HomeMy WebLinkAbout12/15/2010 - STAFF REPORTS - 4.D. IVA
WOODRUFF, SPRADLYN&SMART
A P r a f e s e 1 a n a I C v r p a r a t I v n
DOUGLAS C.HOLLAND
T'BLEPHONS. (714)415-1042
FACSIMILE; (714)415.1142
DI IOLLAND@WSS-LAW.COM
January 7,2011
VIA E-MAIL AND US MAIL
Emily P, Hemphill
Ealy, Hemphill &Blasdell, LLP
71780 San Jacinto Drive, Ste. I-3
Rancho Mirage, CA 92270
Re: Agency Offers to Purchase
Dear Ms. Hemphill:
Thank you for your letter of January d, 2011. While we were disappointed by the
rejection of the purchase offers, as well as by the mischaracterization of the City's prior efforts to
work with your clients toward a mutually satisfactory development, we were nonetheless
encouraged by your clients' expressed willingness to engage in good faith negotiations. To that
end, we would like to initiate the negotiation process with a face-to-face meeting on January 20,
21, or 25 at City Hall, It would be very much appreciated if you would come to the meeting
prepared to put actual numbers to the concepts set forth in your letter. I am sure you appreciate
that meaningful dialogue in a potential transaction of this magnitude can occur only if everyone
understands the actual dollars and cents that could be involved. Please advise me at your earliest
convenience which of the three dates would best work for you and your clients.
We look forward to our meeting.
Very truly yours,
WOODRUFF, SPRADLIN& SMART
A Profe si orporation
DOUGLAS C. HOLLAND
DCH:nl
555 ANTON BOULEVARD,SUITE 1200 N COSTA MESA,CA 92626-7670■(714)558-7000 0 FAX(714)835.7787
W W W.W SS-LAW.COM
746239,1
Sample Sales Tax Rates in California
Jurisdiction Rate
Alameda County 9.75%
Contra Costa/San Mateo/Santa Clara Counties 9.25%
Fresno County 8.975%
Kern County/Bakersfield 8.25%
Los Angeles County 9.75%
Avalon City 10.25%
Marin County 9.0%
Orange County 8.75%
San Bernardino County 8.75%
San Bernardino City 9.00%
San Francisco 9.5%
Ventura 8.25%
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City of
Palm Springs
Desert Fashion Plaza
1
E'W a
City Council Presentation
December 15, 2010
History of the Site
o The Desert Inn
o The Desert Inn Fashion Plaza
o The Desert Fashion Plaza
Redevelopment
o Attempts to Revive and Redevelop
the Plaza
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The Desert Inn
o In 1909, Dr. Harry and Nellie
Coffman started their sanitorium,
The Desert Inn, which was originally
a place for those afflicted with
tuberculosis. The Inn later became a 3
world-renowned resort hotel
catering to the very wealthy, which
included captains of industry and
well-known millionaires such as the
Vanderbilt and Hearst families.
The Desert Inn (ca. 1915)
4
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Photo courtesy of Palm Springs Historical
Society,All Rights Reserved
The Desert Inn
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Photo courtesy of Palm Springs Historical
Society,All Rights Reserved
The Desert Inn (ca. 1927)
6
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Photo Courtesy of Palm Springs Historical
Society,All RightS Reserved
The Desert Inn
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photo Courtesy of Palm Springs Historical
Society,All Rights Reserved
The Desert Inn
o Sons of Nellie Coffman, George Ball
Roberson and Owen Earl Coffman,
managed the hotel after her death in 8
and were prominent Palm Springs
(� citizens themselves.
o George opened the first auto dealership in
the desert and was a respected
businessman and community member.
His house in now Le Vallauris Restaurant.
The Desert Inn
o Earl was a co-founder of the Aerial
Tramway and a founder of Desert
Riders, and a founding member of
the Palm Springs Desert Museum. [�
o George and Earl sold the Desert Inn
in 1955 to Marion Davies
(associated with William Randolph
Hearst) for $)A. million.
2,v
The Desert Inn
In 1966, The Desert Inn was razed to
make way for the development of
the Desert Inn Fashion Plaza. 10
Just north of the Desert Inn Fashion
Plaza, several businesses remained
on Palm Canyon Drive, including
property owned by the Bunker
Trust.
