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PCRES 1993-010PLANNING COMMISSION RESOLUTION 93-010 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CONFIRMING BOUNDARIES IN CONNECTION WITH THE MERGER OF THE LA QUINTA REDEVELOPMENT PROJECT AND PROJECT NO. 2 AND APPROVING A PRELIMINARY PLAN FORMULATED FOR THE REDEVELOPMENT OF THE MERGED PROJECT AREA. WHEREAS, the City of La Quinta (the "City") has previously established Redevelopment Plans for the La Quinta Redevelopment Project ("Project No. 1") and La Quinta Redevelopment Project No. 2 ("Project No. 2"), which provide for the redevelopment of the project areas therein described ("Project Area No. 1" and "Project Area No. 2", respectively); and, WHEREAS the City and the La Quinta Redevelopment Agency (the "Agency") have commenced proceedings for the merger of Project Area No. 1 and Project Area No. 2 (collectively, the "Merged Project Area"); and, WHEREAS no boundary changes are contemplated with respect to the proposed merger; and, WHEREAS, a Preliminary Plan for the Merged Project Area has been formulated; 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: 1. The Planning Commission hereby selects and designates as the Project Area in connection with the proposed merger, the "Merged Project Area", as defined above. 2. The Planning Commission hereby approves the "Preliminary Plan" for the Merged La Quinta Redevelopment Project in the form submitted herewith as Exhibit "A" and incorporated by reference herein. 3. The presiding officer is hereby authorized and directed to submit the Preliminary Plan to the La Quinta Redevelopment Agency for the preparation of an official redevelopment plan for the merged redevelopment project. RESOPC.098 1 PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 13rd day of April, 1993, by the following vote, to wit: AYES: Commissioners Mosher, Ellson, Marrs, Adolph, Chairwoman Barrows NOES: None ABSENT: None ABSTAIN: None KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: :Y HPN AN, Planning Director of La Quinta, California RESOPC.098 2 EXHIBIT "All PRELIMINARY PLAN FOR THE MERGED LA QUINTA REDEVELOPMENT PROJECT April 6, 1993 Prepared for: La Quinta Redevelopment Agency 78-105 Calle Estado La Quinta, California 92253 619/564-2246 Prepared by: Rosenow Spevacek Group, Inc. 540 North Golden Circle, Suite 305 Santa Ana, California 92705 714/541-4585 PRELIMINARY PLAN FOR THE MERGED LA QUINTA REDEVELOPMENT PROJECT TABLE OF CONTENTS SECTION I. INTRODUCTION..................................................................................I SECTION H. PROJECT AREA LOCATION AND DESCRIPTION ........................2 SECTION III. GENERAL STATEMENT OF PROPOSED PLANNING ELEMENTS......................................................................3 A. Land Use...................................................................................... 3 B. General Statement of Proposed Layout of PrincipalStreets............................................................................4 C. General Statement of Proposed Population Densities.....................4 D. General Statement of Proposed Building Intensities.. ....... ........ 4 E. General Statement of Proposed Building Standards .......................5 SECTION IV. ATTAINMENT OF THE PURPOSES OF THE LAW ........................5 SECTION V. CONFORMANCE TO THE GENERAL PLAN OF THE CITY ......... 7 SECTION VI. GENERAL IMPACT OF THE PROPOSED PROJECT UPON THE RESIDENTS OF THE PROJECT AREA AND SURROUNDING NEIGHBORHOODS.............................................................................. 7 EXHIBIT I CITY OF LA QUINTA REGIONAL LOCATION EXHIBIT 2 PROJECT AREA NO. 1 MAP EXHIBIT 3 PROJECT AREA NO. 2 MAP PRELIMINARY PLAN FOR THE MERGED LA QUINTA REDEVELOPMENT PROJECT I. INTRODUCTION This is the Preliminary Plan (the 'Plan") for the proposed merger of La Quinta Redevelopment Project No. 1 and La Quinta Redevelopment Project No. 2 into one Redevelopment Project (the "Merged Project"). The adoption of this Preliminary Plan, prepared under the authorization of the La Quinta Redevelopment Agency (the "Agency"), initiates the proceedings that would result in: (1) the merger of the Agency's two Redevelopment Project Areas (the "Merger"), (2) an increase in the tax increment and bond indebtedness financial limits to provide comprehensive financial limits for the Merged Project, (3) establishing a forty -year time period within which the Agency may incur indebtedness and implement redevelopment programs/projects, and (4) expand the public projects list embodied in the Redevelopment Plan. Once merged, the Redevelopment