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2018 05 30 CC & PC Special Joint MtgCITY COUNCIL AND PLANNING COMMISSION AGENDA MAY 30, 2018 SPECIAL JOINT MEETING Page 1 of 1 NOTICE AND CALL OF SPECIAL JOINT MEETING OF THE LA QUINTA CITY COUNCIL AND LA QUINTA PLANNING COMMISSION TO THE MEMBERS OF THE CITY COUNCIL AND PLANNING COMMISSION OF THE CITY OF LA QUINTA AND TO THE CITY CLERK: NOTICE IS HEREBY GIVEN that a Special Joint Meeting of the La Quinta City Council and La Quinta Planning Commission is hereby called to be held on May 30, 2018, commencing at 3:00 p.m. at La Quinta City Hall, 78495 Calle Tampico, La Quinta, California. STUDY SESSION 1. DISCUSS HIGHWAY 111 CORRIDOR DESIGN AND ENHANCEMENT RECOMMENDATIONS BY URBAN LAND INSTITUTE TECHNICAL ASSISTANCE PANEL Dated: May 24, 2018 /s/ Linda Evans LINDA EVANS, Mayor Attest: MONIKA RADEVA, Acting City Clerk DECLARATION OF POSTING I, Monika Radeva, Acting City Clerk, do hereby declare that the foregoing notice for the Special Joint Meeting of the City Council and Planning Commission of the City of La Quinta, on May 30, 2018, was posted on the outside entry to the Council Chamber at 78495 Calle Tampico and on the bulletin boards at 51321 Avenida Bermudas and 78630 Highway 111 on May 24, 2018. DATED: May 24, 2018 MONIKA RADEVA, Acting City Clerk CITY COUNCIL AND PLANNING COMMISSION AGENDA MAY 30, 2018 SPECIAL JOINT MEETING Page 1 of 2 AGENDA SPECIAL JOINT MEETING OF THE LA QUINTA CITY COUNCIL AND LA QUINTA PLANNING COMMISSION CITY HALL STUDY SESSION ROOM 78495 Calle Tampico, La Quinta WEDNESDAY, MAY 30, 2018, AT 3:00 P.M. CALL TO ORDER – City Council and Planning Commission ROLL CALL: Councilmembers: Fitzpatrick, Peña, Radi, Sanchez, Mayor Evans ROLL CALL: Commissioners Bettencourt, Caldwell, Currie, McCune, Proctor, Wright, and Chairperson Quill PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA At this time, members of the public may address the City Council on any matter not listed on the agenda. Please complete a "Request to Speak" form and limit your comments to three minutes. The City Council values your comments; however, in accordance with State law, no action shall be taken on any item not appearing on the agenda unless it is an emergency item authorized by GC 54954.2(b). CONFIRMATION OF AGENDA PLEDGE OF ALLEGIANCE STUDY SESSION 1. DISCUSS HIGHWAY 111 CORRIDOR DESIGN AND ENHANCEMENT RECOMMENDATIONS BY URBAN LAND INSTITUTE TECHNICAL ASSISTANCE PANEL COUNCIL AND COMMISSION MEMBERS’ ITEMS City Council agendas and staff reports are available on the City’s web page: www.laquintaca.gov CITY COUNCIL AND PLANNING COMMISSION AGENDA MAY 30, 2018 SPECIAL JOINT MEETING Page 2 of 2 ADJOURNMENT ********************************* The next regular meeting of the City Council will be held on June 5, 2018, at 4:00 p.m. at the City Hall Council Chambers, 78495 Calle Tampico, La Quinta, CA 92253. DECLARATION OF POSTING I, Monika Radeva, Acting City Clerk, of the City of La Quinta, do hereby declare that the foregoing Agenda for the Special Joint Meeting of the City Council and the Planning Commission of the City of La Quinta, on May 30, 2018, was posted on the City’s website, near the entrance to the Council Chambers at 78495 Calle Tampico, and the bulletin boards at the Stater Brothers Supermarket at 78630 Highway 111, and the La Quinta Cove Post Office at 51321 Avenida Bermudas, on May 24, 2018. DATED: May 24, 2018 MONIKA RADEVA, Acting City Clerk City of La Quinta, California Public Notices The La Quinta City Hall is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk’s office at (760) 777-7092, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the City Council, arrangements should be made in advance by contacting the City Clerk’s office at (760) 777-7092. A one (1) week notice is required. If background material is to be presented to the Councilmembers during a City Council meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the City Clerk for distribution. It is requested that this take place prior to the beginning of the meeting. Any writings or documents provided to a majority of the City Council regarding any item(s) on this agenda will be made available for public inspection at the Community Development counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal business hours. City of La Quinta SPECIAL JOINT CITY COUNCIL AND PLANNING COMMISSION MEETING: May 30, 2018 STAFF REPORT AGENDA