HomeMy WebLinkAboutOrd 1978-1827 78-370769 - . '78=3'7Q:69 i•
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•,.- RECL�nUED R�QUEST OF
Z 7(� Fo u ��f� �U�- • C Nu'�A v;S'r/�
G h u I H U �5'}A, CR -•--- CITY CLERK
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9ao�a 1827
ORDINANCE N0. OfFICIAL3;COR."•S
ISAH OIECO COUti7Y��:4UF�
_ HARLEY F.9�,Q[�N
AN ORDINANCE Of THE CITY Of CHULA VISTA k�COROEA.
APPROVING AND ADOPTING THE REDEVELOPMENT
PLAN FOR THE TOWN CENTRE REDEUELOPMENT NO FfE
PROJECT
N0. II
WHEREAS, the Chula Vista Redevelopnent Agency, City of Chula
Vista, California, hereinafter referred to as the "Agency", has formulated,
prepared and approved the proposed Redevelopment Plan for the Town Centre
Redevelopment Project No. II and has recommended that this City Council approve
said Redevelopment Plan; and,
41FEREAS, the Planning Cortmission of the City of Chula Vista has
submitted its report and recortmendation, recomnending approval of said proposed
Redevelopment Plan; and,
WHEREAS, the Town Centre Project Area Cortmittee has submitted
its report and recortmendation, recomnending approval of said proposed Redevelopment
Plan;. and;
41HEREAS, the Agency has adopted rules for owner participation in
the Project area; and,
6lHEREAS, the Agency has adopted rules for preference for re-entry
in business in the project area by persons engaged in business; and,
WHEREAS, the Agency will provide relocation assistance in accordance
with approved laws through an agreement with the Central Relocation Office of the City
of San Dieno; and,
WHEREAS, the Agency submitted to the City Council said Redevelop-
ment Plan; and,
WHEREAS, after due notice a full and fair Joint Public Hearing
has been held by the Agency and this City Council ; and this Council has received
and heard all supporting written and oral testimony and all written and oral objec-
tions and this City Council is fully advised in the premises; and,
WHEREAS, all action required by law has been taken by all
appropriate public agencies.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CHULA VISTA DOES
ORDAIN AS FOLLOWS:
Section 1. The purposes and intent of the City Council with
respect to the •Project area are to:
(1) Eliminate the conditions of blight in the Project area;
(2) Insure, as far as possible, that the causes of blighting
conditions will be either eliminated or protected against;
• (3) Provide participation for owners and business tenants
in thc Prn�crt arca� .
(4) Encourage and insure the rehabilitation, rebuilding,
and redevelopnent of the Project area;
(5) Encourage and foster the economic revitalization of the
Project area;
, ���� .
. . � � � 11 G
. , . . .
� • . .. ,
(6) Develop and rebuild public facilities in the
Project area to provide safer and more efficient
, public services.
Section 2. The Redevelopnent Plan for the Town Centre Redevelopment
Project No. II is hereby i_ncorporated herein by reference and made a part hereof as
fully as if set out at length herein.
Section 3. The Redevelopment Plan for the Town Centre Redevelopment
Project No. II (incorporated by Section 2 above) is approved and adopted hereby and
designated the Official Redevelopment Plan for the Town Centre Redevelopment Project
No. II. ,
Section 4. The City Council hereby finds and determines that:
(1) The Project area is a blighted area, the redevelopment
of which is necessary to effectuate the public purposes
declared in the Cortununity Redevelopment Law of the
State of California;
(2) The Redevelopment Plan for the Town Centre Redevelopment
Project No. II will redevelop the Project area in con-
formity with the Comnunity Redevelopment Law of the State
of California and in the interest of the public peace,
health , safety and welfare ; -
(3) The adoption and carrying out of the Redevelopment Plan
for the Town Centre Redevelopment Project No. II is
economically sound and feasible;
(4) The Redevelopment Plan for the Town Centre Redevelopment
Project No. II conforms to the General Plan of the City
� of Chula Vista;
� (5) The carrying out of the Redevelopment Plan for the Town
Centre Redevelopment Project No. II will promote the
public peace, health, safety and welfare of the City of
Chula Vista and will effectuate the purposes and
policies of the Cormnunity Redevelopment Law of. the State
of California;
� (6) The condemnation of real property, as provided for in
the Redevelopment Plan for the Project area, is necessary
to the execution of the Redevelo�nent Plan and adequate
provisions have been made for payment for property to
be acquired as provided by law;
(7) The Agency has a feasible method and plan for the "
relocation of families and persons to be displaced from
housing facilities in the Project area;
(8) There are, or are being provided, in the Project area: ,
or in other areas not generally less desirable in
• regard to public utilities and public and commercial
facilities and at rents or prices within the financial
means of the families and persons displaced for the
Project area, dece�t, safe, and sanitary dwellings
equal in number to the number of and available to such
� displaced families and persons and reasonably acces-
sible to their olaces of employment.