Plan for the Merged Project (the 'Redevelopment Plan") will establish a single project area, known as the La Quinta Redevelopment Project Area (the 'Project Area"). The City Council of the City of La Quinta activated the Agency on July 5, 1983. Shortly thereafter, in November 1983, the Agency adopted Redevelopment Project No. 1, which includes land designated for commercial, office, residential, retail, institutional, recreational and public uses. On May 16, 1989, the Agency established its second redevelopment project, Redevelopment Project No. 2. Located in the northern area of the City, Project Area No. 2 includes commercial and residential land uses. Neither Project Area has been modified nor amended since their respective adoption. Izgmt \y Ian 1 04/06/93 In the summer of 1992, Agency staff initiated discussions with the Agency Board regarding the current limitations with the Redevelopment Plan for Project No. 1. These limitations will constrain the Agency's ability to correct blighting conditions, promote economic development, and facilitate the development of affordable housing within Project Area No. 1. These limitations include: • An unworkable public projects list which does not accord with the broader statutory authority and enabling provisions of the Redevelopment Plan for Project Area No. 1. In pursuing economic development, affordable housing, and other redevelopment activities in Project Area No. 1, the Agency finds that the development of public facilities and/or infrastructure is necessary to their success. The existing language within the Redevelopment Plan for Project Area No. 1 may frustrate the provision of funding for these projects. • Financial limitations which constrain the Agency's ability to pursue further redevelopment activities. Should this limit be reached, the Agency will not receive tax increment revenue necessary to finance future Agency and taxing agency redevelopment projects. • As separate project areas, revenues from one project area typically cannot be used in the other project area. Although the Agency deals with many programs and activities which have benefits and applications outside of one project area, the Agency is generally constrained from utilizing the revenues from one project area in the other project area. A merger would provide greater flexibility, and would enhance the ability of the Agency to better focus and concentrate its efforts on these matters of greatest importance during a given time period. k,mn �pmp 2 04/06/93 • Expiration of the power of eminent domain will inhibit future consolidation on a selective basis in promoting beneficial projects and eradicating blighting conditions. Although this task has been sparingly applied, it has been a necessary adjunct to negotiations and may be critical if the Agency is to implement powers and redevelopment programs at such time as the State and the region experience economic recovery. Given the constraints featured in the existing Redevelopment Plan for Project No. 1, combined with the infrastructure and economic development needs in Project No. 2 and the desire to set forth redevelopment plans in the existing Project Areas which are consistent and uniform in application, the Agency is proceeding with the merger of the two Redevelopment Projects. The Merger would address the limitations inherent in the Project No. 1 Redevelopment Plan, and, with its adoption, would provide the Agency with the maximum flexibility to utilize available tax increment revenue funds throughout both Project Areas. This Preliminary Plan has been prepared in accordance with Section 33324 of the Redevelopment Law which states that a 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; (c) show how the purpose of the Law would be attained by such implementation of the redevelopment plan; (d) show how the proposed redevelopment plan conforms to the general plan; and (e) describe, generally, the impact of a redevelopment project upon residents of the project area and surrounding neighborhoods. 