The Desert Inn
o After Marion Davies died in 1960,
the property was purchased by
George Alexander and Samuel Firks
for $2,500,000. 1 1
o Their vision included a shopping
mall, 1,100 parking spaces, a
convention center, a 450-room hotel
and the city's first skyscraper.
The Desert Inn
o When George Alexander and his son
Robert died in 1965, Home Savings and
Loan took over the project and built the 12
original Desert Inn Fashion Plaza.
o In 1978, Home Savings sold the Plaza
to Desert Plaza Partnership for
$7,000,000 which had plans to expand
it, partly to accommodate Saks Fifth
Avenue, which was looking for a 40,000
square foot store.
Bunker Trust Properties
o The original Bunker Garage was built at
Palm Canyon and Andreas when there
were fewer than five cars in Palm Springs.
It was run by Zaddie Bunker, a pioneering
woman mechanic. 13
o Zaddie's son-in-law was Earl Strebe, who
built the Palm Springs Theatre on the site,
and later the Plaza Theatre across the
street.
Bunker Trust Properties
14
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4,' il
p
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Photo courtesy of Palm Springs Historical
Society,All Rights Reserved
The Desert Inn Fashion Plaza
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The Desert Inn Fashion Plaza
o The Desert Inn Fashion Plaza
included the I. Magnin building, the
buildings on either side of the front 16
entrance, and much of the south
end of the mall down to the Bank of
America building. Those existing
buildings date to the mid.- to late-
1960's.
The Desert Inn Fashion Plaza
,I rout pVG
ar "
a
17
In 1983 the Desert Inn Fashion Plaza
dropped the use of "Inn" in the name.
This was before the DeBartolo project.
Retail Competition — 1970's-80's
o The October 1979 issue of Palm Springs
Life compared El Paseo with Fifth Avenue,
the Champs-Elysees, and Rodeo Drive. 18
o In 1983 the brand new Palm Desert Town
Center opened, which included May Co.,
Bonwit Teller, Bullocks, and a JC Penney.
Robinson's was scheduled to open in
1986.
Saks and Maxim's mid 1980's)
o Palm Springs began efforts in 1981 to find
a location for a new Saks Fifth Avenue 19
store to keep them in town.
o The City also wanted a qualified shopping
center developer to redevelop the Desert
Fashion Plaza.
o There was also a desire for a new, first
class hotel in the downtown.
Photos from Maxim's De Paris,Saks Fifth Avenue
Blight Photos
o Several of the
properties north of
the existing Desert 20
Inn Fashion Plaza
were blighted. I'e°
o The
redevelopment
project cleaned up
an area in the
middle of
downtown.
Redevelopment Process - 1983
o City negotiated
agreement with N, N arks
DeBartolo Co. of I4i 0i,
p sion
Youngstown, Ohio „p;R ; ,
o Agency undertook
land assembly G err ,
a DeBartolo designed, 2 l
entitled and �" ""
constructed the
project
o Hotel was developed .
separately and
remains under
separate ownership
Public Feedback - 1984
o Museum Board
opposed the closure
of Andreas Road in
1984 22
PS ' Ali&
o Several businesses
needed to be dra W. rais
relocated afld,
r�
a AAC and Planning 0
Commission felt the
project was
incompatible with
Palm Springs
Road Closure Issue - 1984
o c ose road tjesertanaM
otmaza
Desert Museum fights
road closure for rnpll; 23focused,EIR.ordored.
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Palm Canyon Drive Properties
24
IWd
N.
Palm Canyon Drive Properties
o The building which had been the
Bunker Garage and Village
Pharmacy was demolished.
o Other buildings razed included the 25
Village Theater, Chi Chi Club, Palm
Springs Hotel, and Nate's
Delicatessen.
Design Concerns
n6 �
26
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Design Concerns
E
M City design plazaa Oxp `` '
suggestions:Staff ^ �J
;panel raps' a G /
;plaza plans
PALM SPtltN('a$—:kemhcrx
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�¢nal"arai 4cking the'•human
Wtlla�t!vrormth'.ut the rrxC nt erte
k1a�rMwn axaa
Design Concerns
Ps planners hope to meet with plaza
expansion architects and developer /� //��
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Development and Construction
Fashion�p AIMA
Oda" Omme 29
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Photo Courtesy of The Desert Sun
Development and Construction
30
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Development and Construction
31
.......................................