(o; ?he Red�ve?opment Plar for the Projett area aii71 -
afford a maximum opportunity consistent with the
sound needs of the locality as a whole for the
Redevelopment of such area by private enterprise.
��� -2-
. , - .
� . � . ,. , 117
Section 5. The City Council is satisfied permanent housing �
facilities will be available within three years from the time occupants of the
Project area are displaced and that pending the developnent of such facilities
there will be available to such displaced occupants adequate temporary housing
facilities at rents comparable to those in the City of Chula Vista at the time
of their displacement, -
Section 6. A full and fair hearing having been held as stated
in the recitals herein, and this City Council being full advised in the premises ,
all written and oral objections to the Redevelopment Plan are hereby overruled.
Section 7. In order to implement and facilitate the effectuation
of the Redevelopment Plan hereby approved and adopted, certain official actions
must be taken by the City, and this City Council hereby declares its intention to
undertake and complete any proceedings necessary to be carried out by the City under
the provisions of the Redevelopment Plan, including, without- limitation, changes in
zoning, the location and relocation of public facilities, and other similar public
actions, and in pursuit thereof, and without limitation, the City Council hereby:
(a) Pledges• its cooperation in helping to carry out
such Redevelopment Plan;
(b) Directs _the various officials, departments ,
board and agencies of the City of Chula Vista
having administrative responsibilities in the
premises likewise to cooperate to such end
and to exercise their respective functions and
powers in a manner consistent with said Rede-
velopment Plan; and,
(c) Agrees that any agreements, deeds or leases
submitted by the Agency to the City Council
for its. approval or disapproval will be
deemed approved if not acted upon within
thirty (30) days after submission t6 the
City Council .
Section 8. The City Clerk is hereby directed to send a certified
copy of this ordinance to t e Agency and the Agency is hereby vested with the
responsibility for carrying out the Redevelopment Rlan for the Town Centre Redevel - ,
opment Project No. II.
Section 9. The City Clerk is hereby directed to record with the
County Recorder of San Diego County a description of the land within the Prroject area
and a statement that proceedings for the redevelopment of the Project area have been
instituted under the California Corrununity Redevelopment Law. Additional recordation
of documents may be effected pursuant to Section 27295 of the Government Code.
Section 10. The City Manager of the City of Chula Vista is hereby
directed, for a peri-'o wo years after the effective date of this ordinance, to
advise all applicants for building permits within the Project area that the site for
which a building permit is sought for the construction of buildings or for othe5�
improvements is within a redevelopment project area.
Section 11. The City Clerk is directed to transmit a copy of the
description and statement recorded by the Clerk pursuant to Section 9 of this
ordinance, on or before January lst next, a copy of this ordinance and a map or plat
indicating the boundaries of the Project area to the Auditor and Tax Assessor of
San Diego County, to the governing body of each of the taxing agencies which levies
taxes upon any property in the Project area, and to the State Board of Equalization.
Section 12. This ordinance shall take effect and be in full force
on the thirty-first day from and after its passage and shall be published within
fifteen days of its passage in the Chula Vista Star-News, a newspaper of general
circulation in the City of Chula Vista.
Presented by• , Approved as to form by:
//�.'/ /j ' � �� � �
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Paul G. Desrochers George D. Lindberg '
Co�uni[y Development Director City Attorney
��27 i� -3- �
� " ' ' � ' 118 .
