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1988 03 22 PCo` �c _ z AGENDA V = t •rM h F'y OF'iNt'J PLANNING COMMISSION - CITY OF LA QUINTA A Regular Meeting to be held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California March 22, 1988 - 7:00 p.m. I. CALL TO ORDER Flag Salute II. ROLL CALL III. HEARINGS A. PUBLIC HEARING: CHANGE OF ZONE NO. 87-029 AND TENTATIVE PARCEL MAP NO. 22596 APPLICANT: MICHAEL SHOVLIN LOCATION: NORTH SIDE OF HIGHWAY 111, +700 FEET WEST OF WASHINGTON STREET PROJECT: CHANGE OF ZONE FROM R-3 TO C-P-S FOR +.9 ACRES OF A 6.2-ACRE PARCEL AND PARCEL MAP TO CREATE THREE COMMERCIAL PARCELS 1. Staff Report 2. Public Comment 3: Commission Discussion 4. Hearing Closed 5. Motion for Commission Action IV. PUBLIC COMMENT This is the time set aside for citizens to address the Planning Commission on matters relating to City planning and zoning which are not Public Hearing items. MR/AGENDA.322 Persons wishing to address the Planning Commission should use the form provided. Please complete one form for each item you intend to address and submit the form to the Planning Secretary prior to the beginning of the meeting. Your name will be called at the appropriate time. When addressing the Planning Commission, please state your name and address. The proceedings of the Planning Commission meeting are recorded on tape and comments of each person shall be limited. V. CONSENT CALENDAR Minutes of the regular Planning Commission meeting of March 8, 1988. VI. BUSINESS A. Item: Redevelopment Project Area No. 2 Applicant: City of La Quinta Location: North of Avenue 50 Project: Selecting Redevelopment Project Area and Approving Preliminary Plan 1. Staff Report 2. Commission Discussion 3. Motion for Commission Action B. Any action relating to Study Session items. VII. OTHER A. Continued discussion of joint Council/Commission meeting. VIII. ADJOURNMENT --------------------------------- ITEMS FOR MARCH 21, 1988, 3:00 P.M. STUDY SESSION ** DISCUSSION ONLY ** 1. Continued Discussion of Highway 111 Specific Plan. 2. Identification of Future Commission Agenda Items 3. All Agenda items. MR/AGENDA.322 fm STAFF REPORT PLANNING COMMISSION MEETING DATE: MARCH 22, 1988 APPLICANT: MR. MICHAEL SHOVLIN OWNER: SHOVLIN-FLETCHER; BAY SHORE INC. PENSION FUND PROJECT: CHANGE OF ZONE NO. 87-029; REQUEST FOR A ZONE CHANGE FROM R-3 TO C-P-S ON A +.9-ACRE PORTION OF A TOTAL 6.2-ACRE SITE PARCEL MAP NO. 22596; REQUEST TO SUBDIVIDE 6.2 ACRES INTO THREE PARCELS FOR COMMERCIAL DEVELOPMENT LOCATION: NORTH SIDE OF HIGHWAY 111; +700 FEET WEST OF WASHINGTON STREET (SEE ATTACHMENT #1) GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL EXISTING ZONING: C-P-S (SCENIC HIGHWAY COMMERCIAL), WITH A PORTION OF THE SITE TO THE WEST DESIGNATED AS R-3 (GENERAL RESIDENTIAL) ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT NO. 87-083 WAS PREPARED IN CONJUNCTION WITH BOTH APPLICATIONS. THE INITIAL STUDY INDICATED THAT POSSIBLE SIGNIFICANT IMPACTS MAY OCCUR DUE TO THE PROPOSAL, BUT MITIGATION ATTACHED TO THE PROJECT WILL REDUCE THESE IMPACTS TO AN INSIGNIFICANT LEVEL; THEREFORE, A NEGATIVE DECLARATION HAS BEEN PREPARED. 1iC101xvik DESCRIPTION: THE APPLICANT PROPOSES TO RE -ZONE AN EXISTING PORTION OF THE 6.2-ACRE SITE FROM R-3 TO C-P-S TO ACCOMMODATE COMMERCIAL USE DEVELOPMENT (REFER TO ATTACHMENT NO. 2). A COMMERCIAL PARCEL MAP HAS ALSO BEEN FILED IN CONJUNCTION WITH THE CHANGE OF ZONE APPLICATION, TO SUBDIVIDE THE 6.2-ACRE PARCEL INTO THREE PARCELS, ONE OF WHICH (PARCEL #2) INCORPORATES THE POINT HAPPY OUTCROPPING. iii.A. MR/STAFFRPT.036 -1- In October, 1981, Parcel Map No. 15473 was approved by Riverside County on the subject property (See Attachment #3). This split the property into two parcels to accommodate commercial structures on the flat, developable portions of the parcels. A first Extension of Time was approved, extending the expiration date to October 29, 1984. In February, 1984, the map was revised to create a separate parcel for Point Happy. This revised map was routed for comment, but never went to Hearing; it is indicated in the file that an agreement could not be reached regarding retention of Point Happy as Open Space. Subsequently, an Extension of Time request was submitted in September, 1984, but no action on this is recorded in the file. CURRENT APPLICATIONS This report discusses both the Change of Zone and Parcel Map applications. CHANGE OF ZONE NO. 87-029 The subject application is necessary to bring zoning into substantial conformity with the La Quinta General Plan land use designation of General Commercial. ANALYSIS: 1. The General Plan currently designates the entire 6.2-acre parcel as General Commercial. 2. The Change of Zone will make the zoning for the entire property consistent with the existing General Plan land use designation of General Commercial. 3. Under Policy 4.1.2 of the La Quinta General Plan (attached), the Point Happy formation qualifies as Open Space; however, on the Land Use Map, this property falls into the area designated as General Commercial. Therefore, an inconsistency between the Land Use Element and the Natural Resources Element has been identified. An interpretation resolving this inconsistency needs to be made. In some cases, the land use designations of the General Plan are site -specific, illustrating land use by parcel boundaries, such as in the Village area. Specifically, La Quinta Park is shown as Open Space instead of as a component of Village Commercial. Other designations, such as the Special Commercial areas along Jefferson Street, are non-specific in terms of delineation by parcels. MR/STAFFRPT.036 -2- Because Point Happy does qualify as land to be designated as Open Space, and is also designated to be an historic and cultural landmark (Policy 5.3.3, attached), the question could be asked whether the outcropping should be re -zoned in conformity with that designation, whether shown on the Land Use Plan or not. The two relevant policies make it clear as to the intent with respect to Point Happy retention. The question is somewhat clouded by interpretation of the Land Use Plan (i.e., General Commercial on the entire site). In this particular instance, it may be more appropriate to defer final consideration until development proposals are advanced for the 6.2-acre area. PARCEL MAP NO. 22596 The noted Parcel Map proposes to create three parcels of +2 acres each (See Attachment #4)), Parcel #2 being the Point Happy rock area. The Applicant has expressed his intent to dedicate the property to the City at a future date; there is a desire on his part to retain fee ownership of the parcel for the present time, however. The Planning Director has deferred his review authority for this Parcel Map to the Planning Commission to be considered in conjunction with the Change of Zone application, and due to the interpretative aspects of the proposal. The following analysis addresses each issue as it affects the Parcel Map application. ANALYSIS: 1. Appropriateness of Application: While the Applicant's voiced intention relative to preservation of Point Happy is understood, there may be other approaches to achieve this end, in terms of subdividing the property: Option A. Split the property in a manner similar to the original Parcel Map (No. 15473). Option B. Amend the Parcel Map to split the rock equally between the two new parcels. The application before the Commission is to subdivide property, a development is not proposed at this time. Any commercial development will be reviewed by the Commission through the plot plan review process. It is through this process that development of the property will be controlled. Therefore, only a two -lot parcel map should be supported. MR/STAFFRPT.036 -3- � 1 p 2. Access: Access to the proposed parcels from Highway 111 also poses problems, though they are probably no more pronounced than those associated with the existing property configuration. Access problems can be mitigated through restriction of direct access to Parcel #1, providing for joint access to also serve the easterly parcel. The Applicant has agreed in concept to this approach. Parcel #3 should be limited to right turn in/out only, while a median break may be acceptable for Parcel #1 access if: A. Joint access is provided for; and, B. The access coincides with the existing south curb cut for Plaza La Quinta (Parcel Map No. 19028). The Applicant will be required to dedicate, if necessary, any right-of-way required for Highway 111. The Parcel Map shows, at this time, adequate width for full improvement of the Highway. Additional conditions would be imposed at the time specific development plans are reviewed. SUMMARY: A Negative Declaration has been prepared for