1984 10 24 CC! AGENDA
CITY COUNCIL CITY OF LA OUIN*
An adjourned regular rreeting to be
held at City Hall, 78-105 Calle
Estado1 La Qilinta, California.
October 24, 1984 2:00 p.m.
1. CALL TQ ORDER
A. Flag Salute
2. RDLL CALL
3. PUBLIC C*4MENT
4. WRI*i* CC*MUNICATIONS
5. C*ME** BY COUNCIL ME**BERS
6. HEARINGS
7. CONSENT CALENDAR
8. BUSINESS SESSICN
A. Study session to discuss status of project and the traffic circulation issues
related to Specific Plan No. 84-04; The Grove Associates, Applicant. No
action at this n*eting). Planning Corrinission and Council hearings scheduled
for October 30 and Nov*tiber 6 respectively).
B. Beport fr* the City Manager regarding Proposition 36.
1. Resolution for adoption.
C. Other.
9. ADUrOUI*ThUNT
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MEMORANDUM
CITY OF LA QUINTA
To The Honorable Mayor and Maeers of the City Council
The Honorable Chaiaaan and * of the Planning *mission
From *munity Develo*it*nt Director
Date: *tceer 24, 1984
Subject: Specific Plan No. 84-04
Zone Change Case No.84-014
EIR Addendum
Location: Generally Bounded by Avenue 48 Alignment on the North, Jefferson
Street on the East, Avenue 50 on the South, and Washington Street
on the West
Applicant: The Grove Associates
*quest: Approval for up to 1500 dwelling units and a 28-acre country club
with 80 guest cottages and * 18-hole golf courses on approxiinately
682 acres.
B*GE*UND
This special joint City Council/Planning **luission study session has been
established to review the status of the project and the traffic circulation issue.
It is * understarxiing that discussion is limited solely to those issues and that
no decisions can be made except as part of future public hearings. This 1l*L* is
prepared in light of those considerations.
STAIUS OF P*
Applications for the project are currently pending with public hearings scheduled
before the Planning Q:ir[nission on October 30, 1984, and the City Council on
*vebber 6, 1984. The Tentative Paccel Map has not been scheduled since it only
reguires a public hearing before the C*twnity Devel*tent Director.
The following chronology includes various milestones associated with the current
project. It does not necessarily include all meetings and nurteous pone calls
are not referred to. S*t* dates are approximate and to the best of ny recollection.
April 2, 1984 Preljimi* neeting between City Staff and Applicant's
representatives to discuss project.
May 22, 1984 City Manager and **ity Develcpeent Director neeting
with Jack Marshall representing The Grove Associates)
and Dave Ho*rton project ardiitect/planner) to discuss
revised project, application procedures, scheduling, etc.
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SThPT REPO* C* C*Th/PIANNING a*ISsION
October 24, 1984
Page 2.
May 23, 1984 Letter to *ounity Develo*ir*nt Director from Dave I*werton
as foll*up to meeting.
Early Mid-June *ccunity Develo*irent Director advises Dave Howeon of
application detail including inproved format for revised
Specific Plan, use of original EIR with addendum, tentative
scheduling, fees, etc.
*e 22, 1984 *ounity *velo*it*nt Director meets with Dave Howerton
July 13, 1984 *anity DevelQument Director meets with Jim Kaw*a
traffic engineer Berryman & Stephenson) to discuss their
participation in traffic analysis of project.
July 20, 1984 Dave Howerton si*its application for Specific Plan, Change
of Zone, EIR Addendum.
July 26, 1984 Principal Planner transmits letter to Berryman & Stephenson
requesting review of applicant-prepared traffic study and
requesting, if possible, for review to be ccopleted *
August 17, 1984.
July 27, 1984 *uoity Develo*r*t Depar*t transmits request for
caritents" to affected agencies, utilities, etc., r*uesting
responses by August 17, 1984, and noting a tentative hearing
date of Septebeer 11, 1984.