TITLE: DISCUSS HIGHWAY 111 CORRIDOR DESIGN AND ENHANCEMENT RECOMMENDATIONS BY URBAN LAND INSTITUTE TECHNICAL ASSISTANCE PANEL RECOMMENDATION Discuss and provide direction to staff for Highway 111 Corridor visioning. EXECUTIVE SUMMARY •Council and the Planning Commission have identified Highway 111 Corridor (Corridor) visioning as a priority. •Staff engaged the Urban Land Institute (ULI) Technical Assistance Panel (TAP) to provide recommendations. •The ULI TAP toured the Corridor and conducted one-on-one stakeholder interviews and focus groups discussions in April 2018. •The ULI TAP will make a presentation to receive Council and Commission input. FISCAL IMPACT The ULI TAP analysis cost is $15,000. The 2018/19 operating budget recommends $205,000 for planning consulting services to refine and implement the Highway 111 Corridor vision. BACKGROUND/ANALYSIS ULI is a network of real estate and land-use experts that provide market analysis, planning, infrastructure, finance, and development expertise to address complex land- use challenges and to identify opportunities. ULI convened a TAP of 11 specialists who over a three-month period developed a strategy based upon field and market data, community realities, and best practices. The City commissioned the ULI TAP review to address the following: 1.What funding or partnership strategies for improving Corridor aesthetics should the City consider? What is the right design to improve aesthetics and promote business visibility and access? 2.There is concern about the future viability of the Corridor’s commercial use, the largest tax revenue generator for the City: a.What are the appropriate size and mix of uses? b.What can the City do to promote a vibrant business community? STUDY SESSION ITEM NO. 1 c.How can the City assist commercial uses as e-commerce continues to consume more market share? 3.How will emerging technologies affect the Corridor (autonomous vehicles, vehicle electrification, Uber/Lyft)? 4.Is vertical mixed-use development the highest and best use from a City economic viability standpoint? 5.What opportunities should City consider when CV Link is constructed? 6.What are the costs and benefits of a complete streets redesign? 7.What policy, land-use and development strategies can be implemented to position the Corridor for the future? The first phase included data collection and site visit. Two focus groups were held April 25, 2018 with stakeholders that included property owners, real estate professionals, agency representatives, Planning Commissioners, and City staff. The ULI TAP then analyzed the data and input, and prepared a final presentation; a comprehensive written report will be submitted in 3-4 weeks. Staff is seeking input and direction from the Council and Commission for subsequent Corridor planning efforts. Prepared by: Gabriel Perez, Planning Manager Approved by: Frank J. Spevacek, City Manager POWER POINTS SPECIAL MEETING CITY COUNCIL & PLANNING COMMISSION MAY 30, 2018 TECHNICAL ASSISTANCE PANEL May 30, 2018 City of La Quinta - Highway 111 Corridor Study ABOUT THE URBAN LAND INSTITUTE •Founded in 1936, as a non-profit research and education organization (not a lobbying group). •Over 30,000 worldwide - public and private sector professionals in all aspects of land use planning and real estate development. •ULI Los Angeles and ULI Orange County/Inland Empire are two of the 10 largest District Councils in the world. •Mission: To provide leadership in the responsible use of land in creating and sustaining thriving communities worldwide. TECHNICAL ASSISTANCE PANELS (TAP) •Advisory services since 1947. •TAPs at the local level (vs. a national panel) with members volunteering their time and giving back to the community. •Provide public sector with a tool to solve complex real estate and land use issues in a uniquely objective, transparent way. •Professionals with expertise in real estate, planning, traffic engineering, finance, design, marketing, and development provide unbiased findings and recommendations GUIDING PRINCIPLES The final outcome of every ULI TAP is that it is transparent, objective and unique. PARTICIPANTS Panelists •Manuel Bouza, MG2 •Andrew Bowden, Land Concern •Sheila Cedervall, PlaceWorks •Vaughan Davies, Perkins Eastman •Stephen Nieto, South West Concepts •Anthony Petros, LSA Associates •Sergio Ramirez, City of Long Beach •Robert Reicher, The Reicher Company •Carl