adoption. As the Planning Director has deferred his review authority to the Planning Commission, approval of the Tentative Parcel Map is final unless appealed by an interested party. Action on the Change of Zone is a recommendation to the City Council. FINDINGS: Findings for Change of Zone No. 87-029 and Parcel Map No. 22596 can be found in the attached Planning Commission Resolutions 88-004 and 88-005. RECOMMENDATION: 1. That, by adoption of Resolution No. 88-004, recommend approval to the City Council for Change of Zone 87-029 from R-3 to C-P-S, as per Exhibit A. 2. Adoption of Resolution No. 88-005, approving a two -lot Tentative Parcel Map No. 22596, subject to the attached conditions of approval. Attachments: 1. Location Map 2. Requested Zone Change 3. Original Parcel Map No. 15473 4. Proposed Parcel Map No. 22596 MR/STAFFRPT.036 -4- 1 E NATURAL RESOURCES ELEMENT GOAL: PROTECTION AND STEWARDSHIP OF THE NATURAL ENVIRONMENT AS A MAJOR COMMUNITY ASSET FOR THE FUTURE OF LA QUINTA. A "resource" is an asset or valuable commodity that is useful and/or necessary to people. Natural resources are those not manufactured by man. In the context of city planning, these include flora and fauna, topography, water, air quality, energy, and soils. Issue Assessment - (MEA Reference: II-A.1) The magnificent natural setting of La Quinta is undoubtedly a major asset. The rugged slopes, the impact of the Coral Reef of the Santa Rosa Mountains and its enclosure of the Cove, and Point Happy, the prominent west entrance to the City, are components of this topographic environment. However, these natural factors are very fragile. The slopes of the mountains will become subject to development pressure as the flat lands are used up. Even limited construction of roads and housing will have a serious effect on stability. Therefore, the City must take action to establish strong policies to protect this significant resource. Implementation Policies: POLICY 4.1.1- THE CITY SHALL PREPARE HILLSIDE DEVELOPMENT STANDARDS AS SOON AS POSSIBLE. POLICY 4.1.2 SLOPES GREATER THAN 20 PERCENT SHALL BE DESIGNATED OPEN SPACE TO PREVENT INAPPROPRIATE DEVELOPMENT. IV-1 POLICY 5.1.7 - THE LA QUINTA ART FESTIVAL SHALL BE ENDORSED AS A UNIQUE CULTURAL ASSET OF THE CITY. POLICY 5.1.8 - MAXIMIZE EFFORTS TO ENCOURAGE JOINT USE OF SCHOOL AND PARK FACILITIES FOR INCREASED ACTIVITY LEVEL AND LOWER COST. POLICY 5.1.9 - ENCOURAGE JOINT USE OF FLOOD CONTROL AND PARK FACILITIES WHERE FEASIBLE. POLICY 5.1.10 - THE CITY WILL REVIEW RIVERSIDE COUNTY TRAIL, BICYCLE AND EQUESTRIAN SYSTEM PLANS AND INCORPORATE THEM AS APPROPRIATE INTO LOCAL PLANS. SCENIC HIGHWAYS/ Issue Assessment - (MEA Reference: II-1 VISTAS La Quinta enjoys a major natural resource in its magnificent mountain backdrops and natural setting. The protection of this natural resource from possible development impacts is a most important issue. The beauty of the rugged Santa Rosa Mountain slopes and the desert environment requires policies which will maintain this resource for the future. Implementation Policies: POLICY 5.2.1 - DEVELOPMENT SHALL RESPECT THE NATURAL TOPOGRAPHY AND MINIMIZE SIGNIFICANT ALTERATION OF THE NATURAL LANDFORM. POLICY 5.2.2 - THE CITY MAY REQUIRE ADEQUATE PARKWAYS, VISTAS INTO WALLED COMMUNITIES, AND OTHER FEATURES AS APPROPRIATE. POLICY 5.2.3 - THE CITY'S STREETSCAPE QUALITY SHALL BE IMPROVED BY UNDERGROUNDING OF UTILITIES WHEREVER POSSIBLE. POLICY 5.2.4 - PREVENTION OF VISUAL BLIGHT SHALL BE ENHANCED BY ADDITION OF A COMPREHENSIVE SIGN ORDINANCE. V-3 HISTORIC/CULTURAL Issue Assessment - (MEA Reference: II-C RESOURCES _ As a relatively new city, La Quinta has few historic structures. The La Quinta Hotel, established in 1926, is perhaps the most significant historic building. However, the cultural resource potential of the area is considerable based upon current understanding. Accordingly, there is a high potential for discovery of archaeologic material in portions of the city. Implementation Policies: POLICY 5.3.1 - DEVELOPMENT PLANS SHALL BE REVIEWED BY A QUALIFIED ARCHAEOLOGIST PRIOR TO FINAL APPROVAL TO IDENTIFY ANY PROJECT -RELATED IMPACTS TO ARCHEOLOGICAL SITES. POLICY 5.3.2 - APPROPRIATE MITIGATION MEASURES SHALL BE REQUIRED WHERE NECESSARY TO PROTECT KNOWN CULTURAL RESOURCES. POLICY 5.3.3 - POINT HAPPY, A SIGNIFICANT TOPOGRAPHIC FEATURE AND THE MAJOR GATEWAY TO LA QUINTA, SHALL BE DESIGNATED A LOCAL HISTORIC AND CULTURAL LANDMARK. POLICY 5.3.4 - THE CITY SHALL REVIEW THE RIVERSIDE COUNTY HISTORIC SURVEY TO CONFIRM IDENTIFICATION OF ALL LOCAL RESOURCES AND SHALL, IF NECESSARY, CONDUCT ITS OWN HISTORIC SURVEY TO IDENTIFY HISTORIC AND CULTURAL RESOURCES. LIBRARY FACILITIES The nearest library available to residents of La Quinta is located in Indio. A branch of the County library system, it also serves the Coachella area. Bookmobile services provide additional access to La Quints users. Implementation Policy: POLICY 5.4.1 - THE CITY OF LA QUINTA SHALL FACILITATE THE CONSTRUCTION OF ADEQUATE LIBRARY FACILITIES. V-4 H hI po MILES / ✓ AVENUE i r0� \ to i �0 HIGFII,WAY ro' p AVENUE a rnA� L OC Ar) o 1-4 t-1 CASE MAP CASE No. C zZ #87 -02 9 NORTH %'P/`9 Z25 SCALE : NTS iQ7TAG HM $NT r \ J �N d ., y4111offild" � II E PLANNING COMMISSION RESOLUTION NO. 88-004 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A CHANGE OF ZONE FROM R-3 TO C-P-S ON A PORTION OF A TOTAL 6.2-ACRE SITE. CASE NO. CZ 87-029 - SHOVLIN WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 22nd day of March, 1988, hold a duly -noticed Public Hearing to consider the request of Michael Shovlin for a Change of Zone, from R-3 to C-P-S for a portion of a 6.2-acre site, located along the north side of Highway 111, +1200 feet west of Washington Street, more particularly described as: A portion of the south half of the southwest quarter of Section 19, Township 5 south, Range 7 east, SBBM; and, WHEREAS, the Planning Commission did find that the proposed C-P-S zoning is consistent with the General Plan Land Use Element; and, WHEREAS, said Change of Zone request has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director conducted an initial study, and has determined that the proposed Change of Zone will not have a significant effect on the environment; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the approval of said Change of Zone: 1. The proposed Change of Zone to C-P-S is consistent with the goals and policies of the La Quinta General Plan. 2. C-P-S zoning is consistent with the existing General Plan land use designation of General Commercial. 3. Approval of this proposal will not result in a significant adverse impact on the environment. MR/RESO88.004 -1- 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 correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment No. 87-083, indicating that the proposed Change of Zone will not result in any significant environmental impacts, and that a Negative Declaration should be filed; 3. That it does hereby recommend to the City Council approval of the above -described Change of Zone request for the reasons set forth in this Resolution, and as illustrated in the map labeled Exhibit A, attached hereto. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 22nd day of March, 1988, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESO88.004 -2- to Z L N N q w a 0 O Z 3 z_ O J N > O O I = n � O J % W W Q Z = O U N LL O Z Z U Q J = a U Q Q W s Z 2 m_Tm 0 �J3: I _ w W ir PLANNING COMMISSION RESOLUTION NO. 88-005 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A TENTATIVE PARCEL MAP TO ALLOW THE CREATION OF TWO PARCELS, ON A 6.2-ACRE SITE. CASE NO. TPM 22596 - SHOVLIN WHEREAS, the Planning Director has deferred his review authority to approve, conditionally approve, or deny the proposed Tentative Parcel Map to the Planning Commission for action; and, WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 22nd day of March, 1988, hold a duly -noticed Public Hearing to consider the request of Michael Shovlin to subdivide 6.2 acres into three commercial parcels, generally located along the north side of Highway 111 +700 feet west of Washington Street, more particularly described as: A portion of the south half of the southwest quarter of Section 19, Township 5 south, Range 7 east, SBBM; and, WHEREAS, said Tentative Parcel Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director conducted an initial study, and has determined that the proposed Tentative Parcel Map will not have a significant adverse impact on the environment; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the approval of a two -lot Tentative Parcel Map: 1. That Tentative Parcel Map No. 22569, as conditionally approved, is consistent with the goals, policies and intent of the La Quinta General Plan and the standards of the Municipal Land Division Ordinance. 