August 1, 1984 Remaining portions of application materials susmitted.
August 5-17, 1984 Pesponses received from CVWD, Southern California Gas Cop*y,
Ceneral *lephone, Ccoonity Safety Coordinator, City Engineer,
Fire Marshall *te: Pesponses not received from Health
Deparaent, City of lndio, leperial Irrigation District, Desert
Sands School District).
August 9, 1984 Letter to Planning COcOiss ion Chairman re*uesting informal
information meeting with Planring CcKoission.
August 15, 1984 C*tuiL*ty Developeent Departyrent receives draft review of
The Grove traffic study prepared by Berryman & Stephenson.
*ek of
August 20, 1984 acounity Developeent De*ment Staff meets with representatives
of Berryman & Stephenson to discuss traffic study and *unity
Develc*x*ent Director indicates that additional analysis is needed.
* of
August 27, 1984 Occunity Devel**ent Director advises Dave Howerton that
tentative hearing date of * 11, 1984, cam*t be set
due to additional time for traffic analysis and other Staff
projects.
August 29, 1984 Principal Planner transmits letter to Berryman & Stephenson
detailing additional traffic study and circulation analysis
to be done.
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SThFF PEPOPT CITY COU**IL/PLANNING CC*ISSION
October 24, 1984
Page 3.
Septeber 4, 1984 City Manager and C*t*riunity Devel*:*ent Director rteet with
Jack Marshall, Dave Howerton, John Sanborn project engineer),
and Paul Seltzer attorney) to discuss the project.
Sept*t**r 10, 1984 The Gro**e Associates provide a slide presentation and other
informational material about the project to a Planning
Ca*mission study session.
Sep*ber 13, 1984 Principal Planner transr[Lits additional information needed by
Berryman & Stephenson for their study.
Septeber 14, 1984 *ounity Devel*:it*nt Deparaent receives response fran City
of Indio on project.
Sept*rbar 26, 1984 SanbOrn/*bb sul**ts application for T*ntative Parcel Map for
the project.
Septeeer 27 or
28, 1984 *:*rrnunity Devel*zrent Director advises Dave Howerton that
tentative hearing date of October 9, 1984, cannot be ret due
to lack of car*letion of traffic study and agrees to set
special Planning Ccuinission meeting for October 23 or 30
depending on traffic study and staff neetings with applicant).
October 3, 1984 * Developeent D*arteent receives copies of preliminary
Traffic and Circulation Study by Berryrnan & Stephenson.
October 9, 1984 Cooounity Devel**nt Depar*t tran**ts reguest for c*tit*ts"
on paroel map requesting responses by October 31, 1984.
October 10, 1984 Cariti*ty Developeent Director, Principal Planner, Jim Kawartura,
Jack Marshall, Dave Howerton, Charlie Abrarns applicant's traffic
engineer) and others reet to discuss the preliminary study and
report by Berryrnan & Stephenson.
October 11, 1984 Q*tiuoity Devel***nt Director reets with Dave I*,werton and
advises that Staff will reguest project redesign to include
Adams Street through the prrperty. At conclusion of reeting,
letter su*tted withdrawing project unless certain conditions
are satisfied prior to October 15.
October 12, 1984 City Manager tran*nits letter to applicant in response to
withdrawal letter.
October 22, 1984 c*timnnity Developeent Depar*t receives final study and
report fran Berryman & Stephenson.
of course, it should be noted that this chronology does not include all n*tings or
discussions with the Applicant or his representative, but I believe it presents a
good overrie* of the major milestones to date with regard to this project.
It should be *phasized that at no t*e did Staff establish a hearing date for the
project which was other than tentative since any hearing date was contingent on
action by others being c*r*leted in sufficient ti're to allow adeguate Staff review
and the opportunity for Staff to reet with the Applicant to attempt to resolve any
concerns that develcped.