Development and Construction
..........
32
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,r
DeBartolo History
o The mall was never fully leased.
o I. Magnin and Silverwood's were closed
due to poor sales in the late 1980's,
leaving Saks as the only anchor.
so
o Other quality retailers failed or moved. 33
o DeBartolo supported a successful local
initiative to allow a card room at the
property in 1995.
o The mall went into foreclosure in late
1996.
Store Closings
o Downtown was also affected by changes
" in the retail industry, including the
' disappearance of several of its major 34
anchors through mergers and
acquisitions, including. Bullocks-Wilshire.
Joseph Magnin and I. Magnin were lost in
rounds of store closings due to poor sales
several years before the chains
themselves ceased operating.
Foreclosure/AZ Partners Purchase
o Total defaulted loans o AZ Partners paid
were $51,698,096. $13,500,000 total.
" o South Plaza was o Paid $8,100,000 for
„ $30,562,591. the South Plaza.
o North Plaza was o Paid $5,400,000 for 35
$21,135,505. the North Plaza.
o The Hyatt Hotel was o Sale closed on March
not included in the 27, 1998.
default or the sale. o AZ hoped to start
redevelopment mid-
1998.
AZ Partners' Proposed Project
o Plans were to expand the mall to over
350,000 sq. ft. and remove the roof.
o Main entrance to be open air plaza with
outdoor dining, shops and gathering places. 36
o Plans included a 3,000-seat cinema and a
2,400-seat live theatre. Metropolitan
Theaters agreed to go into the I. Magnin
space.
o Idea was to be more visible to traffic and
compatible with the village atmosphere.
o Project would be renamed The Promenade.
Tenants Depart under AZ Partners
o Some retailers, such as Iris and
Neil's, had second stores in Palm
Desert.
o Ann Taylor moved to The Gardens 37
on El Paseo.
o La Mariposa and Aristokatz
reopened in Plaza Mercado on Palm
Canyon Drive.
Tenants Depart under AZ Partners
o Trilussa sued the
former owners
a because AZ 3
attempted to slice
8
off rental space to
another tenant '
and refused to
accept a lease
assignment by
Trilussa.
AZ Replaced by Excel Legacy
o In 1999 Excel Legacy Corp. terminated
AZ Partners and announced its own $64-
million renovation of the Fashion Plaza.
Excel was already 96% owner/lender of
the project.
o AZ Partners' plan was a $35-million 39
expansion of the mall.
o Mall would be renamed to Desert Walk.
o They would raze much of the center to
make way for the new development.
Excel Legacy
o New development partner was MBK
Southern California Ltd., a division of
Irvine-based MBK Real Estate Ltd. /� 0
o New tenants would include a two-story �'f
multiplex theater, food court, gourmet
market, restaurants and various specialty
shops.
o Work was expected to begin in 2000 and
be completed in 2001.
Excel Legacy
o In 2000 Excel decided to sell the
mall instead of developing it.
o Their asking price was $25 million.
o There were a number of parties that 41
looked at the mall but the price was
not warranted.
o Wessman Development acquired the
mall in late 2001.
Partnership with Wessman
b o original plan was Mimi
Spanish-
Mediterranean
with Plaza
Mercado Architect.
o Saks announced
K
before escrow
closed that it was "
closing the store.
Partnership with Wessman
o Theaters were
critical to the
" proposed lifestyle
center.
L.
o Signature Theaters
bought, renovated
,NN the Courtyard 43
ssmafl Theaters, crowding
L}wV LQPAPo Pm"T'COMPANY
_J out other operators.
o Market needed to
evolve for tenants to
locate if the project
had restaurants and
entertainment.
Retail/Entertainment Competition
o In 2001 The River opened in Rancho
.z' Mirage, offering an entertainment option
to residents and visitors in a master- /� /�
planned environment, complete with a '""�"7
Borders and a 12-screen Cineplex, which
was the highest-grossing cinema in the
desert. The opening of a Cheesecake
Factory in early 2005 further enhanced
the dining and entertainment options at
the center.
Partnership with Wessman
o Council
Subcommittee to
work with Wessman.
o Demographic and
movie theater
market analysis. " 45
o Participated in
tenant meetings and ibent&yinjCu,
structured financial
assistance package.
o In 2003, did major
streetscape/parking
improvements.