2. That the subject site, as conditioned, is physically suitable for the proposed land division. MR/RESO88.005 -1- 3. That the revised design of Tentative Parcel Map No. 22596 is not likely to cause substantial environmental damage or injury to fish or wildlife or their habitat. 4. That the revised design of the subdivision, as conditionally approved, is not likely to cause serious public health problems. 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 correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment No. 87-083 relative to the environmental concerns of this Tentative Parcel Map, and that a Negative Declaration is filed for this application; 3. That it does hereby approve the above -described two -lot Tentative Parcel Map No. 22596 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 22nd day of March, 1988, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESO88.005 -2- E PLANNING COMMISSION RESOLUTION NO. 88-005 CONDITIONS OF APPROVAL - PROPOSED TENTATIVE PARCEL MAP NO. 22596 MARCH 22, 1988 GENERAL 1. Tentative Parcel Map No. 22596 shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This Tentative Parcel Map approval shall expire two years after the original date of approval by the La Quinta Planning Commission, unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. SITE PLAN 3. The Final Map shall be revised to show two parcels: the proposed Parcel #3 (renumbered); and a parcel consisting of the combination of proposed Parcels #1 and #2 into one parcel. STREETS, DRAINAGE, AND GRADING 4. The Applicant shall dedicate any necessary right-of-way for widening of Highway 111, as determined by the City Engineer. 5. All offers of dedication and conveyances shall be submitted and recorded as directed by the City Engineer. 6. Easements, when required for roadway slopes, drainage facilities, utilities, etc., shall be shown on the Final Map if within the land division boundary. Said easements shall be submitted and recorded as directed by the City Engineer. 7. The Applicant shall provide a reciprocal access easement between the two approved parcels. Execution and provisions of this easement shall be as determined and approved by the City Engineer as a part of the final map review. MR/CONAPRVL.023 -1- ® V. MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California March 8, 1988 VI. CALL TO ORDER The meeting was called to Chairman Walling. The Commissioner Moran. ROLL CALL 7:00 p.m. order at 7:00 p.m. by Flag Salute was led by Chairman Walling requested the roll call. Present: Commissioners Steding, Zelles, Moran, and Chairman Walling. Commissioner Bund was absent. Staff Present: Planning Director Murrel Crump, Principal Planner Jerry Herman, and Department Secretary Mariellen Ratowski. A motion was made by Commissioner Moran and seconded by Commissioner Steding to excuse Commissioner Bund from the meeting. Unanimous. HEARINGS- None PUBLIC COMMENT No one wished to address the Commission. CONSENT CALENDAR A motion was made by Commissioner Steding and seconded by Commissioner Zelles to approve the minutes of February 23, 1988. Unanimously approved. BUSINESS Chairman Walling introduced the Business Items as follows: A. Referral from the Planning Director regarding Tentative Parcel Map No. 23383; a request by Dale and Sandra Thornburgh to re -subdivide two existing lots into three lots for the purpose of constructing single-family residences, located on MR/MIN03-08.DFT -1- ® 0 the north side of Calle Fortuna, +300 feet east of Desert Club Drive. 1. Planning Director Crump presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. Following discussion, a motion was made by Commissioner Zelles to approve Tentative Parcel Map No. 23383. Before a second to the motion could be offered, the meeting was interrupted by Dean Joost,a neighborhood resident, wanting to address the Commission. Chairman Walling advised that this was not a public hearing, but that the Commission would listen to a brief comment. Mr. Joost expressed the objections of a group of neighbors who had signed a petition in opposition to the proposal. Mr. Stan Long also addressed the Commission in opposition. Mr. Dale Thornburgh then addressed the Commission in defense of his proposal. 3. During further Commission discussion, it was noted that the City Attorney advised that, when a proposed parcel map meets the minimum development standards and is consistent with the General Plan, the grounds for denial are questionable. 4. The original motion by Commissioner Zelles had not been seconded and, therefore, died. A new minute motion was made by Commissioner Zelles and seconded by Chairman Walling to approve Tentative Parcel Map No. 23383 based on the City Attorney's opinion. All Commissioners present voted yes, with Commissioner Moran voting no. The motion was approved by a three -to -one vote. 5. Commissioner Steding desired the following comment be made part of the record: "It appears unfortunate that the Applicant seems to have taken advantage of the General Plan Amendment, and leaped in and bought two lots, realizing he could subdivide into three; and the balancing of that is protecting individual property owners interests out there. However, in light of the General Plan and the hearings that we had and the input that we had MR/MIN03-08.DFT -2- at that time, I agree with the City Attorney; and as we are a representative government and the City chose us to represent the City on these issues, I think it's important that we try to maintain some consistency in what direction we're going so that we don't evolve into a chaotic process." B. Tentative Tract 21555; a request by Dennis Freeman/Freeman Realty & Development for minor modifications to the tentative tract, located at the northeast corner of Washington Street and Sagebrush Avenue. 1. Principal Planner Herman presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. The Commission discussed the request, at which time Mr. Dennis Freeman, the Applicant, addressed the Commission to elaborate on future plans. 3. Following this discussion, a minute motion was made by Commissioner Steding and seconded by Commissioner Zelles to recommend to the City Council approval of the proposed minor changes to Tentative Tract No. 21555, with the exception of the elevations and the median opening on Washington Street. Unanimously approved. VII. OTHER Chairman Walling asked the Commission to consider sending a request to the City Council to participate in a day -long joint meeting. VIII. ADJOURNMENT A motion was made by Commissioner Moran and seconded by Chairman Steding to adjourn to Study Session, and thence adjourn to a regular meeting on March 22, 1988, at 7:00 p.m., in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California. This meeting of the La Quinta Planning Commission was adjourned at 8:15 p.m., March 8, 1988. MR/MIN03-08.DFT -3- 0 VI.A. City of La Quinta Planning Commission FOR THE MEETING OF MARCH 22, 1988 TO: CHAIR AND MEMBERS OF THE PLANNING COMMISSION FROM: STAFF SUBJECT: RESOLUTION SELECTING A PROJECT AREA AND APPROVING THE PRELIMINARY PLAN BACKGROUND: On March 15, 1988 the City Council adopted a Resolution that designated that portion of the City of La Quinta north of Avenue 50 as a Redevelopment Survey Area. The Planning Commission was authorized to cooperate with City staff and the Redevelopment Agency on the selection of a Project Area and the preparation of a Preliminary Redevelopment Plan. DISCUSSION: The Redevelopment Plan adoption process is specifically detailed in the California Community Redevelopment Law; Section 33323 requires Planning Commission input in the selection of the Project Area and in the preparation of the Preliminary Plan. Adoption of the Preliminary Plan by both the Planning Commission and the Redevelopment Agency is the current step in the Plan adoption process. The contents of the Preliminary Plan are prescribed by the Redevelopment Law. Generally, the Plan includes a map of the proposed Project Area, a general description of uses, the general objectives of the Plan, a statement of conformity to the General Plan, and discussion of any impacts on surrounding neighborhoods. A public hearing is not required prior to approval of the Preliminary Plan. The Preliminary Plan and proposed Project Area are the result of input from City staff, Agency legal counsel and the redevelopment consultant. The consultant initially surveyed the northerly portion of the City and spoke with City staff to identify areas that would benefit from redevelopment activities. The proposed Project Area includes approximately 3,136 acres as outlined on the