issues or policies are identified. ENVIRONMENTAL HAZARDS ELEMENT: This Element identifies properties susceptible to wind-blown sand, collapsible soils, potential liquefaction hazard, seismically induced settlement, etc. This Amendment will not create any additional hazards than those already identifies in the Element. CULTURAL RESOURCES ELEMENT: No key planning issues or policies are identified. HOUSING ELEMENT: This Element provides for policies and programs to preserve the City's housing stock, including the affordable housing stock. The Amendment is consistent with this Element because it will allow the City the ability to underwrite land acquisition and affordable housing development activities. RECOMMENDATION: Adopt Planning Commission Resolution 2003- making its report and recommendation on the proposed 2003 Amendment to Redevelopment Project No. 2. Attachments: 1. Preliminary Report J PA0scar\RDAPre1imRptProj2.doc PLANNING COMMISSION RESOLUTION 2003- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA RECOMMENDING APPROVAL OF THE PRELIMINARY REPORT FOR THE REDEVELOPMENT PROJECT NO. 2 AMENDMENT AND AUTHORIZING SUBMITTAL OF THE PRELIMINARY PLAN CASE: LA QUINTA REDEVELOPMENT PROJECT NO. 2 REDEVELOPMENT PLAN AMENDMENT APPLICANT: LA QUINTA REDEVELOPMENT AGENCY WHEREAS, the California Community Redevelopment Law ("Law") provides that increasing the tax increment limit contained in a Redevelopment Plan constitutes a major Redevelopment Plan Amendment and prior to submitting a Redevelopment Plan to the legislative body, the Planning Commission must submit a report and recommendation regarding it's conformity to the community's General Plan; and WHEREAS, the La Quinta Redevelopment Agency ("Agency") is processing an Amendment to the Redevelopment Plan for La Quinta Redevelopment Project No. 2 ("Amendment") to increase the tax increment revenue limit contained in the Redevelopment Plan for La Quinta Redevelopment Project No. 2 ("Redevelopment Plan"); and, WHEREAS, on 9th day of September, 2003 the Planning Commission of the City of La Quinta, California ("Planning Commission") reviewed and recommended approval of the Preliminary Plan for the Amendment; and WHEREAS, on 2"d day of December, 2003 the Redevelopment Agency directed the Executive Director to transmit the text of the Amendment to the Planning Commission for its report and recommendation regarding the Amendment's conformity to the City of La Quinta General Plan. WHEREAS, the Planning Commission did make the following findings of conformity with respect to the proposed project: The proposed Amendment is in conformance with the La Quinta General Plan, as follows: 1. LAND USE ELEMENT: The recently adopted General Plan Land Use Element designates land uses that service the local and regional population. The Element indicates the need to maintain the future housing stock to assure that a broad range of housing types and choices are met, including affordable PAOscar\RDA PrelimRptProj2.doc Planning Commission Resolution 2003-_ Preliminary Report for Redevelopment Project No. 2 Amendment Adopted: December 9, 2003 housing. The Amendment is consistent with this Element because it will allow the City the ability to underwrite land acquisition and affordable housing development activities. 2. CIRCULATION ELEMENT: This Element indicates the need to establish and maintain a transportation and circulation network that efficiently, safely and economically moves people, vehicles, and goods using facilities that meet the current demands and projected needs of the City, while maintaining and protecting its residential resort character. This Amendment will not affect the existing circulation network. 3. OPEN SPACE ELEMENT: This Element establishes goals and policies to preserve and manage open space lands. The Amendment will not result in development on open space lands. 4. PARK AND RECREATION ELEMENT: No key planning issues or policies are identified. 5. NATURAL RESOURCES: This element provides several policies and programs designed to protect and preserve the unique and/or valuable resources, including biologic resources. The Amendment is likely to generate future development activities in these sensitive areas. This activity will be subject to the California Environmental Quality Act for environmental review and mitigation as well as other environmental protection measures such as the Coachella Valley Fringe -Toed Lizard Fee Mitigation Program. 6. INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT: No key planning issues or policies are identified. 