Rieger, Eastdil Secured •Spencer Wampole, The Wampole Group Co-Chairs ULI Staff & Support •Oscar Uranga, IMG •Carol Mentor McDermott, Entitlement Advisors ULI Leadership •John R. Williams, Chair, ULI OC/IE •Denise Ashton, Vice Chair, ULI OC/IE •Kendra Chandler, Executive Director ULI OC/IE •Stacy Greer, District Council Manager, ULI OC/IE •Katie Holst, Senior Associate, ULI OC/IE TAP SCHEDULE January 2018 The City of La Quinta approached ULI with a request for a TAP. March 2018 TAP panelists selected, Scope of Services was completed. April 24 TAP panelists site tour and stakeholder interviews. May 18 TAP design brain storming session in La Quinta. May 24 TAP panelists share findings. May 30 TAP panelists present findings to City. July 30 Written report consolidating key findings and conclusions. PROCESS Meet with Stakeholders •Clearly understand issues, vision, and objectives •Maximize ULI’s land use expertise •Provide relevant solutions and recommendations Due Diligence •Review existing information •Market studies •Create base maps •Parking studies •Initial design concepts •Analogs Establish a Scope of Work Brainstorm •Market factors •Concept plans •Pros and cons •Concept refinement •SWOT Analysis Panelists Present Conclusions Create the Final Report TAP SCOPE OF WORK Evaluate the 111 corridor & position it for long term economic viability.  The following options & questions are to be evaluated… SCOPE OF WORK: Questions… How to encourage commercial viability of Hwy 111 corridor? How to promote commercial uses as e- commerce consumes a larger market share? How will rapidly changing tech affect 111? What is the appropriate size & mix of uses? How to initiate & implement funding /partnership strategies? SCOPE OF WORK: Questions… How to strengthen links to CV Link trail? How can aesthetics improve business access & visibility? What are the benefits of a complete streets redesign for Highway 111? What policy, land use, and development strategies will best position 111 for the future? SCOPE OF WORK: City Options 1.Update Existing Highway 111 Design Guidelines. 2.Create a Corridor Area Plan providing design guidelines, traffic analysis, & code revisions. 3.Create a Highway 111 Specific Plan consolidating existing Specific Plans OBSERVATIONS & IMPLICATIONS REGIONAL CONTEXT MAP 111 CORRIDOR CONTEXT DIAGRAM 111 CORRIDOR BASE MAP 111 PARKING OPPORTUNITIES OBSERVATIONS: Market Report - Retail LA QUINTA RETAIL LOCATIONS •Two clusters: 111 Corridor and La Quinta Village •35,000-45,000 vehicles per day along 111 Corridor •Hwy. 111 Corridor accounts for over 70% of city sales tax revenue •Corridor houses 75 retail, service and restaurant facilities in 21 commercial/office developments. OBSERVATIONS: Market Report •Retail availability rate in La Quinta is 13.5%, majority are in Power Centers (283,000 SF) and Neighborhood Centers (116,000 SF) •Hospitality: average Daily Rate in LQ/IW facilities is $218 ($209 weekday, $233 weekend), $50 lower than Valley •Average daily dining spending for La Quinta guest parties was $178, compared to $121 for valley-wide guests •Average daily shopping spending for La Quinta guest parties was $515, compared to $115 for valley-wide guests •Average price for new home projects in La Quinta is $730,000 ($251 per square foot) OBSERVATIONS: Retail LA QUINTA RETAIL INVENTORY BY CENTER TYPE & STATUS Center Type Rentable Building Area (SF) Total Available Space (SF) Availability Rate Average Weighted Rent (Annual) General Retail 421,742 51,046 12.1% $21.00 General Retail (Community Center) 564,503 13,660 2.4% $29.93 General Retail (Neighborhood Center) 578,621 115,599 20.0% $17.91 General Retail (Power Center) 1,559,072 282,590 18.1% $21.33 General Retail (Regional Mall) 649,230 43,934 6.8% $26.87 General Retail (Strip Center) 107,066 16,023 15.0% NA Grand Total 3,880,234 522,852 13.5% $23.00 OBSERVATIONS: Retail Ecommerce Share of US Retail Sales MARKET SETTING: Key Findings •Tourism is the leading economic force in Coachella Valley •Experiential retail continues to grow, providing a tool to attract brick and mortar business lost to cybershopping •Other retail opportunities: specialty food stores, hobby, music & book stores, building and gardening supplies, drinking establishments, and full service restaurants •Hospitality: La Quinta properties perform on par & compete with others in Coachella Valley •Residential: Existing apartments run at 100% occupancy