attached exhibit, Exhibit A. It is the Agency legal counsel and redevelopment consultant's opinions that these areas would qualify for, and benefit the most from, redevelopment activities. RECOMMENDATION: The Planning Commission is requested to review the Preliminary Plan and the boundaries of the proposed Project Area and if the Commission concurs with the Preliminary Plan as proposed, adopt the attached resolution selecting the Project Area and approving the Preliminary Plan. \laquinta\resomemo RESOLUTION NO. RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, SELECTING THE BOUNDARIES OF THE CITY OF LA QUINTA REDEVELOPMENT PROJECT AREA AND APPROVING A PRELIMINARY PLAN FORMULATED FOR THE REDEVELOPMENT OF THE CITY OF LA QUINTA REDEVELOPMENT PROJECT AREA NO. 2 WHEREAS, the City Council of the City of La Quinta, by Resolution No. , adopted on March 15, 1988, designated a Redevelopment Survey Area or rye edeve opment study purposes; and WHEREAS, the California Community Redevelopment Law (Health and Safety Code Section 33000 et. seq.) provides for the planning agency to select a redevelopment project area from within the boundaries of a survey area, and to formulate a preliminary plan for the redevelopment of the selected project area; and WHEREAS, the Planning Commission has reviewed the staff report submitted in connection with this matter and based thereon has determined that the project area boundaries as hereinafter set forth are appropriate, NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: Section 1. The Planning Commission hereby selects and designates as the City of La Quinta Redevelopment Project Area No. 2 within the City of La Quinta, that area within the Redevelopment Survey Area shown on the 'Project Area No. 2 Map," attached hereto as Exhibit A and incorporated by reference herein. In the event that it is necessary for clarification purposes to make minor changes to the boundaries in Exhibit A, the Planning Commission hereby finds and determines that any such minor change for clarification purposes does not materially affect the boundaries selected and designated hereby. Section 2. The Planning Commission hereby approves the 'Preliminary Plan for the proposed City of La Quinta Redevelopment Project Area No. 2" in the form attached hereto as Exhibit B and incorporated by reference herein. Section 3. The presiding officer is hereby authorized and directed to submit the Preliminary Plan to the Redevelopment Agency of the City of La Quinta for the preparation of an official redevelopment plan for the project. illl..1� PASSED, APPROVED AND ADOPTED this 22nd day of March, 1988 by the following vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: ecretary airman \laquinta\marl5res EXHIBIT "A6i M a r 2 2, 1 9 8 8 CITY OF LA QUINTA, CALIFORNIA PROPOSEO REDEVELOPMENT PROJECT AREA NO. 2 APPROX.: 3138 AC REDEVELOPMENT PROJECT AREA BOUNDARY �e�®� rI, PRELIMINARY PLAN FOR THE CITY OF LA QUINTA REDEVELOPMENT AGENCY PROPOSED PROJECT AREA NO.2 March, 1988 Prepared for: City of La Quinta Redevelopment Agency P. O. Box 1504 78-105 Calle Estado La Quinta, California 92253 Prepared by: Rosenow Spevacek Group, Inc. 414 West 4th Street, Suite E Santa Ana, California 92701 (714) 541-4585 PLANNING COMMISSION RESOLUTION EXHIBIT "B" PRELIMINARY PLAN FOR THE CITY OF LAQUINTA REDEVELOPMENT AGENCY PROPOSED PROJECT AREA NO.2 TABLE OF CONTENTS SECTION I. INTRODUCTION.............................................................................1 SECTION II. THE PROJECT AREA LOCATION AND DESCRIPTION...............2 SECTION III. GENERAL STATEMENT OF PROPOSED PLANNING ELEMENTS............................................2 A. Land Uses.................................................................................2 B. General Statement of Proposed Layout of Principal Streets......................................................2 C. General Statement of Proposed Population Densities...................................................2 D. General Statement of Proposed Building Intensities......................................................3 E. General Statement of Proposed Building Standards.....................................................3 SECTION IV. ATTAINMENT OF THE PURPOSES OF THE LAW ....................... 3 SECTION V. CONFORMANCE TO THE GENERAL PLAN OF THE CITY .......... 5 SECTION VI. GENERAL IMPACT OF THE PROPOSED REDEVELOPMENT PROJECT UPON THE RESIDENTS .........................5 EXHIBIT "A" MAP OF THE PROPOSED REDEVELOPMENT PROJECT AREA NO. 2 PRELIMINARY PLAN FOR THE PROPOSED REDEVELOPMENT PROJECT AREA NO. 2 City of La Quinta Redevelopment Agency I. INTRODUCTION This Preliminary Plan has been prepared under the authorization of a resolution passed by the City Council of the City of La Quinta at a regular meeting held March 15, 1988. At the same above referenced meeting the Council also established a Redevelopment Survey Area. The Survey Area included specific residential and commercially zoned properties. Additionally, the Council authorized the Planning Commission to select a Project Area from within the Survey Area boundary. The selection of the Project Area and adoption of the Preliminary Plan is the first step in the Redevelopment Plan adoption process. This Preliminary Plan has been prepared in accordance with Section 33324 of the California Health and Safety Code which states that the Preliminary Plan should: (a) Describe the boundaries of the Project Area; (b) Contain a general statement of land uses, layout of principal streets, population densities and building intensities and standards proposed as the basis for the redevelopment of the Project Area; (c) Show how the purpose of the Plan would be attained by such redevelopment; (d) Show how the Plan conforms to the General Plan; (e) Describe, generally, the impact of the project upon residents of the Project Area and surrounding neighborhoods. Fl II. THE PROJECT AREA LOCATION AND DESCRIPTION The proposed Project Area is located in the City of La Quinta, Riverside County, California. The proposed Project Area is composed of commercially and residentially zoned properties and generally encompasses the property north of Avenue 50, between Washington and Jefferson Streets. A map of the proposed Project Area is attached as "Exhibit A". III. GENERAL STATEMENT OF PROPOSED PLANNING ELEMENTS A. LAND USES A As a basis for the redevelopment of the Project area, it is generally proposed that the permitted uses be in conformance with the General Plan as it now exists or is hereafter amended. As a basis for the redevelopment of the Project Area, it is proposed that, in general, the layout of principal streets and those that will be developed in the Project Area be as shown on Exhibit "A" and the Circulation Element of the City of La Quinta General Plan as it now exists or is hereafter amended. Existing streets within the proposed Project Area may be closed, widened or otherwise modified, and additional streets may be created as necessary for proper pedestrian and/or vehicular circulation. C. GENERAL STATEMENT OF PROPOSED POPULATION DENSITIES Land uses pursuant to the proposed Preliminary Plan shall be those land uses established by the City's General Plan. Population densities within the proposed Project Area shall be in accordance with the provisions of the E City's General Plan as it now exists or is hereafter amended or as otherwise provided in local codes and ordinances. D. GENERAL STATEMENT OF THE PROPOSED BUILDING INTENSITIES As a basis for the redevelopment of the Project area it is proposed that, in general, the building intensity be controlled by limits on: (1) the percentage of ground area covered by buildings (land coverage); (2) the ratio of the total floor area for all stories of the buildings to the area of the building sites (floor area ratio); (3) the size and location of the buildable area on building sites; and (4) the heights of buildings. The limits on building intensity shall be established in accordance with the provisions of the La Quinta Zoning Ordinance and General Plan as they now exist or as they are hereafter amended. It is proposed that, in general, the building standards should conform to the building requirements of applicable uniform national statutes and local codes. IV. ATTAINMENT OF THE PURPOSES OF THE LAW The redevelopment of the proposed Project Area would attain the purposes of the Community Redevelopment Law of the State of California. The Area is in need of redevelopment under the provisions of the California Redevelopment statutes. Many of the parcels throughout the proposed Project Area exhibit a growing lack of economically productive utilization. Many of the properties exhibit structures that