RDA Resolution 1993-03w*h RESOLUTION!1 NO. *-3
A RESOLUTION OF THE LA QUINTA REDEVELOPMENT
AGENCY APPROVING*G AND AUTHORIZING TRANSMITTAL
OF THE PROPOSED PRELIMINARY PLAN FOR THE
MERGER OF THE LA QUINTA REDEVELOPMENT
PROJECT AND REDEVELOPMENT*T PROJECT 10. 2 AIID
RATIFYING PRIOR ACTS
WHEREAS, the City of La Quinta the *City") has previou.ly
established Redevelopment Plans for the La Quinta Redevelopment
Project *Project No. 1*) and La Quinta Redevelopment Project
No. 2 *Project No. 2u), which provide for the redevelopment of
the project areas therein described *Project Area No. l* and
Project Area No. 2*, respectively); and
WHEREAS1 the City and the La Quinta Redevelopment Agency
the Agency') have commenced proceedings for the meroer of
Project Area No. 1 and Project Area No. 2 collectively, the
Merged Project Ar*a*); and
WHEREAS, no boundary chan*es are contemplated with respect
to the proposed merger: and
*EREAS, a Preliminary Plan for the Mer*cd Project Area has
been forTriulated; and
WHEREAS, the Planning Commiupion has subtnitted a
Preliminary Plan the Preliminary Plan'), which has been
reviewed by the A*enCy,* and
WHEREAS1 the Agency desires to authorize the transmittal of
the preliminary Plan in accordance with Section 33327 of the
California Community Redevelopment Law should that Section be
applicable: and
WHEREAS1 the Agency desires to ratiry all prior acts taken
with respect to the proposed merger1 including without
limitation the preparation and dissemination of a Notice of
preparation in connectiOn with the proposed *erger.
NOW, THEREFORE, ThE LA QUINTA REDEVELOPMENT AGE*CY DOES
RESOLVE AS FOLLOWS:
gectionY
The Preliminary Plan is approved, and is hereby authorized
and approved for transmittal as may be required by law.
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RESOLUTION NO. RA 93-3
Section 2'
The Agency ratified* all prior acts taken with respect to
the proposed merger, including without limitation the
preparation and dissemination of a Notice of Preparation in
Connection with the proposed *merger.
Section 3'
The Interim Executive Director is authorized and directed
to transmit the Preliminary Plan together with 0 copy of this
Resolution to the each affected taxing entity1 as defined in
Section 33353.2 of the California Health and Safety Code.
The Executive Director of the Agency, or his designee, is
hereby authorized and directed to make 5uch transmittals.
ADOPTED this *day of April 19g3.
Z hereby certify that the foregoing Resolution wa*
duly and regularly adopted by the of La Quinta
Redevelopment Agency at a regular meeting thereof held on
the 20th day of ADril 1993, by the
following vote:
AYES: Mr. McCartney, Mr. Perkins & Vice Chairman Sniff
NOES: None
ABSENT: Mrs. Banger*r & irman Pena
ABSTAIN: None
Secretary*j
04/14/93
52360/233S/odn
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w*h RESOLUTION NO. RA 93-3
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 Ma, California 92705
714/541-4585
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RESOLUTION NO. RA 93-3
PRELIMINARY PLAN
FOR THE
MERGED LA QUINTA REDEVELOPMENT PROJECT
TABLE OF CONTENTS
SECTION 1. INTRODUCTION..................................................1
SECTION U. PROJECT AREA LOCATION AND DESCR[PTION.........................2
SECTION in. GENERAL STATEMENT OF PROPOSED
PLANNING ELEMENTS.............................................3
A. Land Use..................................................3
B. General Statement of Proposed Layout of
Principal Streets.........................................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 lv. 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 1 CITY OF LA QUINTA REGIONAL LOCATION
EXHIBIT 2 PROJECT AREA NO.1 MAP
EXHIBIT 3 PROJECT AREA NO.2 MAP
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w*h RESOLUTION NO. RA 93-3
PREL[MINARY 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 programslprojects, 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. I, 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.
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RESOLUTION NO. RA 93-3
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 offlinding for these projects.
* Financial limitations which constrain the Agency's ability to pursue flirther redevelopment
activities. Should this limit be reached, the Agency will not receive tax increment revenue
necessary to finance fliture 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.
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w*hRESOLUTION NO. RA 93-3
* Expiration of the power of eminent domain will inhibit fliture 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. I, 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. I Redevelopment Plan, and, with
its adoption, would provide the Agency with the maximum flexibility to utilize available tax
increment revenue ftlnds 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.
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RESOLUTION NO. RA 93-3
H. PROJECT AREA LOCATION AND DESC*ON
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 ofthe 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 fliture alignment of Avenue 4S; property surrounding Point Happy, north
of Highway ill and west of Washington Street; and property easterly of Jefferson Street and
north of Highway III. 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.
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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 Ill, Avenue
50, Washington Street, and Jefferson Street. The layout of principal streets and
those that may be developed in the fliture shall conform to the Circulation Element
of the General Plan as currently adopted or as hereafter amended.
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RESOLUTION NO. RA 93-3
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.
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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 economical*y, 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
flinds necessary to finance them.
Procedurally, the Merger would be accomplished by amending both Redevelopment Plans for
Project Area Nos. I 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
ftinding said projects. As stated above, the Redevelopment Plan for Project Area No. I
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. I. Certain language in the existing Redevelopment Plan for Project Area No. I may
frustrate the ability of the Agency to gain outside support for or to provide needed flinding
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.
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w*hRESOLUTION NO. RA 93-3
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 modi*ing 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 flinds, 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
non housing redevelopment activities. In addition, activities concerning the taxing of Agency
revenue from Project Area No. I 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. I 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.
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RESOLUTION NO. RA 93-3
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 fliture 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.
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