FIRST READ AT A JOINT MEETINC OF THE CITY COUNCIL�REDEVELOPMENT AGENCY OF THE
CITY OF CHU�A VISTA, CALIFORNIA, HELD AUGUST , 19 78 , AND
FINALLY PASSED AND ADOPTED AT A REGULAR i�1EETIPJG THEREOF HELD AUGUST IS ,
197�_, by The following vote, to—wit:
AYES� Councilmen ; _ Er,naH�. c i i i ow oTT OX
NAYES� Councilmen ; NONE
ABSTAIN: Councilmen : NONE
ABSENT: Councilmen : HYDE
/SI GREGORY R� COX
MAYOR PRO TEMPORE
ATTEST �S� JENNIE M� FULASZ
City Clerk
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO ) ss.
CITY OF CHULA VISTA )
I, JENNIE M. FULASZ, CMC, CITY CLERK of ihe City of Chula Vista, California,
DO HEREBY CERTIFY that the above and foregoing is a full, true and correct copy of
ORDINANCE N0 � 1�?�
,and that ihe same has not been amended or repealed.
DATED AU6UST`Z9, 1��g
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ORDINANCE N0. 18�' 1
AN ORDINANCE OF THE CITY OF CHULA VISTA
APPROVING AND ADOPTING THE REDEVELOPMENT
PLAN FOR THE TOWN CENTRE REDEVELOPMENT
PROJECT
N0. II
WHEREAS, the Chula Vista Redevelopment Agency, City of Chula
Vista, California, hereinafter referred to as the "Agency", has forinulated,
prepared ,and approved the proposed Redevelopment Plan for the Town Centre
Redevelopinent Project No. II and has recomnended that this City Council approve
said Redevelopment Plan; and,
WFEREAS, the Planning Corrmission of the City of Chula Vista has
submitted its report and recomnendation, recomnending approval of said proposed
Redevelopment Plan; and,
WHEREAS, the Town Centre Project Area Comnittee has submitted
its report and recortmendation, recortmending approval of said proposed Redevelopment
Plan; and,
IJHEREAS, the Agency has adopted rules for owner participation in
the Project area; and,
LIHEREAS, the Agency has adopted rules for preference for re-entry
in business in the project area by persons engaged in business; and,
IJHEREAS, the Agency will provide relocation assistance in accordance
with approved laws through an agreement with the Central• Relocation• Office of the City
of San Diego; and,
WHEREAS, the Agency submitted to the City Council said Redevelop-
ment Plan; and,
4JHEREAS, after due notice a full and f.air Joint Public Hearing
has been held by the Agency and this City Council ; and this Council has received
and heard all supportin9 written and oral testimony and all written and oral objec=_
ticns and this City Council is fully advised in the premises; and,
WHEREAS, all action req0ired by law has been taken by all
appropriate public agencies. ,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CHULA VISTA DOES
ORDAIN AS FOLLOWS:
Section 1. The purposes and intent of the City Council with
respect to the Project area are to:
(1) Eliminate the conditions of blight in the Project area;
(2) Insure, as far as possible, that the causes of blighting
conditions will be either eliminated or protected against;
(3) Provide participation for owners and business tenants
in the Project area;
(4) Encourage and insure the rehabilitation, rebuilding,
and redevelopment of the Project area ;
(5) Encourage and foster the economic revital�ization of the
Project area;
� � �-♦ • , ' , + . 1 + .
(6) Develop and rebuild public facilities in the
Project area to provide safer and more efficient
public services.
Section 2. The Redevelopment Plan for the Town Centre Redevelopment
Project No. II is hereby incorporated herein by reference and made a part hereof as
fully as if set out at length herein.
Section 3. The Redevelopment Plan for the Town Centre Redevelopment
Project No. II (incorporated by Section 2 above) is approved and adopted hereby and
designated the Official Redevelopment Plan for the Town Centre Redevelopment Project
No. II. .