Demographic "Matches"
Good Demographic Bad Demographic
Matches based on Matches based on
income, age and income, age and
' lifestyle: lifestyle: 46
o Avenue o Crate & Barrel
o Pottery Barn o Williams-Sonoma
o Tommy Bahama o Restoration
o Ann Taylor Hardware
o The Gap o Sur La Table
o Z Gallerie
Shopping Center Conferences
i
dt• 47
3
33^y'
A g `
�R
9.
Wessman Proposal
o Residential component with some condos
and townhomes.
o Focus was a central plaza for events such /� (�
as concerts and art fairs.
'`t(�
o New street would be opened up between
Palm Canyon Drive and Museum Drive;
the street could be closed for events.
o Bank of America building, I. Magnin store
and some of the "back" retail space would
be demolished.
Wessman Early Plan
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Wessman Early Plan
o Plan featured
streets through
the project, multi 50
story buildings '
c
tr
o Height was a
concern
Jwrrr�4 e!tr.w rns.
Photo:Wessman Development
Other Factors/Projects
31,
o City Undertook Downtown Urban Design
Plan which included design guidelines in
2005.
o A referendum that could have limited
heights downtown was proposed in 2005. 51
o In 2005, Cirque Dreams proposed a
"temporary" theatre at the back of the
site to stage cirque-style performances.
Downtown Urban Design Plan
a
itv� ca
js
Palm Sprivif
52
I t1 (''Y•7➢'S•Y
1ltDt11 P1LUri'f 19
i.)i"r7Li V7
Cxsica1q
aannzeJ
Downtown Urban Design Plan
' 1I o Plan received lots
of community
1 P'
input including
charettes.
o Provided design 53
M and development
guidance for the
° raa'
downtown core.
Downtown Urban Design Plan
y o Articulated a need for greater east-
west linkages in downtown.
,yyAa, o Proposed design guidelines for the 54
development of new projects.
o Reaffirmed height limits in
downtown, except for the three
catalyst projects (Fashion Plaza,
Port Lawrence, Ramon/Palm
Canyon) which had a 60' limit.
Cirque Dreams
55
VVI
•F�
a
1 � i
Cirque Dreams opened late 2005
" Cir ejue nwearns opens to applause
56
Photo:Palm Springs Chamber of Commerce,Dick
Taylor Productions
Cirque Dreams closed in late 2006
aiI�IIIrII��III� Iullil�li� i�Iiill�i i r ri� ub 'y `E
Wn573'
.n I
Palm Grove - Submitted April 2007
o 14 separate buildings, 20-74 feet high
0 65 to 75 new stores and restaurants, plus a
gym, a pharmacy and hundreds of condos.
o Museum Way and Belardo cut through 58
project.
o Features a 2-acre palm grove, open space
with a stage and smaller restaurants.
o Plans included the layout of the buildings.
Contemporary architecture, submitted after
site plan approved by City Council.
Museum Market Plaza - April, 2008
o Buildings could reach 79 feet.
o Also included a central public plaza with
condos, offices, retail and entertainment.
o Up to 955 condos, 400,000 square feet of
retail and up to 620 hotel rooms, in a 59
formula that traded retail square footage for
hotel rooms or condos, and vice versa.
o If there were 620 hotel rooms, there would
be fewer condos and retail square footage.
o The plan gave the developer the flexibility
to build what the market could bear.
Specific Plan
Specific Plan process
commenced in 2008
and concluded with
the adoption of the 60
Specific Plan in
December 2009.
The Specific Plan
includes a road
through the mall and
through the Town &
Country Center.
Specific Plan — Community Outreach
61
�I'R
"f
t
CI
Specific Plan Issues — Town & Country
o City Council found
on June 24, 2009
that the Town & d2
Country Center
was not a Class 1
Historic Site.
Specific Plan
T o Intended to give developers the
flexibility to propose a wide variety
W
of land uses and accommodate
them in an orderly manner.
o Accommodated both a "demo and 63
build" approach and the remodel of
the mall.
o Determined the street configuration
for the Specific Plan area.
Specific Plan
o Allowed uses included retail and
E` entertainment, hotel, and
residential. 64
o Specific Plan also allowed for open
space and public gathering spaces.