are deteriorated or dilapidated. The age, obsolescence, deterioration and dilapidation of structures and the economic decline within the proposed Project Area is a physical and economic liability requiring redevelopment. The Project will assist in the redevelopment of these stagnant and deteriorated areas. The selection of the boundaries of this proposed Project Area was guided by the Redevelopment Agency, Agency legal counsel, the redevelopment consultant, the existing blighting conditions present in the proposed Project Area and the following facts and principles. A. The desire of the Agency is to revitalize and upgrade the commercially and residentially zoned properties which are included in the proposed Project Area in order to: increase sales and business tax revenues; provide adequate roadways; improve public facilities, services and infrastructure; improve drainage facilities; provide adequate parking; reduce the cost of providing City services; create jobs for Area residents; assure social and economic stability; and promote aesthetic and environmental actions and improvements that will make the City of La Quinta a better place to live, work, shop and enjoy leisure time. B. The purposes of the California Community Redevelopment Law would be achieved in the Project Area through the removal or rehabilitation of physically obsolete or substandard structures and other blighting influences; the elimination of illegal or nonconforming land uses; the rehabilitation with owner participation of existing buildings; the installation, construction, reconstruction, redesign, or reuse of streets, utilities, curbs, gutters, sidewalks and other associated public improvements as permitted by the La Quinta General Plan and Zoning Ordinance; the improvement of circulation systems; the construction and/or reconstruction of drainage facilities; the replacement, installation and improvement of domestic sewage distribution systems to reduce public health and safety hazards; the assemblage of land into parcels suitable for modern integrated development with improved pedestrian and vehicular circulation; the improvement and provision of Cl !ill I r adequate recreation facilities; the development and redevelopment of the Project Area in a manner consistent with the policies and goals of the La Quinta General Plan, and through financing activities which will accomplish redevelopment in part by means of revenues derived under Health and Safety Code Section 33670 and tax increment financing permitted thereunder. V. CONFORMANCE TO THE GENERAL PLAN OF THE CITY This Preliminary Plan conforms to the General Plan of the City of La Quinta. The Preliminary Plan proposes an identical pattern of land uses and includes all highways and public facilities as indicated by the General Plan. This Preliminary Plan is intended to act as a flexible conceptual guide and to continue to conform to the General Plan as it may be modified and/or implemented by future amendments and specific plans. VI. GENERAL IMPACT OF THE PROPOSED REDEVELOPMENT PROJECT UPON THE RESIDENTS The impact of the Project upon existing uses within the proposed Project Area and residences lying outside of the proposed Project Area will generally be in the areas of improved public facilities and services, improved living environment and economic development; negative impacts are not anticipated as a result of Plan implementation. Agency implementation activities will occur as sufficient financial resources are available. Therefore, redevelopment activity is intended to be phased over a period of time. Implementation activities will be subject to future review and approval by the Agency, City Council, Planning Commission and other appropriate bodies after input from affected residents and other interested parties. 61 \laquinte\prelim\ plan EXHIBIT 99A65 Mar 22, 1988 CITY OF Leo QUINTA, CALIFORNIA PROPOSED REDEVELOPMENT PROJECT AREA NO. 2 APPROX.: 3136 AC REDEVELOPMENT PROJECT AREA BOUNDARY Fisi-a HIGHWAY 111 SPECIFIC PLAN Topics for Study Session Discussion La Quinta Planning Commission Monday, March 21, 1988 1. Municipal Revenue Implications of Land Uses 2. Analysis of Potential High Density Residential Areas 3. Strategy for Form and Format of the Specific Plan 4. Topics for Policy Coverage BJ/DOC.006 1988-88 La Quinta General Fund Revenues (from Budget Projections) TOTAL $3,636,700 Revenue Sources Related to Land Uses 2,760,000 i.e. 76% One Time (at the point of development) 1,314,000 Building Permits $334,000 Infrastructure Fees 620,000 Engineering Fees 50,000 Planning and Zoning Fees 75,000 Plan Check Fees 175,000 RDA Administrative Fees 60,000 i.e. 36% On -Going (beyond the point of development) $1,446,000 Property Tax Transient Occupancy Tax Sales Tax $256,000 7% 750,000 21% 440,000 12% i.e. 40% BJ/DOC.006 ONE-TIME REVENUE CONSIDERATIONS 1. One time development revenues are "committed" revenues. Infrastructure fees pay for construction. Building, Planning and Engineering fees recoup the costs of regulating the development which is paying for them. No dollars are available for diversion to other municipal purposes. 2. In any particular year there is some risk of an economic down turn which could negatively effect the one time revenues from the development process (and reduce 36% of the Municipal Revenues). 3. As the community approaches build -out, the population of residents demanding services (and rejuvenation of the aging infrastructure) will be approaching maximums at the very point where the one time development revenues will be leveling off and drying up. BJ/DOC.006 0 ON GOING REVENUE CONSIDERATIONS 1. Because of the incorporation agreements and Proposition 13, property tax will remain an inconsequential revenue source for either residential or commercial land uses, regardless of how dense and high value the future developments may become. 2. Residential land uses demand services and produce little revenues. 3. Commercial land uses create impacts but do produce revenue. 4. Commercial land uses vary widely in their revenue productions. 5. In strip commercial centers, the land costs and rents for the anchor tenants are shifted to (subsidized by) the non -anchor tenants (thereby reducing profitability margins for smaller stores). 6. Sales taxes return one percent of sales volume to the City as revenue (10 thousand per million dollars sales). BJ/DOC.006 7. As for sales taxes, grocery stores produce little because food sales are not taxed. 8. When selecting among sales tax generators, the key is higher sales dollars per square foot: emphasize large ticket items in small spaces and higher volumes in larger spaces. Examples might be jewelry, auto sales, high volume (even at discounts) general merchandise, and food service (especially up -scale restaurants). 9. Transient occupancy taxes (so called "bed taxes") can be significant revenue opportunities. They return eight percent of room sales volumes to the City (80 thousand per one million dollars of room rentals, or eight times the simple sales tax). Present revenues of approximately 750,000 per year are being generated by 267 rooms at La Quinta Hotel and perhaps fifty short term house/condo rentals by La Quinta Hotel/Landmark and Santa Rosa Cove. It could be hypothesized that one destination - resort hotel room is worth about $2,250 per year in municipal revenue. (On top of these figures are sales taxes at the hotel, restaurants, shops and golf courses and elsewhere for money spent here by visitors). BJ/DOC.006 1. RIVERSIDE COUNTY 0 ::. • mumememomem aROFQO^,A INDIO W W ix •,• W.•.•......... .• W 1+. 0) Lu INDIAN WELLS :.:•:•��:•;•;•;•;•;•'•••. '•"� ••.� .:.:.. ..... ... :.. • • • • • .•.•.•.••..•.'.'.'.. .•. AVE r*.r!F►/ ice' off;:::; :::: •:•:•:•:•:•:•:•:•:•:• :::::::::.:.: z.•..:;;•:;.....:.:......•.•.•.•.;.;.;.;.;.;co .;.......;.;.;.;.:0 _ :•:•. W •AVE•:•: ;•;•52•:•;•;•;•;•;•;•;•:.� a O¢ 3 . z Z O ATTACHMENT 462: N 1 COMBINED LAND USE w LL DESIGNATIONS LL 1 LA QUINTA (STUDY AREA ONLY 1 s NUE — L 44 C a W O Q W W � MILES AVENUE sa � AVENUE \ 48 I i Ly HIGHWAY .oyouio III � _ Af7FIff01ffff7ffffffH - AREA. A AREA_ AREA C� W W - - O ♦♦♦ A. -*AREA D -- 9 -- AVENUE - ♦♦♦ 48 _--- _ -- lob n ►- r rr A OD ln Uf (D O O J A a E Oz Oz Oz %aaz (1)0 tt fD rr fD rr m 0 P m F 0 ma ma ma aa91 �ro tl N ty N H IA N N O a Nb N•b Wb Kb' 0F. N (D a Ty (D M M I-h � M art 0" OH Ois Ott ON ON ON rtN r4 ao ao ao a E ►ms a �- rt ct rtN• rtc � x x x N N m m N 0 k0 k00 Oo 9�M G. a a W (DD (DD ro ro% r r O $a w- rt ct c(DD 0 rrD 0 0 :3 (D ko rt rt rt A K rr a p rt a0 a Nra Nr0 Ea wL] 0y O 00 0 O m 0 all m 0 11-0 O go O go O N O N 0 " m P. rr0 a rt0 a xm r+a O m Or x wNH CN WO $a0 "J'NP• rN 00 00 to 0 a O 0 rt rt rt rr as ab O 0 N- O O 0 O On On 0 0 rt b rr x x 0 0 0 0 0w a a a w om it rt N ,g17Awa7 m" Pam r'ork"at 40 VOL UM E 2 CG,Q& 1 VOLUME Lr ctiar�ef a. CAa& 3 C�cv*y Preparation of specific plan Content of specific plan tO14USES ,5 per?hoe 11� r✓a 54ya C iv ►e it d w ;Ofm W t aVj N 0 #4KLY VfSow u S r <<e ro :",, 7b 6'"Ol' Adoption/am r&mt Pyre Consistency with general plan Article B. Specific Plans . (Article 8 [commencing with Section 654501 repealed and added by Stats. 