3 04ro6,93 U. PROJECT AREA LOCATION AND DESCRIPTION The Project Area is located in the City of La Quinta, Riverside County, California. Located in the Coachella Valley, the City of La Quinta is 20 miles southeast of Palm Springs and 237 miles from Los Angeles. The City was incorporated in 1982 and encompasses an area of 23 square miles. The regional location of the City is depicted on Exhibit 1. Project Area No. 1 is bounded generally by Avenue 50 to the north, Jefferson Street to the east, Avenue 60 to the south, and the City limit boundary on the west. The boundaries of Project Area No. 1 are shown on Exhibit 2. Located in 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. Project Area No. 2 also includes property west of Washington Street, north of the prolongation of the future alignment of Avenue 48; property surrounding Point Happy, north of Highway I I I and west of Washington Street, and property easterly of Jefferson Street and north of Highway 111. Project Area No. 2 is depicted on Exhibit 3. As merged, the Project Area would encompass all territories of Project Area Nos. 1 and 2. The Merger does not propose to either add or delete property from the existing Project Areas. tMmuv�Ian 4 04/06/93 III. GENERAL STATEMENT OF PROPOSED PLANNING ELEMENTS A. LAND USES The land uses permitted in the Project Area shall be in conformance with the City of La Quinta General Plan (the "General Plan"), the Zoning Ordinance of the City, and all other state and local building codes and guidelines as they now exist or are hereafter amended. The following uses are presently permitted by the General Plan: - RESIDENTIAL Very Low Density Low Density Medium Density High Density - COMMERCIAL Village Commercial Tourist Commercial Special Commercial Mixed Commercial General Commercial Commercial Park - OPEN SPACE - WATER COURSE/FLOOD CONTROL B. GENERAL STATEMENT OF PROPOSED LAYOUT OF PRINCIPAL STREETS The principal streets within the Project Area include State Highway I11, Avenue 50, Washington Street, and Jefferson Street. The layout of principal streets and those that may be developed in the future shall conform to the Circulation Element of the General Plan as currently adopted or as hereafter amended. hq-U\mP1- 5 04/06/93 Existing streets within the Project Area may be closed, widened or otherwise modified, and additional streets may be created as necessary for proper pedestrian and/or vehicular circulation provided they are consistent with the General Plan. C. GENERAL STATEMENT OF PROPOSED POPULATION DENSITIES Permitted densities within the Project Area shall conform to the General Plan as currently adopted or as hereafter amended, and applicable ordinances and local codes. D. GENERAL STATEMENT OF PROPOSED BUILDING INTENSITIES Building intensity shall be controlled by limits on: (1) the percentage of the building site covered by the building (land coverage); (2) the ratio of the total floor area for all stories of the building to the area of the building site (floor area ratio), (3) the size and location of the buildable area on the building site; and (4) the heights of the building. The limits on building intensity shall be established in accordance with the provisions of the General Plan, Zoning Ordinance, and local codes and ordinances, as they now exist or are hereafter amended. The land coverage, sizes and location of the buildable areas will be limited, as is feasible and appropriate, to provide adequate open space and parking. E. GENERAL STATEMENT OF PROPOSED BUILDING STANDARDS Building standards shall conform to the building requirements of applicable local codes and ordinances. The Agency may consider more restrictive requirements and may incorporate such requirements into the Redevelopment Plan in the interest of the public health, safety and welfare. vamubrev 6 04/06/93 IV. ATTAINMENT OF THE PURPOSES OF THE REDEVELOPMENT LAW The purposes of the California Community Redevelopment Law, Health and Safety Code Section 33000 et sea. (the "Redevelopment Law") are to protect and promote the sound development and redevelopment of economically, socially and physically deficient areas, and to protect the general welfare of the inhabitants of the communities in which they exist. These purposes would be attained more extensively through the Merger by allowing the Agency to alleviate conditions of blight in the Project Area, revitalize commercial and industrial areas, protect residential uses and neighborhoods, incorporate additional public improvement and facilities projects and provide funds necessary to finance them. Procedurally, the Merger would be accomplished by amending both Redevelopment Plans for Project Area Nos. 1 and 2. Public Projects The Redevelopment Law requires that public facility and infrastructure projects are to be provided for in the redevelopment plan in conjunction with the redevelopment agency's funding said projects. As stated above, the Redevelopment Plan for Project Area No. 1 includes an unworkable public projects list which does not accord with the broader statutory authority and enabling provisions of the Redevelopment Plan for Project Area No. 1. Certain language in the existing Redevelopment Plan