Section 4. The City Council hereby finds and determines that:
(1) The Project area is a blighted area, the redevelopment
of which is necessary to effectuate the public purposes
declared in the Community Redevelopment Law of the
State of California;
(2) The Redevelopment Plan for the Town Centre Redevelopment
Project No. II will redevelop the Project area in con-
formity with the Comnunity Redevelopment Law of the State
of California and in:the interest of the public peace,
health , safety and welfare;
(3) The adoption and carrying out of the Redevelopment Plan
for the Town Centre Redevelopment Project No. II is
economical.ly sound and feasible;
(4) The Redevelopment Plan for the Town Centre Redevelopment
Project No. II conforms to the General Plan of the City
of Chula Vista;
(5) The carrying out of the Redevelopment Plan for the Town
Centre Redevelopment Project No. II will prombte the
public peace, health, safety and welfare of the City of
' Chula Vista and will effectuate the purposes and
policies of the Cormnunity Redevelopment Law of, the State
of California;
(6) The condemnation of real property, as provided for in
the Redevelopment Plan for the Project area, is necessary
fo the execution of the Redevelopment Plan and adequate
provisions have been made for payment for property to
be acquired as prrovided by law;
(7) The Agency has a feasible method and plan for the
relocation of families and personsrto be displaced from
housing facilities in the Project area;
(8) There are, or ar.e being provided, in the Project area:
or in other areas not generally less desirable in
regard to public utilities and public and commercial
facilities and at rents or prices within the financial
means of the families and persons displaced for the
Project area, decent, safe, and sanitary dwellings
equal in number to the number of and available to such
- displaced families�and persons and reasonably acces-
sible to their olaces of employment.
(9) The Redevelopment Plan for the Project area will -
afford a maximum opportunity consistent with the
sound needs of the locality as a whole for the
Redevelopment of such area by private enterprise.
� _p_
�
, . . •.
� • - _. • ', � , t '
Section 5. The City Council is satisfied permanent housing
facilities will be available within three years from the time occupants of the
Project area are displaced and that pending the development of such facilities
there will be available to such di�splaced occupants adequate temporary housing
facilities at rents comparable to those in the City of Chula Vista at the time
of their displacement,
Section 6. A full and fair hearing having been held as stated
in the recitals herein, and this City Council being full advised in the premises , .
all written and oral objections to the Redevelopment Plan are hereby overruled.
Section 7. In order to implement and facilitate the effectuation
of the Redevelopment Plan hereby approved and adopted, certain official actions
must be taken by the City, and this City Council hereby declares its intenti,on .to
undertake and complete any proceedings necessary to be carried out by the City under
the provisions of the Redevelopment::Plan, including, without! limitation, changes in
zoning, the location and relocation of public facilities, and other similar public
actions, and in pursuit. thereof, and without limitation, the City Council hereby:
(a) Pledges its cooperation in helping to carry out
such Redevelopment Plan;
(b) Directs the various officials, departments ,
board and agencies of the City of Chula Vista
having administrative responsibilities in the
premises likewise to cooperate to such end
and to exercise their respective functions and
powers in a manner consistent with said Rede-
velopment Plan; and,
(c) Agrees that any agreements, deeds or leases
submitted by the Agency to the City Council
for its approval or disapproval will be
deemed approved if not acted upon within
thirty (30) days after submission to the
City Council .
Section 8. The City Clerk is hereby directed to send a certified
copy of this ordinance to t e Agency and the Agency is hereby vested with the
responsibility for carrying out the Redevelopment R.lan for the Town Centre Redevel -
opment Project No. II.
Section 9. The City Clerk is hereby directed to record with the
County Recorder of San Diego County a description of the land within the Project area
and a statement that proceedings for the redevelopment of the Project area have been
instituted under the California Community Redevelopment Law. Additional recordation
of documents may be effected pursuant to Section 27295 of the Government Code.
Section 10. The City Manager of the City of Chula Vista is hereby
directed, for a perio�To�two years after the effect•ive date of this ordinance, to
advise all applicants for building permits within the Project area that the site for
which a building permit is sought for the construction of buildings or for other
improvements is within a redevelopment project area.
. Section 11 . The City Clerk is directed to transmit a copy of the
description and statement recorded by the Clerk pursuant to Section 9 of this
ordinance, on or before January lst next, a copy of this ordinance and a map or plat
indicating the boundaries of the Project area to the Auditor and Tax Assessor of
San Diego County, to the governing body of each of the taxing agencies which levies
taxes upon any property in the Project area, and to the State Board of Equalization.
Section 12. This ordinance shall take effect and be in full force
on the thirty-first day from and after its passage and shall be published within
fifteen days of its passage in the Chula Vista Star-News , a newspaper of general �
circulation in the City of Chula Vista.