Renovation Plan
65
a A
wessman Development
Specific Plan — Blocks and Streets
i9
BLOCK
66
BLOCKS E.0.K
i
BLOCK Kl
BLOCK K2
Y �
6LgC .L'r•M 4
KLOCK C
January-June, 2010
o Specific Plan was approved by the
City in December, 2009.
o City Council directed staff to
negotiate an Owner Participation 67
Agreement with Wessman.
Negotiations occurred from January
through June.
Council Action — Sept. 22, 2010
o City Council approved undertaking appraisal of the property. 68
o Council established a schedule for
community input - "visioning" - and
the technical details of making an
offer to purchase the property.
Appraisal
o Desert Fashion Plaza appraised for
$1.5.7 million
o Town and Country Center appraised
for $2.3 million 69
How could the City pay for it?
o Through an agreement with another
developer, through a Disposition 70
and Development Agreement.
o Through a tax assessment created
by a vote of the people.
Redevelopment Agency
o Agency's '"Tax Increment" has been
reduced through the decline in
property values.
o The State has taken millions of 71
dollars in redevelopment funds to
balance its own budget through an
assessment called "SERAF."
Another Developer
o The economics would force a
developer to maximize land use.
o Most developers are looking for
72
much simpler, more straightforward
deals.
Vote of the People
o A special election could be held to ask
voters approve a tax increase to raise
revenue for the Project. Examples
include:
• Sales Tax 73
• Utility Users Tax
• Parcel Tax (flat, equal assessment against
all properties)
• Ad Valorem taxes (property tax assessed
proportionately against the value of
property)
How Much is Needed?
o The total necessary to acquire the
property and develop a major public
asset (cultural center, gathering 74
spaces) could be up to $50,000,000.
Potential Sales Tax Increase
o Goal is to provide $50,000,000 for the
purchase and development of the Desert
Fashion Plaza property The City could issue
bonds to raise the $50,000,000, which could
be paid for by an increase in the Sales Tax. If
the City raised the Sales Tax by: 75
. 1 cent, the increase would be required for
10 years.
. 3/4 cent, the increase would be required for
15 years.
1/2 cent, the increase would be required for
30 years.
What would it pay for?
o Acquisition
o Demolition of much of the retail space
o Major parking repairs and improvements 76
o Installation of the streets
o Installation of streetscape
o Creation of a public plaza
o Cultural facilities (e.g. partnerships with
Museum, Film Festival), Museum
expansion
The Next Several Months
"A o Public workshops in January and
February
o Ballot Measure would need to be
placed on the ballot by the first 79
Council meeting in March
o Special election would be held on
June 7
Q A`M So
iy
V RA
} 04/ORATto q
CITY COUNCIL AND
REDEVELOPMENT AGENCY
STAFF REPORT
DATE: December 15, 2010 UNFINISHED BUSINESS
SUBJECT: JOINT ITEM OF THE CITY COUNCIL AND THE COMMUNITY
REDEVELOPMENT AGENCY DISCUSSING THE ACQUISITION OF THE
PROPERTIES WITHIN THE CITY OF PALM SPRINGS MUSEUM
MARKET PLAZA SPECIFIC PLAN
FROM: David H. Ready, City Manager
BY: Douglas Holland, City Attorney
SUMMARY
As the Council and the Agency discussed on September 22, 2010, the Desert Fashion
Plaza occupies a key location in downtown Palm Springs. The City and Redevelopment
Agency have consistently focused on potential redevelopment of the Desert Fashion
Plaza as a significant goal in realizing the revitalization of downtown Palm Springs and
removal of the obstruction to other private investment and development that exists due
to the blighted and underutilized condition of the Desert Fashion Plaza. Despite more
than seven years of focus upon the redevelopment of the Fashion Plaza properties, the
City and the Redevelopment Agency have been unable to reach agreements with
Wessman Holdings and Wessman Development ("Wessman Development") for the
redevelopment of the Desert Fashion Plaza. The Council and Agency, at the meeting of
September 22, 2010, (1) authorized the completion of an appraisal of the Desert
Fashion Plaza and the Town and Country Center, the properties within the Museum
Market Plaza Specific Plan ("Properties"), (2) solicit request for proposals, and (3)
identify potential alternatives for financing any Agency or City participation in any
approved project or the purchase of the Properties.