with lower rents due to lower-wage nature of the area’s economic base. IMPLICATIONS Retailtainment: fusion of retail & entertainment is an option for the future of brick and mortar retail IMPLICATIONS: Retailtainment Container Park, Las Vegas IMPLICATIONS: Retailtainment Container Park, Las Vegas IMPLICATIONS: Retailtainment The Camp, Costa Mesa IMPLICATIONS: Retailtainment The Camp, Costa Mesa STAKEHOLDER OBJECTIVES STAKEHOLDER OBJECTIVES •An emphasis on multi-modal transportation and links to CV Link trail is needed – electric bike sharing •Access ways providing shading & seating is desirable •Incentives are needed to encourage hospitality uses •A pedestrian scaled enhanced mobility district would draw a multiple consumer mind set rather than single purpose big box shoppers •Flexible spaces are needed including subleasing of tenant space during festivals •Suggested uses are daycare, dog park, indoor tennis center or other sports to bring people for other reasons than retail DESIGN CONCEPTS PROCESS DIAGRAMS pedestrian zones 5 minute walk diagram event district PROCESS DIAGRAMS open space opportunities corridor framework opportunities DESIGN DIAGRAMS: Study Framework PEDESTRIAN DISTRICTS: Organized within a 5 Minute Walk 1.Entertainment and Arts District •Shaded circular walkway connecting both sides of 111. •Pop -up art festival area near theater/ retail 2.Recreation and Retail District •Family oriented entertainment near CV Link 3.Hospitality and Mixed Use District •City owned site is a hotel opportunity DESIGN DIAGRAMS: Pedestrian Districts CATALYST SITES: Economic Development Opportunities 1.Create a Regional Development Plan with Cities of Indian Wells and Indio •Capitalize on Indian Wells Tennis Center •Polo Center / Polo Square Lifestyle Zone 2.Provide Family Recreation Areas •Splash Park / Wave Machine •Top Golf / Indoor Driving Range DESIGN DIAGRAMS: Phased Catalyst Sites DESIGN DIAGRAMS: Event Sites DESIGN CONCEPTS •Enhancements at major intersections - encourage entry into retail areas •Palms highlight major & minor roundabouts •Pedestrian crossings or pedestrian bridge connect both sides of 111 with safe, well defined specialized paving •Multi-modal “green streets” encourage pedestrian activity in interior districts and enhance visibility •Parklets provide gathering spaces & provide relief from asphalt paving SITE DIAGRAMS – Street Connections SITE DIAGRAMS: Landscape Opportunities SWOT Analysis – Streetscape Design •Strengths •Provides unity and a common theme •Creates visual interest to a visually challenging landscape •Can create a ‘richer’ feel to the retail experience •Unifies the Street Furniture – street lights, benches, trash receptacles, bus stops, signage •Weakness •Repetitive tree plantings may not appeal to everyone •Some property owners may feel that new tree plantings will block signage to existing uses •Who pays for the new landscape, who maintains it? •Auto dealerships may not like having to move their cars out of the landscape easement area • •Opportunities •Creates a better retail center experience •Can become a ‘richer’ more dynamic main street •Reduce the feeling of being ‘hot and arid’ with shade elements along the pedestrian sidewalk •Make this more ‘walkable’ and more ‘pedestrian friendly’ for 8 months of the year • •Threats •Placement of existing buildings is not ‘pedestrian friendly’ •Shade elements may block existing signage •It’s hot, hot, hot during the summer, so the chances of people walking the streetscape is remote except during the evening •Auto dealerships won’t want trees in front for fear of blocking views to their cars and dirt and debris from the trees, birds, etc… ANALYSIS & IMPLEMENTATION ANALYSIS – Question #1 What funding or partnership strategies for improving Corridor aesthetics should the city consider? What is the right design to improve aesthetics and promote business visibility and access? •Consider a public / private partnership for the city owned parcel as an incentive for a major hotel / mixed use development •Street improvements / master signage program for a cohesive aesthetic that creates a positive experience for motorists and pedestrians •Encourage pockets of urbanism to generate excitement and draw consumers: experiential retail and retailtainment concepts •Several creative financing strategies are listed in the Implementation portion of the presentation TOD ANALYSIS – Question #2 TOD Residentia l Retai l There is concern about the future viability of Hwy. 111, the largest tax revenue generator for the city: What are the appropriate size and mix of uses? •Marketing report points to specialty food stores, hobby, music & book stores, building and gardening supplies, drinking establishments, and full service restaurants. What can the city do to promote a vibrant business community? •The city should encourage flexible uses and parking reduction to create more space. Thematic signage & wayfinding, cohesive, attractive landscaping will create a more upscale appearance. How can the city assist commercial uses as e-commerce continues to consume more market share? •Hybrids between e-commerce and brick and mortar stores are becoming a popular replacement for big box retail. ANALYSIS – Question #3 TOD Residentia l Retai l How will rapidly changing technologies affect the Corridor (autonomous vehicles, vehicle electrification, Uber / Lyft)? •Dealership spaces will change – showrooms instead of inventory so less space is needed •Charging centers will be needed near activity areas •Ridesharing services will impact physical development of sites •Reduction of parking requirements with more ride sharing and multi- modal transportation •Geo-fenced technologies & game theory for way-finding & generation of sales •District-wide wi -fi for patrons and other visitors •Battery operated scooters and bikes for use along CV link •More space can be devoted to hospitality uses to increase revenue from visitor taxes ANALYSIS – Questions #4 & #5 TOD Residentia l Retai l Is vertical mixed use development the highest and best use from a city economic viability standpoint? •Not at the present time but it will make sense at some point in the future so it’s important not to have policies that prohibit mixed use development What opportunities should the city consider when CV Link multi-use trail is constructed? •Encourage way finding and connections and linkages to the CV Link •Implement a bike sharing program similar to the City of San Diego •Encourage new construction to face toward the channel / CV Link ANALYSIS – Questions #6 & #7 TOD Residentia l Retai l What are the costs and benefits of a complete streets redesign of the highway 111 Corridor? •Layered network approach to complete streets is an important means to provide choice and encourage active transportation •Costs include coordination and cooperation with private landowners, modest capital investment in paths and trails •Benefits accrued are: no additional right-of-way, safety enhancement and hazard avoidance, direct linkage between circulation and land use What policy, land use and development strategies could be implemented now to position the Corridor for the future? •Join forces with the Cities of Indio and Indian Wells to capitalize on existing regional draws and develop new attractions •Create a policy to enhance the corridor and encourage experiential uses – be flexible with allowed uses IMPLEMENTATION – City Options Create a Highway 111 Specific Plan Consolidates existing plans & creates a unified identity  New Development Regulations Strict on form but allow flexible uses to provide many options for rapidly changing needs Reduced parking standards Opens up space and allows for multi-modal opportunities & new technologies 1 IMPLEMENTATION – City Options Hire a nationally-recognized branding firm Create name and imagery for the corridor (p 31 of “History of La Quinta”, 1990 cites need for unified identity) Create pods of urbanism with experiential retail Bridges on-line and brick and mortar shopping Encourage pedestrian connections from CV link Unify both sides of 111 to draw in shoppers 3 IMPLEMENTATION – Finance Tools  Business Improvement Districts (BID) Assessment to fund improvements and services  Enhanced Infrastructure Finance District (EIFD) Similar to BID but 55% voter approval / 45 year bond, increased tax revenue used to repay bonds  Infill and Transit Improvement District (NIFTI) Promotes infill housing near transportation centers, pending approval by CA legislature Public Private Partnerships (PPP) Investors / city work jointly to improve area – finance partners with vested interest in area Participating Ground Leases (PGL) Option for City -owned land to incentivize creative & stimulating development that will draw people 3 IMPLEMENTATION: CV Link IMPLEMENTATION: Transportation