Presented by• Approved as to form by:
�� � ////// ,c�.���t��
/ 1 �!iTrA/!/ _ J � //`-' '
Paul G. Desroctiers Ge ro ge D. Lindberg
}' Co�unity Development Director City Attorney '
�
1
FIRST f2EAD �AT A �J�INT MEETING OF THE CITY CO:INCIL�REDEVELOPP±ENT AGENCY OF
7HE CITY OF CH'JLA VISTA, CALIFORNIA, HELD AUGUST 3 , 197�_, AND
FIPJALLY PASSED AND ADOPTED Ai A REGULAR. hIEETIfdG THEREOF HELD nuGUS7 15 ,
197 8 , by ihe fo!lowing vote, to—wit:
AYES� Counciimen : _FGPAHI , 6il I �;�1, SfOTT, COX
NAYES: Councilmen : "dOyE
ABSTAIN: Ca:ncilmen : �'!0�`�E
ASSEUT: Councilmen : HYDE
. ' AYOR PRO TE PORE _.
ATTE
City lerk
STATE OF CALIFOR�VIA )
COUNTY 0� SAN D1EG0 ) ss.
CITY OF CNULA VlSTA ) -
I, JENNIE M. FI;LASZ, ChiC, CITY CLE�K of the City of Chula Vista, Cclifornia, .
DO HEREBY C=RTIFY that ths above and foregoing is a full, true ond correci capy ot
18��' ,and that the same has not been amendedor repealed.
DATED
(seal) City Clerk
���
Town Centre No. 2
Redevelopment Plan �
� � ' �. 119 ..
TOUJN CEIVTRE No. 2
(�EDEUE �OPMEI�T P� (�N
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Town Centre No. II Project
Redevelopment Plan . . . �ao .
. . , , .
City of Chula Vista
Redevelopment Agency
Tbwn Centre No. II Project
Redevelopment Plan
i �}'l
.. � 121
. . , . ,
., . :. , . .
TOWN CENTRE N0. II PROJECT AREA
REDEVELOPMENT PLAN
City Council/Agency t4embers
Will T. Hyde, Mayor/Chairman
Frank A. Scott
Lauren I. Egdahl
Greg R. Cox
George B. Gillow
Pro,ject Area Committee Members
Thomas Huntington, Chairman
Kyle Stewart
Vivian Dennie
Stanley Glenn
Phil Creaser
Otis Pemberton
Joe Ochoa
Prepared by:
The Cortenunity Development Department
City of Chula Vista
Lane F. Cole, Executive Director
Paul G. Desrochers, Cormnunity Development Director
George D. Lindberg, City Attorney
Clifton E. Reed, Special Counsel
Daniel M. Pass , F1IP, Senior Planner
l
��� '
� � � � 122
. . � . .
TABLE 0"F CONTENTS
Article ' Page
I INTRODUCTION 1
II GENERAL DEFINITIONS 2
III PROJECT AREA BOUNDARIES 3
IV PROPOSED REDEVELOPMENT ACTIONS (AGENCY) 5
V CONFORMITY �JITH GENERAL PLAN/PRELIh1INARY PLAN 11
VI PERMITTED USES AND CONTROLS 11
VII METHODS FOR FINANCING THE PROJECT 15
VIII ACTIONS BY THE CITY 16
IX ENFORCEMENT OF THE PLAN 17
X DURATION OF THE PLAN 18
XI Ah1ENDMENT 19
APPENDIX
Exhibit
A BOUNDARY MAP
B PLAN DIAGRAM •
I�a�
,
� � � :- � 123 �
ARTICLE I - INTRODUCTION
Section 100 Format and Preparation
100.1 The Redevelopment Plan for the Town Centre No. II Project Area of
the City of Chula Vista consists of Part I : Plan Text, and
Part II: Appendices. The 2edevelopment Plan has been prepared
by the Redevelopnent Agency of the City of Chula Vista, California,
pursuant to the Community Redevelopment Law of the State of
California; the Charter of the City of Chula Vista; the By-Laws
of the Redevelopment Agency of the City of Chula Vista; and all
applicable local ordinances and State statutes.