7. ENVIRONMENTAL HAZARDS ELEMENT: This Element identifies properties susceptible to wind-blown sand, collapsible soils, potential liquefaction hazard, seismically induced settlement, etc. This Amendment will not create any additional hazards than those already identifies in the Element. 8. CULTURAL RESOURCES ELEMENT: No key planning issues or policies are identified. 9. HOUSING ELEMENT: This Element provides for policies and programs to preserve the City's housing stock, including the affordable housing stock. The Amendment is consistent with this Element because it will allow the City the ability to underwrite land acquisition and affordable housing development activities. P:\Oscar\RDA PrelimRptProj2.doc Planning Commission Resolution 2003-_ Preliminary Report for Redevelopment Project No. 2 Amendment Adopted: December 9, 2003 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. The Planning Commission hereby reports, finds, and determines that the text of the Amendment conforms to the City of La Quinta General Plan. 2. The Planning Commission hereby recommends that the City Council and Redevelopment Agency adopt the Amendment. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 9th day of December 2003, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P:\Oscar\RDA PrelimRptProj2.doc ATTACHMENT #1 La Quints Redevelopment Project No. 2 Preliminary Report December 5, 2003 La Quinta Redevelopment Agency 78-495 Calle Tampico La Quinta, California 92253 Rosenow Spevacek Group, Inc. 217 North Main Street, Suite 300 Santa Ana, California 92701-4822 Phone: (714) 541-4585 Fax: (714) 836-1748 E-Mail: RSGIncCA@aol.com Table of Contents Introduction.......................................................................................... i Amendment Process...............................................................................................i Reasons for the Amendment............................................................A-1 Background ................................................... Reasons for the Amendment.... A-1 A-1 Agency Tax Increment Receipts/Affordable Housing........................................A-2 A Description of the Physical and Economic Conditions Existing in the Project Area................................................................................ B-1 Remaining Blighting Conditions in the Project Area...........................................B-1 Affordable Housing Needs.................................................................................. B-2 Proposed Method of Financing the Redevelopment of the Project Area................................................................................................... C-1 Taxing Agency Agreements ................ .C-1 A Description of the Projects Proposed by the Agency and How They Will Improve or Alleviate Physical and Economic Conditions of Blight .......................................................................................................... D-1 GAWPDOCS\DOCUMENTS\RDA PRELIMREPT2.DOC Introduction This document is the Preliminary Report ("Report") that presents the rational for a proposed amendment to the La Quinta Redevelopment Project No. 2. The La Quinta Redevelopment Agency ("Agency') is processing an amendment to the Redevelopment Plan for the La Quinta Redevelopment Project No. 2 ("Redevelopment Plan") to increase the cumulative tax increment limit from $400,000,000 to $1,500,000,000 ("Amendment'). The Agency is pursuing the Amendment to insure that there is sufficient financial capacity to: • Continue implementing projects and programs that eliminate blight; • Create new affordable housing opportunities; and • Accommodate repayment of existing bond and other debt obligations. No other changes to the Redevelopment Plan or to the boundaries of the La Quinta Redevelopment Project Area No. 2 ("Project Area No. 2') are being proposed by this Amendment. This Report has been prepared in accordance with the California Community Redevelopment Law, Health and Safety Code Section 33000 et seq. ("Law") and presents the following information: SECTION A Reasons for the Amendment SECTION B A Description of the Physical and Economic Conditions Existing in the Project Area SECTION C Proposed Method of Financing the Redevelopment of the Project Area SECTION D A Description of the Projects Proposed by the Agency and How They Will Improve or Alleviate Physical and Economic Conditions of Blight The Law permits redevelopment agencies to amend redevelopment plans to modify limitations, expand boundaries, add public facility and infrastructure projects, and merge redevelopment project areas to facilitate the elimination of ROSENOW SPEVACEK GROUP, INC. LA QUINTA REDEVELOPMENT AGENCY DECEMBER 5, 2003 - I - LA QUINTA REDEVELOPMENT PROJECT NO. 