for Project Area No. 1 may frustrate the ability of the Agency to gain outside support for or to provide needed funding to address particular public improvements which are identifiable as community development needs, and the provision of which would alleviate such conditions of blight as poor traffic circulation, inadequate street construction, flooding conditions, and traffic safety problems. laginWpMm % 04/06/93 Bonded Indebtedness and Tax Increment Revenue Limits The Redevelopment Law states that a redevelopment plan shall contain a limitation of the total tax increment an agency may receive and total dollar amount of bonds outstanding at one time. By modifying the limitations as contemplated by the Agency, the Agency will have an ongoing capability to meaningfully address and support economic development programs, programs to remedy deficiencies of public improvements, and programs for the promotion of affordable housing. Although Project Area No. 2 has the greater development potential, which could result in significant tax increment revenue, the existing tax sharing agreements with affected taxing entities have resulted in the Agency retaining only 50% of all tax increment revenue generated within this Project Area. Of these funds, the Agency must allocate 20% to increase and improve the supply of affordable housing within the community. As a result, for every dollar of tax increment revenue generated within Project Area No. 2, the Agency is left with only $0.30 to facilitate nonhousing redevelopment activities. In addition, activities concerning the taxing of Agency revenue from Project Area No. 1 have resulted in the frustration of planning and implementation which would be alleviated in part by the Merger. The Redevelopment Law generally does not allow the transfer of tax increment revenue from one project area to another project area. However, through the merger process, all of the resources of Project Area No. 1 and Project Area No. 2 can be pooled to better focus upon these programs needed from time to time, and generating wider benefit. V. CONFORMANCE TO THE GENERAL PLAN OF THE CITY This Preliminary Plan conforms to the City of La Quinta General Plan. The Plan proposes a consistent pattern of land uses and includes all highways and public facilities as indicated by the General Plan as it now exists or is hereafter amended. hgimWpr hl 8 04/06/93 VI. GENERAL IMPACT OF THE PROPOSED PROJECT UPON THE RESIDENTS OF THE PROJECT AREA AND SURROUNDING NEIGHBORHOODS The impact of the Merged Project will generally be in the areas of improved public infrastructure, facilities and services, improved living environment, increased and improved supply of affordable housing, and enhanced employment and economic activity. Redevelopment activities within the Project Area will provide for the improvement, development, replanning, redesign, reconstruction and rehabilitation of the area and the provision of commercial, industrial, public and other structures and open spaces in the interest of the general welfare of the community. It is also anticipated that redevelopment activities orchestrated by the Agency will provide additional employment opportunities and enhance the environmental quality of the community. Thus, the impact of the Merged Project upon the entire City will be positive. Implementation of the Redevelopment Plan will occur as sufficient financial resources are available. Redevelopment projects are intended to be phased over a period of time, with only a limited amount of direct activity at any one time. Redevelopment projects will be subject to future review and approval by the City Council, Agency, Planning Commission and other appropriate bodies after input has been solicited from affected residents, property owners and other interested parties. vgmva�L.n 9 04/06/93 Em a ME a mm a_ Jam a sma amt® MILES I • �\1 ®aMA AVENUE \ al f CO 1—a - I I AVENUE �i-a=as®iE�a� O t 1 EEC®4 d�say W W 2■ F N' ■ ■ AVENUE A maanIII F�^ sod 1 46 ®a®a6:J4a®aE'3B�sa' 11 ICI ' f. A i 0 I114, j •-''°'° III �0 it • lI[4Q 1 i 1 L11q : f: 'A SA 1 i ■+'� ? rTLEBRU=N usi F� ASUfRO ■ ®■ a ■ Em ■ Project Area Boundaries EXHIBIT 11311 All �W �a�aq o ■ .■ 1 — 312 �ra� j■ I I ' wENUE ]O PROJECT AREA NO. 2 MAP ROSENOW SPEVACEK GROUP INC. ' � II E ®® Project Area Boundaries KIM_ ..... . mm Gm ` 3iiI n j!, f i I � I III 74, L= r.3 =L 1 to 1 I I m EJMN .. EXHIBIT 112" PROJECT AREA NO.1 MAP ROS ENOW SPEVACEK GROUP INC. ® RIVERSIDE Rtrwelds County DESERT MOT SPRINGS / ® PALM S*kQINGS 1 : \ LA OUINpA EXHIBIT Hill CITY OF LA QUINTA REGIONAL LOCATION ROSENOW S PEVACEK GROUP INC.