Section 110 Project Goal
The goal of this redevelopment project is to revitalize the
Town Centre No. II Project Area as the principal regional
shopping center of the South Bay.
Section 120 The objectives of the plan are:
A. Elimination of blighting influences, includinq incompatible
land uses, obsolete structures, inadequate parking facilities,
unsightly or unattractive signage and graphics, and inadequate
landscape and townscape planning.
B. Elimination of environmental , economic, social , platting,
and physical deficiencies.
C. The strengthening of the mercantile posture of Town Centre
No. II , and the improvement of retail trade therein.
D. The renewal of Town Centre Plo. II 's physical plant and the
improvement of its land use patterns and spatial relationships.
E. The retention and expansion of viable land uses, cortrtnercial
enterprises, and public facilities within the area.
F. The attraction of capital and new business enterprises to
the project area.
G. The canprehensive beautification of the area, including
its buildings, open space, streetscape, street furniture,
graphics , and signage.
H. Protection of peripheral residential enjoyment and land
use integrity
I. The accomnodation of future local and regional mass transit
and related facilities; improvanent of offstreet parking
areas and provision for a mini-transit intra-project system.
���
. . . _2_
� ° ' . > 124 .
J. The,establishment of design standards to assure desirable
site design and environmental quality. • •
K. The fostering of cooperation between the Town Centre ��o. II
Project Area and the Chula Vista Town Centre Project Area
(No. I), and the protection of the goals , objectives, and
econanic resurgence of the latter.
L. The continuing promotion of Subarea 1 of the Chula Vista Town
Centre (�1 ) Project Area, as the princioal center of specialty-
goods purveyance in the South Bay Subreaion.
ARTICLE II - GENERAL DEFINITIONS .
Section 200 As used in this plan, the folloaina words shall mean:
200.1 A_9e�n�cY - The Redevelopment Agency of the City of Chula Vista,
,California
200.2 "Cjty" - The City of Chula Vista, California .
200.3 "City Council " - The City Council of the City of Chula Vista
200.4 "Cortmittee" - Chula Vista Town Centre Project Area Committee,
�ahen acting as advisory comnittee for the Town Centre t�o. II
Project Area.
200.5 "Planninq Cortmission" - The City of Chula Vista Planning Commission
200.6 "Ptan" - The Town Centre No. II Redevelopment Project Plan .
200.7 "Project Area" - The redevelopnent project consists of the Chula
Vista/Sears Shopping Center complex. The legal descriation of
this area is contained in Section 300 of this document.
200.8 "Redevelopment Law" - The Community Redevelopment Law of the
State of California (California State Health and Safety Code,
Sections 33000 et. seq. )
200.9 "Specific Plan" - A precise plan primarily designated to
implenent the redevelopment plan for the Town Centre No. II
area.
200.10 "State" - The State of California
200.11 Urban Core - The heart of the City of Chula Vista. The urban
core includes the Central Business District and the Civic
Center, and lands imnediately peripheral thereto. The Town
Centre No. II Project Area is situated close to the core, and,
• from the standpoint of trade and exchange, is an extension
thereof.
d�"�
. � � ' � , .�3 � 125 .
200.12 "Zonind Plan" - A. specific plan under which .buildi'ng heights,
building bulk, and land use are regulated, and under which
territory is partitioned into regulatory districts or zones .
Unless otherwise provided, the zoning plan shall mean the
zoning maps and regulations of the City of Chula Vista
200.13 "Design Review Board"- A Design Revie�a Board, consisting of �
� highly qualified persons with an interest in the fields of
urban design and representatives from City staff.advises
the Project Area Committee and Agency on matters of urban
design and townscape plannin� significance within the Chula
Vista Town Centre Project Area (No. I) , and reviews develop-
mental proposals which would be sited therein. It is pr000sed
that the jurisdiction of the Board be extended to the Town
Centre No. II Project Area. The Board will evaluate develop-
ment proposals as they relate to the Design Manual and the
intent of this plan
200. 14 "Design Manual" - the Agency's official statement of design
policy for the Town Centre No. I Project Area. It embodies
developmental criteria and guidelines therefor. It is the
project area's townscape plan, and addresses such matters as
texture, spatial relationships, amenity, aesthetic quality,
landscaping, courtyards, plazas, parking design, etc. The
Town Centre No. II Addendum to the Design Manual shall provide
the guidelines for the townscape planning of the Chula Vista/
_ Sears Shopping Center area.