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SThFF REPOR* CITY C(*1**IL/PL*NING C*ISSI(*
*ber 24, 1984
Page 4.
In my experience, the tirre to date spent reviewing these applications prior to
hearing is still shorter than can reasonably be expected for such a major project.
You should be aware that the environyr*ntal determination i.e., to us an addendum"
rather than a new or revised EIR) considerably shortened the review period for the
project.
Reference is made in the Applicant's withdrawal letter that hearing dates were
changed without their consent. *iile, as noted abo*Te, these hearing dates were only
tentative and hence not firmly scheduled). It should be made very clear that it is
the unilateral authority of the City, through its Staff, to determne such scheduling.
*tiile effort is nade to consider Applicant desires, this is frequently not possible
due to the many, constantly changing priorities which affect Staff workload and
scheduling.
*IC STUDY
The major overiding and unresolved issue on this project relates to its impact on
areawide traffic and circulation. Fbre specifically, is an additional north-south
corridor i.e., Adams or Dune Palms) needed now or in the future? If either is
determined to be needed, the project would have to be ccxr*letely redesigned since
the roadway would bisect the project; and, this Applicant has indicated an unwilling-
ness to do the project with either roadway.
As part of the EIR Addendum, the Applicant included a Traffic Study prepared by
JHK & Associates. This study essentially was an update of one they prepared in early
1983, *ien Figgie 5 representatives first heard there might be s*r* interest on the
City's part for a north-south corridor through their property. The JHK study
concluded that, fran a traffic viewpoint, a north-south corridor through the project
was not needed to ac*tu*te present and projected traffic.
Since City Staff does not include the needed expertise to adequately review such a
major traffic study, arrangements were made to have Berryman & Stephenson an
engineering consulting firm that has performed this service in the past for the City)
review the JHK report. *iile they did not find fault with the methodology, their
initial report reached a different conclusion regarding the need for a north-south
corridor. * the limited scope of their review did not call for an extensive
analysis of this issue.
It then becarre evident to me that additional study and analysis was needed to resolve
the issue of the nortl*south corridor. As a result, I authorized Berryman & Stephenson
to prepare an A**jide Traffic and Circulation Study. * reasoning in requesting this
study was that since the General Plan Ciruulation Element would not be o**rplete for
scire time and since the decision on the need for the north-south corridor could have
significant irr*acts 15-20 years into the future, nore information was needed to assure
that the decision, which the Applicant expected in a timely manner, was a well-infor*t*d
cne. A traffic and ciuuulation study on scale similar to that of a general plan was
then *rrenced by Berryman & Stephenson.
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* REPORr CITY C*IL/PU***ING cc*iSsia*
*tober 24, 1984
Page 5.
The Berryman & Stephenson study concludes that the north-south corridor i.e.,
Adams Street) is necessary to acc*ti*te projected traffic when based upon current
general plan and zoning. The report alSO deals with a number of secondary issues,
but these can be dealt with at future public hearings since Staff and the Applicant
are not far apart on these issues.
There are valid critici*ns that can be made for each report. Each makes different
assunptions and uses different methodologies. There is no doubt that the conservative
or safe) conclusion is to require the north-scuth corridor, but the i't*acts on this
project are disadvantageous. I do not believe that this issue should be resolved solely
on the traffic figures or on whose are irost believable. Rather, other factors must
also be considered. S*t* of these include aesthetics i.e., six vs. four lanes),
scale of resort-type developeents, country club developeents vs. other forms of
residential develoeeents, etc. Many of these will be addressed by the general plan
but, in the ireantime, our decisions can only rely on the best information available.
Certainly, the project proponents can point to a nubeer of beneficial aspects to
their projects, including:
Major water and seeer extensions.
a Additional support to encourage timely start-up of new
sewer plant.
a T* d*n*d for mnnicipal and related services.
a Major it*roveeents to infrastructure including fees for
futrre ir*roveeents).
a High quality design and related standards which can add
to City's image and affect quality of surrounding projects).