2 PRELIMINARY REPORT persistent blighting conditions. The Law prescribes a specific process involving preparation of various documents, including this Report, consultation with affected taxing agencies, and participation and input from affected residents, business owners, property owners and other stakeholders. This Report will facilitate Agency consultations with the community and affected taxing entities regarding the scope and impacts of the proposed Amendment. The Planning Commission of the City of La Quinta will also be requested to review the Amendment as it relates to impacts on the City's General Plan. Following these consultations, the Agency will incorporate comments into a Report to the City Council. The Agency contemplates holding a joint public hearing with the La Quinta City Council on January 20, 2004 to receive further input on the Amendment. All property owners, business owners, residential owner -occupants and residential tenants within the Project Area No. 2, and governmental agencies that collect property tax revenue from Project Area No. 2, will receive a mailed notice of this public hearing. ROSENOW SPEVACEK GROUP, INC. LA QUINTA REDEVELOPMENT AGENCY DECEMBER 5, 2003 - II - LA QUINTA REDEVELOPMENT PROJECT NO. 2 PRELIMINARY REPORT C; �l Section _A Reasons fbr the Amendment i) The Redevelopment Plan was adopted in 1989 and subsequently amended in 1994 to incorporate modifications required by AB 1290. The purpose for this redevelopment project was to stimulate economic development through primarily funding street and drainage improvements, and to assist the City of La Quinta with achieving its housing mandates through funding affordable housing projects and programs. Project Area No. 2 entails 3,116 acres of property that is developed with commercial, residential, and institutional uses. Encompassing the northern area of the City, Project Area No. 2 is bounded by Avenue 50 to the south, Fred Waring Drive (Avenue 44) to the north, Washington Street to the west, and Jefferson Street to the east. Property west of Washington Street, north of the prolongation of the future alignment of Avenue 48; property surrounding Point Happy, north of Highway 111 and west of Washington Street; and property easterly of Jefferson Street and north of Highway 111 is also included in Project Area No. 2. When the Redevelopment Plan was adopted the California Community Redevelopment Law required that a limit be established on the total amount of tax increment revenue the Agency may receive from Project Area No. 2. Financial projections were prepared that assumed average annual property value growth of 5% during the 50-year term of the Redevelopment Plan. Based upon these projections, a $400,000,000 tax increment revenue limit was established. During the initial years annual property value growth in Project Area No. 2 was at or below 5%. During the latter half of the 1990s and through this fiscal year, annual growth has exceeded 10%, with some year's annual growth being in excess of 26%. This has accelerated the amount of tax increment revenue the Agency has received from Project Area No. 2 and conservative forecasts (3% annual property value growth increases) indicate that the existing $400,000,000 tax increment limit will be achieved by fiscal 2020-21, or earlier if annual growth exceeds 3%. ROSENOW SPEVACEK GROUP, INC. LA QUINTA REDEVELOPMENT AGENCY DECEMBER 5, 2003 - A-1 - LA QUINTA REDEVELOPMENT PROJECT NO. 2 PRELIMINARY REPORT G Reaching the tax increment revenue limit impacts the Agency's redevelopment efforts in the following ways: The term of the Redevelopment Plan runs to May 2039. If the tax increment limit is reached before then, the Agency must cease all non -housing redevelopment activities in Project Area No. 2, including repaying outstanding General Fund loans. Project Area No. 2 has two outstanding bond debt obligations: the 1995 Housing Bonds of which 21.3% of annual debt service payments are funded by Project Area No. 2 Housing Fund revenue until fiscal year 2025-26, and the 1998 non -housing bonds of which 100% of annual debt service payments are funded by non -Housing Fund revenue until 2033. These bonds must be repaid and if the tax increment limit is not increased, then the Agency must establish a sinking fund starting in 2014 to retire these bonds. All non - housing revenue would be encumbered to retire the 1998 Bonds, leaving no funds to repay outstanding General Fund loan obligations due to the City of La Quinta. The Agency's Bond Counsel and Underwriter have determined that new housing bonds that pledge Project Area No. 2 housing fund revenue cannot be issued, given that the Agency would