200.15 "Procedure Manual"- The Procedures Manual of the Town Centre
No. I Project Area, which was established for the use and
guidance of the City/Agency staff, the Agency 3nd developers/
participants for the purpose of promoting a high-level of order �
in the processing of developmental projects, shall also be
applicable to projects proposed for the Town Centre No. II Area.
ARTICLE III - PROJECT AREA BOUNDARIES .
Section 300 Boundary Description . .
300. 1 The boundaries of the project are shown on the boundary
map attached hereto as Exhibit A in the Appendix of this plan.
A legal description of the boundaries of this project follows:
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�� :� . . � 126 .
. , 4 .
July 21 , 1978
File No. HO 002
TOWfI CENTRE NO. 2
Boundary Description
Those portions of quarter sections 147, 148 , 163 and 164 of
Chula Vista according to map thereof No. SOS, filed in the
office of the County Recorder, County of San Diego, State of
California, described as follows:
Beginning at the southwest corner of Parcel "A" of Parcel Map
No. 155 (records of said County) , being a point on the
northerly line of "H" Street (80 ft. wide) ;
1 - thence westerly, along the northerly line of said "H"
Street, a distance of 2040 ft. more or less to the
westerly line of Broadway;
2 - thence southerly, along the westerly line of Broadway, a
distance of 1400 ft. more or less to the southerly line
of "Z" Street;
3 - thence easterly, along the southerly linTOlon„ationroftthe
2040 ft. more or less to the southerly p 9
westerly line of Custom Builders No. 2 subdivision per
map thereof No. 3137, records of said County;
4 - thence northerly, along said westerly line, 1400 ft. more
or less to the point of beginning.
gy: William F, Gaines
WFG:nr
REVISED 7-21-78
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ARTICLE IV - PROPOSED REDEVELOPMENT ACTIONS (Ar,ENCY)
Section 400 feneral Surmiary
400.1 In order to achieve the objectives of the redevelopment olan,
the A9ency proposes to undertake and implement the followi�a
actions: '
A. Owner and Tenant Participation (Section 410)
B. Cooperation with Public Entities (Section 420)
, C. Property Management (Section 430)
� D. Relocation of Residents and Businesses (Section 440)
E. Dertwlition, Clearance, Public Improvements and Site
Preparation (Section 450)
F. Acquisition of Property (Section 460)
G. Property Disposition (Section 470)
Section 410 Owner and Tenant Participat�on
410. 1 Whenever uossible, persons who are owners of real property
in the project area shall be given the ooportunity, pursuant
to the rules promulgated by the Agency, to participate in
redevelopment by the retention of all or a portion of their
property, or by the acquisition of adjacent or other property
from the Agency by purchase or exchange. Such participation
in each case is contingent upon the execution by the owner
of a binding agreement by which the oroperty retained or
acquired will be developed in conformity with the olan and
subject to the provisions thereof.
410.2 Owner participation will be subject to such factors as , but
not limited to, the condition of the improvements , the re-
duction in the total number of parking spaces within the
project area, the elimination of certain land uses , the
vacation of streets , the construction of new public improve-
• ments, and the ability of owners to finance acquisition and
development in accordance with the plan.
410.3 The Agency shall also extend reasonable preference to persons
who are engaged in busirress in the project area to re-enter
into business within the project area if they otherwise meet
the requirements prescribed by the plan.
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i
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Section 420 Coor�eration with Public Entities ,� ,•
420. 1 Certain public entities are authorized by State law to
cooperate with or wi �hout consideration in the planning
and undertaking of the construction or operation of this
project. The Agency shall seek the aid and cooperation
of these public bodies and shall attempt to coordinate
this plan with the activities of such public bodies in
order to accomplish the purooses of redevelopment in the
highest public good.
420.2 The Agency is authorized but not required to make payments
in lieu of property taxes to one or more taxing agencies.
The Agency recognizes that the power contained in Section 33670
of the Redevelopment Law can affect the capacity of taxing
agencies to provide public services. Accordingly, the Agenc,y
will not propose to utilize this method to finance this project.