Do these benefits offset the possible risks to the circulation syst*? Eventually,
the PropertY will be developed, but a totally different type of project, maybe a
less desirable one, may be the result.
At present, it* re*tmndation has supported the conclusion in the Berryman &
Stephenson study although I am continuing to evaluate the traffic information prior
to making a formal reoa**tion to the Planning C*r!nissiori at its * 30 public
hearing in the matter.
At the study session, I will provide a more detailed discussion of the content of
*;>*ictud* if that is desired.
lawrence L. Stevens, AICP APP*OVD
*munity Deeelcpe*t Director TO CONTENT.
ILs:drmT *OSR CITY COUNCIL MEETING
*0TYM**
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Addendum to
EIR No.90
THE GROVE
Prepared for
CITY OF LA QUINTA
July 1984
Prepared by
ROBERT LAMB HART
Planners and Architects
260 California Street,Ste.1103
San Francisco,CA 94111
415) 986-4260
JHK & Associates
Traffic* Engineers
5801 Christie Ave*,Ste. 220
Emeryville CA 94608
415) 428-2550
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!Mayor & Council
Re: Proposition 36
Page Two.
ment project area is to occur in the future, the effect of
Proposition 36 will be minimal.
secondly, it seems that the worst effects of Proposition 36 are
that it increases the disparity of tax payment between long-term
property owners and new property owners, it enables a minority to
control the will of the majority through the 2/3 vote requirement,
and it may eliminate our ability to provide for necessary public
facilities to meet the demands of growth in La Quinta.
Also attached is a fact sheet supplied by the League of California
Cities.
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! I
WHAT PROPOSITION 36 DOES
Increases taxes for homeowners and small businesses who bought after March, 1977, to
fund a tax break for those who bought before 1977.
Gives a $1.7 billion tax refund to people who bought before 1977. More than half the
refund would go to commercial and industrial, and multiple-family property.
Gives a minority one-third) of the voters a veto over the will of the majority--by
enabling that minority to prevent any tax increases desired by the majority.
May require a two-thirds vote to decrease taxes.
Invalidates special taxes on real property--such as police, fire, paramedic. school,
street lighting--already approved by two-thirds of local voters.
Prevents public entities from raising any fees or charges by more than the Consumer
Price Index--even to recover actual costs, unless they get a 2/3rds vote to okay the
increase. Includes utility bills, tennis lessons, airport landing fees, park
admission, etc.
Concentrates fiscal power in the State.
Undermines government's ability to pay its debts, and will likely increase the cost
of credit to the state and to local governments.
Compiled from analyses by the California Cha*er of Commerce, California Taxpayers
Association, and the State Legislative Analyst.)
WITHOUT PROPOSITION 36, WILL PROPERTY TAXES DOUBLE?
In the final weeks of the campaign, we expect the proponents of Prop 36 to rely
primarily on this allegation in their mailers and radio-TV ads: 11f Prop 36 is
defeated, your property tax will probably increase substantially in 1985, your
property tax may double, and there will be no effective limitation on property
tax increases thereafter.'* Dr. Arthur Laffer.
Factual Response
Property taxes will neither increase substantially in 1985 nor double. Not only
is that statement pure campaign hyperbole, but it is also literally, politically,
and constitutionally impossible.
By way of background, the California Supreme Court in Carmen V. Alvord ruled that
vested pension obligations of local government which were approved by voters
before the adoption of Prop 13 June 1978) are indebtedness and may be financed
by a property tax override above the 1% limit as Prop 13 allows.
According to the California Taxpayers Association, 67 cities Out of 437) and
6 counties out of 58) have prior voter approved pension systems.
The impartial State Legislative Analyst estimates on a statewide basis 10/18/84)
that perhaps an increase of 5% and no more than 10% is possible if permitted by
Governor Deukmejian and the Legislature.
over)
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