achieve the existing tax increment revenue limit at least 20 years prior to the term of the Redevelopment Plan. This severely impacts the Agency's ability to achieve its affordable housing obligations. Project Area No. 2 has the projected capacity to support an additional $57.0 million of housing bonds during the remaining term of the Redevelopment Plan. When the Redevelopment Plan was adopted, the Agency negotiated taxing agency agreements will all of the taxing agencies that receive tax increment revenue from Project Area No. 2. Through these agreements, the taxing agencies received 71 % of all tax increment revenue generated in Project Area No. 2, with the Agency receiving the remaining 29%. Of this amount, 20% is deposited into the Agency's Housing Fund, and 9% is pledged towards non - housing redevelopment projects. Thus, a majority of the tax increment revenue the Agency receives from Project Area No. 2 is pledged towards increasing and improving the supply of affordable housing. Property in Project Area No. 2 is primarily designated for residential uses generating an acute need to secure affordable housing with long-term covenants. Pursuant to the Agency's Second Amended Housing Affordability Compliance Plan, the Agency must secure 636 affordable dwellings by 2039, of which 254 must be affordable to very low-income households. This is based upon the Law's requirement that at least 15 percent of all privately developed or substantially rehabilitated units in Project Area No. 2 must be affordable to very low, low and ROSENOW SPEVACEK GROUP, INC. LA QUINTA REDEVELOPMENT AGENCY DECEMBER 5, 2003 - A-2 - LA QUINTA REDEVELOPMENT PROJECT NO. 2 PRELIMINARY REPORT n moderate -income households, and at least 40 percent of this amount must be affordable to very low-income households. To date, the Agency has secured 420 units of affordable housing in Project Area No. 2, of which 75 are affordable to very low-income households. Since a majority of the tax increment revenue the Agency receives from Project Area No. 2 is pledged towards funding programs and projects that produce affordable dwellings, the constraints imposed by the existing tax increment revenue limit on the issuance of additional housing bonds will impair the Agency's ability to secure these units and achieve its housing mandates. ROSENOW SPEVACEK GROUP, INC. LA QUINTA REDEVELOPMENT AGENCY DECEMBER 5, 2003 - A-3 - LA QUINTA REDEVELOPMENT PROJECT NO. 2 PRELIMINARY REPORT Section L_B_ A Description of the Physical and Economic Conditions Existing in the Project Area When Project Area No. 2 was established the Law provided that pervasive physical and economic blight, and public infrastructure and facility deficiencies, must be present to support establishing a redevelopment project. In conjunction with documenting blight and infrastructurelfacility deficiencies, a redevelopment agency had to also demonstrate that both the private sector and the community acting alone did not have the legal or financial capacity to adequately address these conditions. The Law also requires redevelopment agencies to insure that at least 15% of all privately developed or substantially rehabilitated housing units are affordable to very low, low and moderate -income households. Of these, 40% must be affordable to very low-income households. In securing affordable housing, a redevelopment agency must gain covenants to insure that the dwellings remain affordable to the target households for 45 years, for single-family dwellings, and 55 years, for multi -family dwellings. Since Project Area No. 2 was established in 1989, the Agency has embarked on a multifaceted program to address blight, correct infrastructure deficiencies, and produce affordable housing. The following narrative summarizes the blighting conditions present in Project Area No. 2 when it was established, and those conditions that still exist today. This data was compiled from the February 1989 Report to Council for the Proposed La Quinta Redevelopment Project No. 2, interviews with City staff and field surveys conducted by RSG staff in September 2003. The primary purpose for establishing Project Area No. 2 was to assist with funding infrastructure improvements that stimulated private sector investment in commercial, resort and residential development. Both flood control and circulation system deficiencies, and the costs associated with correcting these deficiencies, were cited as major impediments to private sector investment. The City of La Quinta could not adequately fund the required flood control and circulation system improvements since it was a low property tax city (the City receives $0.07 of every $1.00 