1984, Ch. 1009.) 65450. After the legislative body has adopted a general plan, the planning agency may, or if so directed by the legislative body, shall, prepare specific plans for the systematic implementation of the general plan for all or part of the area covered by the general plan. (Repealed and added by Stats. 1984, Ch. 1009.) (Section 65450.1 repealed by Stats. 1984, Ch. 1009.) 65451. (a) A specific plan shall include a text and a diagram or diagrams- which specify all of the following in detail: (1) The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. (2) The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan. (3) Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. (4) A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3). (b) The specific plan shall include a statement of the relationship of the specific plan to the general plan. (Repealed and added by Stats. 1984, Ch. 1009; Amended by Stats.1985, Ch. 1199.) 65452. The specific plan may address any other subjects which in the judgment of the planning agency are necessary or desirable for implementation of the general plan. (Repealed and added by Stats. 1984, Ch. 1009.) 65453. (a) A specific plan shall be prepared, adopted, and amended in the same manner as a general plan, except that a specific plan may be adopted by resolution or by ordinance and may be amended as often as deemed necessary by the legislative body. (b) A specific plan may be repealed in the same manner as it is required to be amended. (Repealed and added by Stats. 1984, Ch. 1009; Amended by Stats. 19B5, Ch. 1199.) 65454. No specific plan may be adopted or amended unless the proposed plan or amendment is consistent with the general plan. (Added by Stats. 1984, Ch. 1009.) 57 SAlvtP 0A1 r6,NrS fAOM I/II-L AGE 5/9,FCIFIC- 101-AN Ar�tasP o 51V7P074Sreiri'e /'jaole�?rceled on C/07�'ta ST�� Cevc�ifiohs l'1� 17`r.� Atea — A7r -o ` �roti� /SSuPS - %%li'Cy ryzx- �eworK e � /� V5P • ficCe55� C!Y'Cu/ofior Por�iMq�/oaC�N,�sr�-v/cr��rs�i-ib,�r �h �rG SyllrC %G l C 1111Q'r 1 Z�H -IJ Assf5stwefff Gr�ori+//2o/��ls G�l/}orso�s Cersv/7� y /1/ 0 raIt TABLE OF CONTENTS® Page 14 INTRODUCTION...............................................1 Authority.. ... ... ...........2 Relationship of Specific Plan to General Plan .......... 2 SPECIFIC PLAN AREA LAND USES...............................3 Overview of Existing Land Uses.........................3 Hazards................................................4 Natural Resources......................................7 Cultural Resources .................................. .7 Community Development..................................8 Housing...............................................11 PUBLIC INFRASTRUCTURE.....................................11 Circulation System....................................11 water.............................................21 Wastewater .............................................21 Natural Gas...........................................23 Electricity...........................................23 Telephone.............................................24 Cable Television......................................24 Drainage Facilities...................................25 s' Fire Station..........................................25 STANDARDSAND CRITERIA....................................26 Processing and General Requirements ...................26 Setbacks and Building Separations .....................27 Building Height.. ................ ...............28 Density and Intensity.................................29 Architectural Approach................................30 Landscaping...........................................30 Circulation...........................................32 Parking..............................................33 Lighting and Safety..................................35 Buffering and Screening...............................36 IMPLEMENTATION MEASURES...................................37 Mello -Roos Community Facilities District..............37 Standard Assessment Districts.......... ..39 Federal Aide Highway Programs .........................39 Miscellaneous Utility Rules ...........................40 APPENDIX El City of La Quinta Planning Commission FOR THE MEETING OF MARCH 22, 1988 TO: CHAIR AND MEMBERS OF THE PLANNING COMMISSION FROM: STAFF SUBJECT: RESOLUTION SELECTING A PROJECT AREA AND APPROVING THE PRELIMINARY PLAN BACKGROUND: On March 15, 1988 the City Council adopted a Resolution that designated that portion of the City of La Quinta north of Avenue 50 as a Redevelopment Survey Area. The Planning Commission was authorized to cooperate with City staff and the Redevelopment Agency on the selection of a Project Area and the preparation of a Preliminary Redevelopment Plan. DISCUSSION: The Redevelopment Plan adoption process is specifically detailed in the California Community Redevelopment Law; Section 33323 requires Planning Commission input in the selection of the Project Area and in the preparation of the Preliminary Plan. Adoption of the Preliminary Plan by both the Planning Commission and the Redevelopment Agency is the current step in the Plan adoption process. The contents of the Preliminary Plan are prescribed by the Redevelopment Law. Generally, the Plan includes a map of the proposed Project Area, a general description of uses, the general objectives of the Plan, a statement of conformity to the General Plan, and discussion of any impacts on surrounding neighborhoods. A public hearing is not required prior to approval of the Preliminary Plan. The Preliminary Plan and proposed Project Area are the result of input from City staff, Agency legal counsel and the redevelopment consultant. The consultant initially surveyed the northerly portion of the City and spoke with City staff to identify areas that would benefit from redevelopment activities. The proposed Project Area includes approximately 2,934 acres as outlined on the attached exhibit, Exhibit A. It is the Agency legal counsel and redevelopment consultant's opinions that these areas would qualify for, and benefit the most from, redevelopment activities. RECOMMENDATION: The Planning Commission is requested to review the Preliminary Plan and the boundaries of the proposed Project Area and if the Commission concurs with the Preliminary Plan as proposed, adopt the attached resolution selecting the Project Area and approving the Preliminary Plan. \laqulnta\resomemo RESOLUTION NO. RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, SELECTING THE BOUNDARIES OF THE CITY OF LA QUINTA REDEVELOPMENT PROJECT AREA AND APPROVING A PRELIMINARY PLAN FORMULATED FOR THE REDEVELOPMENT OF THE CITY OF LA QUINTA REDEVELOPMENT PROJECT AREA NO. 2 WHEREAS, the City Council of the City of La Quinta, by Resolution No. , adopted on March 15, 1988, designated a Redevelopment Survey Area or re eve opment study purposes; and WHEREAS, the California Community Redevelopment Law (Health and Safety Code Section 33000 et. seq.) provides for the planning agency to select a redevelopment project area from within the boundaries of a survey area, and to formulate a preliminary plan for the redevelopment of the selected project area; and WHEREAS, the Planning Commission has reviewed the staff report submitted in connection with this matter and based thereon has determined that the project area boundaries as hereinafter set forth are appropriate, NOW, THEREFORE; BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: Section 1. The Planning Commission hereby selects and designates as the City of La Quinta Redevelopment Project Area No. 2 within the City of La Quinta, that area within the Redevelopment Survey Area shown on the 'Project Area No. 2 Map," attached hereto as Exhibit A and incorporated by reference herein. In the event that it is necessary for clarification purposes to make minor changes to the boundaries in Exhibit A, the Planning Commission hereby finds and determines that any such minor change for clarification purposes does not materially affect the boundaries selected and designated hereby. Section 2. The Planning Commission hereby approves the 'Preliminary Plan for the proposed City of La Quinta Redevelopment Project Area No. 2" in the form attached hereto as Exhibit B and incorporated