The appraisal has been completed and staff has identified potential financing
alternatives for the purchase of the Properties. Staff has also determined that in lieu of
solicitation of requests for proposals or qualifications at this time, the City and Agency
would be best served exploring the installation, construction, and maintenance of a
greater level of public amenities and facilities on the properties, consistent with the
adopted Museum Market Plaza Specific Plan and the Agency's concomitant Design for
Development (collectively the "Specific Plan").
ITEM NO, 4'-D`
City Council/RDA Staff Report
December 15, 2010 -- Page 2
Desert Fashion Plaza
RECOMMENDATIONS:
1. Authorize the Executive Director or his designee to make a conditional offer to
purchase the Properties to Wessman Development, and negotiate in good faith
with Wessman Development for the purchase of such properties.
2. Consider staff's review of financial alternatives for the purchase of the Properties
and provide the staff with appropriate direction.
3. Consider staff's review of public use alternatives and provide staff with
appropriate direction.
DISCUSSION
For more than seven years the City of Palm Springs and the Palm Springs
Redevelopment Agency have been working with Wessman Development on the Desert
Fashion Plaza's potential redevelopment. During this period of time the Desert Fashion
Plaza has been the City's and the Agency's primary priority. Due to its size, its central
location, and its unfortunate deteriorating condition, the Desert Fashion Plaza critically
impacts the vitality of the entire downtown.
Beginning in 2009, Wessman Development, the City, and the Redevelopment Agency
embarked upon the creation of a Specific Plan for the Properties. In December 2009,
the City Council adopted the Museum Market Plaza Specific Plan and the
Redevelopment Agency adopted the Specific Plan as the Design for Development for
the Redevelopment Area Plan. In approving the Specific Plan and the Design for
Development, the Council and Agency expressed their belief that the adoption of the
Specific Plan and Design for Development, with its new zoning and organization of the
properties, accented by a new street from the Palm Springs Art Museum through to
Indian Canyon Drive and a potential expansion of the Palm Springs Art Museum and
the creation of new public spaces, would provide a template for the redevelopment of
the property with private development.
Beginning in January 2010, staff and consultants of the City and the Redevelopment
Agency engaged Wessman Development in a defined, six month program to negotiate
a Development Planning Agreement ("DPA") that would provide essentially a set of
mutually agreeable assumptions, timelines, and general requirements for the
negotiation of both a Development Agreement and Owner's Participation Agreement for
the redevelopment of the Desert Fashion Plaza. Despite the efforts of all parties, no
agreements were reached.
On August 9, the City Attorney's Office on behalf of the Redevelopment Agency advised
Wessman Development that the Agency was unwilling to wait indefinitely for Wessman
Development to propose and demonstrate financial capacity to redevelop the Desert
Fashion Plaza.
City Council/RDA Staff Report
December 15, 2010 -- Page 3
Desert Fashion Plaza
On September 22, 2010, the City Council and Agency (1) authorized the completion of
an appraisal of the Properties, (2) solicit request for proposals, and (3) identify potential
alternatives for financing any Agency or City participation in any approved project or the
purchase of the Properties.
Integra Realty has completed an appraisal which will be discussed at the Council
meeting on December 15, 2010. Staff recommends that the Agency authorize the
Executive Director or his designee to make a conditional offer to purchase the
Properties and negotiate in good faith with Wessman Development for the purchase of
the Properties.
Staff also recommends the Agency and Council consider inclusion of a greater level of
potential public uses, amenities, facilities, and services than would otherwise be
considered in any private development program or project. These public uses,
amenities, facilities, and programs would be consistent with the adopted Specific Plan
and enhance the vision of the Specific Plan properties as the focal point, the core, of
Downtown Palm Springs. Staff has also studied developed financing alternatives for the
acquisition of the Specific Plan Properties and will present these options at the
Council/Agency meeting.
Thomas Wilson, Assistant City Manager Douglas Holland, City Attorney
David Ready, City Manager
4.D. JOINT ITEM OF THE CITY COUNCIL AND THE COMMUNITY
REDEVELOPMENT AGENCY DISCUSSING THE ACQUISITION OF
PROPERTIES WITHIN THE CITY OF PALM SPRINGS MUSEUM
MARKET PLAZA SPECIFIC PLAN:
RECOMMENDATION: Adopt Resolution(s) relating to the potential
acquisition of properties within the City of Palm Springs Museum Market
Plaza Specific Plan.
MATERIALS TO FOLLOW
ITEM NO. '`