of property tax revenue paid by Project Area No. 2 property owners), and did not have retail or resort uses that generated sufficient sales and transient occupancy tax revenue. In addition to infrastructure ROSENOW SPEVACEK GROUP, INC. LA QUINTA REDEVELOPMENT AGENCY DECEMBER 5, 2003 - B-1 - LA QUINTA REDEVELOPMENT PROJECT NO. 2 PRELIMINARY REPORT r _ s deficiencies, economic development activities in Project Area No. 2 were impacted by parcels subdivided in a manner that limited their development in accordance with the City's General Plan due to either their unusual configuration (to accommodate natural land forms or features) or their small size. The Redevelopment Plan included $69.8 million of projects to address these deficiencies; $63.4 million in flood control and street system improvement projects and $6.5 million of community development programs (to address irregularly shaped properties). Since 1989, the Agency has funded major infrastructure improvement projects either in conjunction with private developers and land owners, or with the City of La Quinta. To date, approximately 70 percent of these improvements have been implemented, which has improved the economic vitality of Project Area No. 2. This leaves approximately $20.9 million of non -housing improvements that should be addressed to eliminate the remaining infrastructure deficiencies and property configuration impediments. The existing tax increment limit impacts the Agency's ability to fund these improvements. The Law provides that the Agency must insure that 15 percent of all privately developed or substantially rehabilitated units in Project Area No. 2 must be affordable to very low, low and moderate -income households. This mandate must be achieved during the life of the Redevelopment Plan or by 2039. Based upon the projections contained in the Agency's Second Amended Housing Affordability Compliance Plan, the Agency must secure 636 affordable units of which 254 must be affordable to very low-income households. To date, the Agency has secured 420 affordable units in Project Area No. 2, of which 75 are affordable to very low-income households. This leaves the need to secure an additional 37 units affordable to low and moderate -income households, and 179 units affordable to very low-income households. The average Agency per unit investment to secure low and moderate -income units is $106,000, and the average per unit investment to secure very low-income units is $175,000. Using the remaining number of units the Agency must secure and the average per unit cost to obtain each unit by income category, the Agency must invest a total of $35.2 million in today's dollars to secure the required number of affordable units to achieve its affordable housing mandates. The existing tax increment limit impacts the ability to timely achieve these units because it prohibits the Agency from issuing additional housing bonds in order to underwrite affordable housing development. ROSENOW SPEVACEK GROUP, INC. LA QUINTA REDEVELOPMENT AGENCY DECEMBER 5, 2003 B-2 - LA QUINTA REDEVELOPMENT PROJECT NO. 2 PRELIMINARY REPORT Section Proposed Method of Financing the Redevelopment of the Project Area Redevelopment of the Project Area has been and will continue to be financed as follows: ■ Property tax increment; ■ Agency bonds; ■ Financial assistance from the City, State of California and/or Federal Government; and ■ Any other available and appropriate source. Since 1989, the primary means of financing redevelopment and housing activities has been property tax increment revenue, Agency bonds, and City loans. To date, the Agency has received $68.0 million in total tax increment revenue, of which $53.0 million has been paid to taxing agencies and $15.0 million to the Agency. Per the Redevelopment Plan, the revenue the Agency receives and pays to the taxing agencies is included in the cumulative $400.0 million tax increment revenue limit. The Agency has secured $11.2 million in tax allocation bonds ($6.7 million of non -housing bonds and $4.5 million of housing bonds) and approximately $9.57 million of City General Fund loans. The Amendment only modifies the $400,000,000 tax increment limit by increasing this limit to $1,500,000,000. No other provisions of the Redevelopment Plan are being modified. The proposed $1,500,000,000 tax increment limit was derived by preparing revenue projections for the remaining 36 years of the Redevelopment Plan that use a 3 percent per annum growth rate. The Agency currently has agreements with all of the taxing agencies that levy property taxes in Project Area No. 2. All of these payments are based upon gross tax increment revenue; the Agency