by reference herein. Section 3. The presiding officer is hereby authorized and directed to submit the Preliminary Plan to the Redevelopment Agency of the City of La Quinta for the preparation of an official redevelopment plan for the project. PASSED, APPROVED AND ADOPTED this 22nd day of March, 1988 by the following vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: ecre ary Chairman \laquinle\merl5res ..r i o wG o ` i MILES AVENUE EN ,' / I sf lil n L • i �NIG WdI III .. I10 i MTM'_ - DNS AVENUE I AB 10, e F I• I , „tE,.. I tI epppp/ .. .. sdcrenusN ._ I ��NV1I1 , 1 (1 I t,Nl, BOriIEBR USN gyp (( III�SAGU.Ro - AVENUE SU w o i H g e i EXHIBIT "'Afi - sl `CRY OF LAiQUINTA 6 Mar 22, 19E CITY OF LA QUINTA. CALIFORNIA PROPOSED REDEVELOPMENT ■ PRO EC AREA NO, 2 APPROX: 2.934 ACRES REDEVELOPMENT PROJECT AREA BOUNDARY isio� f fected Aeenc unty General B unty Debt Service B unty Free Library B unty Structure Fire pervisorial Road District 4 ty of La Quints achella Valley Unified School achella Unified School B & IA achella Unified School B & IB achella Unif Child Center sert Sands Unified School sert Sands Unified School B & I sert Sands Childrens Center achella Valley Community College achella Valley Community College cool Equalization Aid 3titutional Children gsical Handicap Program -County sere Mental Retard -County ✓enile Hall Program -County ;ional Occupation Program -County Supt. School -General Purpose Supt. School -Capital Outlay A Supt. School -Capital Outlay B inty School Development Center achella Valley Public Cemetary achella Valley Mosquito Abate achella Valley Rec & Park achella Valley Water District achella Valley Resource Conser M Imp Dist 1 Debt Service iD Storm Wtr Unit >ubtotal La Quints Redevelopment Agency Total Tax Increment FY 1984-85 B & I ;s Pass Through to Coachella Valley Water :al Tax Increment :ured Settlement #1 General Purpose �_,) ,y 125,696.98125,696.98 6 13,759.93 --- 29,621.11 59.23 24,275.26 2,280.37 135.76 180,386.31 422.13 37,961.25 3,969.04 3,092.47 3,831.92 1,712.03 386.64 681.98 3,835.45 596.41 1,610.08 936.26 1,714.38 6,908.05 10,448.26 13,802.13 176.87 2,857.97 16,670.15 487,828.42 2,760.43 485,067.99 242,533.99 Debt Service 147.22 250.10 67.97 4.05 10,436.76 13.47 Rog-I.M. 12,008.37 12,008.37 6,004.19 Exhibit A Total Tax Increment 125,696.98 147.22 13,759.93 29,621.11 59.23 24,275.26 2,530.47 67.97 4.05 135.76 190,823.07 13.47 422.13 37,961.25 1,088.80 3,969.04 3,092.47 3,831.92 1,712.03 386.64 681.98 3,835.45 596.41 1,610.08 936.26 1,714.38 6,908.05 10,448.26 13,802.13 176.87 2,857.97 16,670.15 499,836.79 2,760.43 497,076.36 248,538.18 :ured Settlement #2 242,534.00 6,004.18 248,538.18 Per agreement between the La Quinta Redevelopment Agency and the Coachella Valley Water District where the County will allocate directly to the Water District 20% of the General Purpose taxes levied within the project area. Computation of County Pass through see Exhibit B. n ��- E PRELIMINARY PLAN FOR THE CITY OF LA QUINTA REDEVELOPMENT AGENCY PROPOSED PROJECT AREA NO.2 March, 1988 Prepared for: City of La Quinta Redevelopment Agency P. O. Box 1504 78-105 Calle Estado La Quinta, California 92253 Prepared by: Rosenow Spevacek Group, Inc. 414 West 4th Street, Suite E Santa Ana, California 92701 (714) 541-4585 PLANNING COMMISSION RESOLUTION EXHIBIT "B" PRELIMINARY PLAN FOR THE CITY OF LAQUINTA REDEVELOPMENT AGENCY PROPOSED PROJECT AREA NO.2 TABLE OF CONTENTS SECTION 1. INTRODUCTION.............................................................................I SECTION IL THE PROJECT AREA LOCATION AND DESCRIPTION ...............2 SECTION III. GENERAL STATEMENT OF PROPOSED PLANNING ELEMENTS............................................2 A. Land Uses.................................................................................2 B. General Statement of Proposed Layout of Principal Streets......................................................2 C. General Statement of Proposed Population Densities...................................................2 D. General Statement of Proposed Building Intensities......................................................3 E. General Statement of Proposed Building Standards.....................................................3 SECTION IV. ATTAINMENT OF THE PURPOSES OF THE LAW ....................... 3 SECTION V. CONFORMANCE TO THE GENERAL PLAN OF THE CITY .......... 5 SECTION VI. GENERAL IMPACT OF THE PROPOSED REDEVELOPMENT PROJECT UPON THE RESIDENTS .........................5 EXHIBIT "A" MAP OF THE PROPOSED REDEVELOPMENT PROJECT AREA NO. 2 ri'''il PRELIMINARY PLAN FOR THE PROPOSED REDEVELOPMENT PROJECT AREA NO. 2 City of La Quinta Redevelopment Agency I. INTRODUCTION This Preliminary Plan has been prepared under the authorization of a resolution passed by the City Council of the City of La Quinta at a regular meeting held March 15, 1988. At the same above referenced meeting the Council also established a Redevelopment Survey Area. The Survey Area included specific residential and commercially zoned properties. Additionally, the Council authorized the Planning Commission to select a Project Area from within the Survey Area boundary. The selection of the Project Area and adoption of the Preliminary Plan is the first step in the Redevelopment Plan adoption process. This Preliminary Plan has been prepared in accordance with Section 33324 of the California Health and Safety Code which states that the Preliminary Plan should: (a) Describe the boundaries of the Project Area; (b) Contain a general statement of land uses, layout of principal streets, population densities and building intensities and standards proposed as the basis for the redevelopment of the Project Area; (c) Show how the purpose of the Plan would be attained by such redevelopment; (d) Show how the Plan conforms to the General Plan; (e) Describe, generally, the impact of the project upon residents of the Project Area and surrounding neighborhoods. 1 II. THE PROJECT AREA LOCATION AND DESCRIPTION The proposed Project Area is located in the City of La Quinta, Riverside County, California. The proposed Project Area is composed of commercially and residentially zoned properties and generally encompasses the property north of Avenue 50, between Washington and Jefferson Streets. A map of the proposed Project Area is attached as "Exhibit A". III. GENERAL STATEMENT OF PROPOSED PLANNING ELEMENTS A. LAND USES As a basis for the redevelopment of the Project area, it is generally proposed that the permitted uses be in conformance with the General Plan as it now exists or is hereafter amended. B. GENERAL STATEMENT OF PROPOSED LAYOUT OF PRINCIPAL STREETS As a basis for the redevelopment of the Project Area, it is proposed that, in general, the layout of principal streets and those that will be developed in the Project Area be as shown on Exhibit "A" and the Circulation Element of the City of La Quinta General Plan as it now exists or is hereafter amended. Existing streets within the proposed Project Area may be closed, widened or otherwise modified, and additional streets may be created as necessary for proper pedestrian and/or vehicular circulation. C. GENERAL STATEMENT OF PROPOSED POPULATION DENSITIES Land uses pursuant to the proposed Preliminary Plan shall be those land uses established by the City's General Plan. Population densities within the proposed Project Area shall be in accordance with the provisions of the l!'r! E City's General Plan as it now exists or is hereafter amended or as otherwise provided in local codes and ordinances. D. GENERAL STATEMENT OF THE PROPOSED BUILDING INTENSITIES As a basis for the redevelopment of the Project area it is proposed that, in general, the building intensity be controlled by limits on: (1) the percentage of ground area covered by buildings (land coverage); (2) the ratio of the total floor area for all stories of the buildings to the area of the building sites (floor area ratio); (3) the size and location of the buildable area on building sites; and (4) the heights of buildings. The limits on building intensity shall be established in accordance with the provisions of the La Quinta Zoning Ordinance and General Plan as they now exist or as they are hereafter amended. E. GENERAL STATEMENT OF THE PROPOSED BUILDING STANDARDS It is proposed that, in general, the building standards should conform to the building requirements of applicable uniform national statutes and local codes. IV. ATTAINMENT OF THE PURPOSES OF THE LAW The redevelopment of the proposed Project Area would attain the purposes of the Community Redevelopment Law of the State of California. The Area is in need of redevelopment under the provisions of the California Redevelopment