must fund each taxing agencies share of the Housing Fund deposits (20% of gross tax increment revenue) from other retained tax increment revenue. The pertinent provisions of these agreements are summarized below: ROSENOW SPEVACEK GROUP, INC. LA QUINTA REDEVELOPMENT AGENCY DECEMBER 5, 2003 - C-1 - LA QUINTA REDEVELOPMENT PROJECT NO. 2 PRELIMINARY REPORT G _ 6, County of Riverside The Agency's Cooperation Agreement with the County of Riverside provides for full payment of the tax increment revenue generated by the County General Fund (25.53%), Library District (2.80%), and Fire District (6.02%) property tax levies. Additionally, the Agency is paying the County $2,050,000 over the next 11 years to reimburse the County for tax increment revenue generated by the County's General Fund property tax levy the Agency retained during the initial years of the Redevelopment Plan. Coachella Valley Community College District This agreement provides that the College District shall receive 50% of the tax increment revenue generated by the College District's 7.72% property tax levy. Riverside County Superintendent of Schools This agreement provides that the Superintendent of Schools shall receive 50% of the tax increment revenue generated by the Superintendent of Schools' 4.18% property tax levy. Coachella Valley Wager District The agreement provides that the Water District shall receive 100% of the tax increment revenue generated by the Water District's 7.67% property tax levy. Coachella Valley Recreation and Paris District The agreement provides that the Agency shall retain 100% of the tax increment revenue generated by the Park District's 2.13% property tax levy. This revenue, however, must be expended on identified park -related capital improvements. Due to the Agency's expenditure to acquire land acquisition and make park improvements in Project Area No. 2, the Agency is entitled to retain the Park District's tax increment revenue until fiscal year 2003-04. After 2003-04, the Agency anticipates that it will continue to fund park -related projects with the Park District's share of annual tax increment revenue. Desert Sands Unified School District The agreement provides that the Agency shall retain 50% of the tax increment revenue generated by the School District's 37.16% property tax levy. The remaining 50% is paid to the School District. Coachella Valley Mosquito Abatement District The agreement provides that the Mosquito Abatement District shall receive 100% the tax increment revenue generated by its 1.41 % property tax levy. ROSENOW SPEVACEK GROUP, INC. LA QUINTA REDEVELOPMENT AGENCY DECEMBER 5, 2003 - C-2 - LA QUINTA REDEVELOPMENT PROJECT NO. 2 PRELIMINARY REPORT Section -D- A Description of the the Agen and How i Alleviate P ys ca1 and of Blight Projects Proposed by They Will Improve or Economic Conditions The Amendment does not entail adding projects or programs to the Redevelopment Plan. Instead, the Amendment would increase the Agency's financial capacity to implement the remaining projects listed in the Redevelopment Plan and to meet its affordable housing mandates. The existing projects listed in the Redevelopment Plan are designed to alleviate physical and economic blight. The Agency's affordable housing initiatives are designed to increase and improve the supply of affordable housing in Project Area No. 2. ROSENOW SPEVACEK GROUP, INC. LA QUINTA REDEVELOPMENT AGENCY DECEMBER 5, 2003 D-1 - LA QUINTA REDEVELOPMENT PROJECT NO. 2 PRELIMINARY REPORT C 1 #A T4hf 4 4 Quha MEMORANDUM TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT, d DATE: DECEMBER 9, 2003 SUBJECT: REQUEST FOR INFORMATION — COMMERCIAL LAND USE LOSS BACKGROUND At the Planning Commission meeting of November 25, 2003, Commissioner Daniels requested an update as to the amount of commercial land that had been changed to residential use over the past few years. In response, staff has provided the attached table, indicating residential/commercial land use conversions, since the current General Plan was adopted in March of 2002. The table indicates changes from commercial to residential, along with changes from residential to commercial. The net loss or gain in each general land use category is also provided. The table only specifies those land use designations in which changes occurred. Where a change has resulted in an approved project, the number of units approved is used. Vacant lands were determined based on maximum residential density, or maximum commercial density (floor/area ratio) of the respective land use category. N M M go kn — N z c cd co �00 rn U M w o + d a a) W Cd w w U W'-, 00 •--� M N 0 0 N cd U cd U W 0 U z>1 0 � o 0 U 0 z w cr a OI