statutes. Many of the parcels throughout the proposed Project Area exhibit a growing lack of economically productive utilization. Many of the properties exhibit structures that are deteriorated or dilapidated. The age, obsolescence, deterioration and dilapidation of structures and the economic decline within the proposed Project Area is a physical and economic liability requiring redevelopment. The Project will assist in the redevelopment of these stagnant and deteriorated areas. The selection of the boundaries of this proposed Project Area was guided by the Redevelopment Agency, Agency legal counsel, the redevelopment consultant, the existing blighting conditions present in the proposed Project Area and the following facts and principles. A. The desire of the Agency is to revitalize and upgrade the commercially and residentially zoned properties which are included in the proposed Project Area in order to: increase sales and business tax revenues; provide adequate roadways; improve public facilities, services and infrastructure; improve drainage facilities; provide adequate parking; reduce the cost of providing City services; create jobs for Area residents; assure social and economic stability; and promote aesthetic and environmental actions and improvements that will make the City of La Quinta a better place to live, work, shop and enjoy leisure time. B. The purposes of the California Community Redevelopment Law would be achieved in the Project Area through the removal or rehabilitation of physically obsolete or substandard structures and other blighting influences; the elimination of illegal or nonconforming land uses; the rehabilitation with owner participation of existing buildings; the installation, construction, reconstruction, redesign, or reuse of streets, utilities, curbs, gutters, sidewalks and other associated public improvements as permitted by the La Quinta General Plan and Zoning Ordinance; the improvement of circulation systems; the construction and/or reconstruction of drainage facilities; the replacement, installation and improvement of domestic sewage distribution systems to reduce public health and safety hazards; the assemblage of land into parcels suitable for modern integrated development with improved pedestrian and vehicular circulation; the improvement and provision of adequate recreation facilities; the development and redevelopment of the Project Area in a manner consistent with the policies and goals of the La Quinta General Plan, and through financing activities which will accomplish redevelopment in part by means of revenues derived under Health and Safety Code Section 33670 and tax increment financing permitted thereunder. V. CONFORMANCE TO THE GENERAL PLAN OF THE CITY This Preliminary Plan conforms to the General Plan of the City of La Quinta. The Preliminary Plan proposes an identical pattern of land uses and includes all highways and public facilities as indicated by the General Plan. This Preliminary Plan is intended to act as a flexible conceptual guide and to continue to conform to the General Plan as it may be modified and/or implemented by future amendments and specific plans. VI. GENERAL IMPACT OF THE PROPOSED REDEVELOPMENT PROJECT UPON THE RESIDENTS The impact of the Project upon existing uses within the proposed Project Area and residences lying outside of the proposed Project Area will generally be in the areas of improved public facilities and services, improved living environment and economic development; negative impacts are not anticipated as a result of Plan implementation. Agency implementation activities will occur as sufficient financial resources are available. Therefore, redevelopment activity is intended to be phased over a period of time. Implementation activities will be subject to future review and approval by the Agency, City Council, Planning Commission and other appropriate bodies after input from affected residents and other interested parties. \laquin%\prelim\ plan r;tA AVEN vt 04 { oa TMlNS ir_� AVENGE_14, \ CII nt1110 _ 10 ,Y III '� , I R�s • V I h \,�' 1 ii�r�Niy1 SAGEBRUSH BOtTLEBRVSH - Tr li` l�il / v4v4,.rS�SAGUCRO I ll N l W W W O o W N .. Q I, .H . a jW RSJ) CHILE �W , i i z TA HRICOf - _ - U u if CRY OF LA'QUMTA EXHIBIT "A" AVENUE ]0 M a r 2 2, 1 9 8 CITY OF LA QUINTA, CALIFORNIA PROPOSED REDEVELOPMENT PROJECT AREA NO. 2 APPROX: 2,934 ACRES REDEVELOPMENT PROJECT AREA BOUNDARY moo®� City of La Quinta Planning Commission FOR THE MEETING OF MARCH 22, 1988 TO: CHAIR AND MEMBERS OF THE PLANNING COMMISSION FROM: STAFF SUBJECT: RESOLUTION SELECTING A PROJECT AREA AND APPROVING THE PRELIMINARY PLAN BACKGROUND: On March 15, 1988 the City Council adopted a Resolution that designated that portion of the City of La Quinta north of Avenue 50 as a Redevelopment Survey Area. The Planning Commission was authorized to cooperate with City staff and the Redevelopment Agency on the selection of a Project Area and the preparation of a Preliminary Redevelopment Plan. DISCUSSION: The Redevelopment Plan adoption process is specifically detailed in the California Community Redevelopment Law; Section 33323 requires Planning Commission input in the selection of the Project Area and in the preparation of the Preliminary Plan. Adoption of the Preliminary Plan by both the Planning Commission and the Redevelopment Agency is the current step in the Plan adoption process. The contents of the Preliminary Plan are prescribed by the Redevelopment Law. Generally, the Plan includes a map of the proposed Project Area, a general description of uses, the general objectives of the Plan, a statement of conformity to the General Plan, and discussion of any impacts on surrounding neighborhoods. A public hearing is not required prior to approval of the Preliminary Plan. The Preliminary Plan and proposed Project Area are the result of input from City staff, Agency legal counsel and the redevelopment consultant. The consultant initially surveyed the northerly portion of the City and spoke with City staff to identify areas that would benefit from redevelopment activities. The proposed Project Area includes approximately 3,136 acres as outlined on the attached exhibit, Exhibit A. It is the Agency legal counsel and redevelopment consultant's opinions that these areas would qualify for, and benefit the most from, redevelopment activities. RECOMMENDATION: The Planning Commission is requested to review the Preliminary Plan and the boundaries of the proposed Project Area and if the Commission concurs with the Preliminary Plan as proposed, adopt the attached resolution selecting the Project Area and approving the Preliminary Plan. \lequinta\msomemo 433 RESOLUTION NO. 88-19 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, DESIGNATING A REDEVELOPMENT SURVEY AREA FOR STUDY PURPOSES PURSUANT TO PART 1 OF DIVISION 24 OF THE STATE HEALTH AND SAFETY CODE Q) WHEREAS, the City Council of the City of La Quinta, (the LO "City Council") desires that a certain area be studied to determine if a redevelopment project or projects within the area —� are feasible, pursuant to Part 1 of Division 24 of the Health m and Safety Code, commencing with Section 33000; and Q WHEREAS, Section 33310 of the Health and Safety Code permits redevelopment survey areas to be designated by resolution of the City Council: NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of La Quinta, California, as follows: Section 1.) That the above recitals are all true and correct. Section 2.) That the City Council designates as the Redevelopment Survey Area that area described by the map attached hereto and made a part hereof, labeled Exhibit "A". Section 3.) That the City Council finds that the designated Redevelopment Survey Area requires study to determine if a redevelopment project or projects within the area are feasible. Section 4.) That the Planning Commission is authorized and directed to designate a Redevelopment Project Area or Areas within the Redevelopment Survey Area and to prepare a Preliminary Plan therefore. Section 5.) That the City Clerk is hereby instructed to certify the adoption of this resolution. 434 0 fl i' APPROVED and ADOPTED this 15th day of March, 1988. W LLIAM R. HOYLE, MAYOR City of La Quinta, California ATT T: AUNDRA L. JUH , City Clerk City of La Quinta, California APPROVED AS TO FORM: BARRY BRANDT, Attorney City Attorney RESOLUTION NO. 88-19 I. I AI WFI_. i F 0 p % AVEN W '. , Tli t r +.[ Aoes�_, —'„ r i II ��'.�i,<��.•11� �1�11 ��1� y I'�-^i- _ �I � � �� GNANNE� .` V»: I' 1 l'�SYt�� N10NWAY ^ Q a Mlrs 1 .[ AVENUE --�` - : I --- F. `-r+- er/ : Wi Y IcAaupno CITY OF LA QUINTA[ CALIFORNIA REDEVELOPMENT SURVEY AREA -1988 - N EXHIBIT WAW REDEVELOPMENT SURVEY AREA BOUNDARY &®®®'