Section 430 Property Management
430. 1 During such time as property in the project area is owned
by the Agency, said property shall be under the management
and control of the Agency. Subject property may be rented
or leased by the Agency pending its disposition for redevelop-
ment. ,
Section 440 Relocation of Residents and Businesses �
440.1 Displaced residents shall be relocated by the Agency pursuant
to the relocation plan approved by the Agency. The relocation
plan may be amended by the Agency as necessary to accomplish
the purposes set forth in this plan.
440.2 The Agency or its designated agent shall assist all who may
be displaced by project activities in finding other dwellings
or business locations. In order to carry out the project
with a minimum of hardship to persons displaced from their
homes, individuals and families shall be assisted in finding
housing that is decent, safe, and sanitary, within their
financial means , reasonably convenient in location and
otherwise suitable to their needs.
440.3 The Agency shall make relocation payments to displaced persons
� including families , business concerns and others for moving
expenses and other direct losses of personal property or any
other benefits as required by the California Uniform Relocation
Law.
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.. � . � . � _,_ �� 129
440.4 A. Whenever dwelling units housing persons and families of
low or moderate income are destroyed or, removed from the
low- and moderate-income housing market as part of the
Town Centre ,#II redevelopment project, the agency shall ,
within four years of such destruction or removal , rehab-
ilitate, develop or construct, or cause to be rehabili-
tated, developed or constructed, for rental or sale to
persons and families of low or moderate income an equal
number of replacement dwelling units at affordable rents
within the project area or within the City of Chula Vista.
B. (1) At least 30 percent of all new or, rehabilitated
dwelling units developed within the project area by
the agency shall be for persons and families of low
" and moderate income. Of such 30 percent, not less
than 50 percent thereof shall be for very low income
households.
(2) At least 15 percent of all new or rehabilitated
dwelling units developed within the project area by
public or private eritities or persons other than the
agency shall be for.persons and families of low or
moderate income. Of such 15 percent, not less than
40 percent thereof shall be for very low income
households. •
(3) The requirements of this subdivision shall apply in
the aggregate to housing in the project area and not
to each individual case of rehabilitation development,
or construction of dwelling units.
C. The agency shall require that the aggregate number of
d��elling units rehabilitated, developed or constructed
pursuant to subdivision (a) or (b) remain for persons or
families of low or moderate income and very low income
households , respectively, for not less than the period of
the land use controls established in the redevelopment plan.
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. . . _$_
Section 450 Demolition• Clearance Public Improvements and Site Preparation
450.1 The Agency is autliorized to clear buildings , structures , and
other improvements from any real property in the project area
as necessary to carry out the purposes of the plan.
450.2 The Agency is authorized to cause, provide, undertake or to
make �rovisions with any person or public entity for the
installation or construction of such oublic improvements or
public utilities , either within or outside of the project
area as are necessary to carry out the plan. Such public
improvements include , but are not limited to, streets , curbs ,
gutters , sidewalks , street lights , sewers , storm drains ,
traffic signals, street trees , electrical distribution
systems, natural gas distribution systems , water distribu-
tion systems, fire hydrants , parks , plazas , motor vehicle
parking facilities, landscaping and oedestrian malls.
450.3 The Agency is authorzed to orepare or cause to be orepared
as a building site any real �rooerty owned by the Agency
�aithin the limits of applicable law.
450.4 The Agency is authorized to rehabilitate any building or
structure owned by the AgencV within the limits of applicable
law.
450.5 The Agency is authorized to assist, through advice and en-
couragement, the owners of real prooerty within the project
area to conserve or rehabilitate their premises.
450.6 In accordance with City regulations , and as necessary in
carrying out the olan, the Agency is authorized to move or
cause to be moved any structure or building to a location
�•iithin or outside of the project area.
Section 460 Acquisition of Property
460. 1 The Agency may..acquire, but is not conoelled to acquire , all
real .property located witf►�n the project area. The Agency
may acquire real Property by aift, devise, exchange, ourchase,
eminent domain, or any other lawful means within 12 years of
the adoption of the plan .
460.2 In order to eliminate the conditions within the project area
which make redevelooment necessary, and in order to implement
the redevelopment plan , it is necessary, and in the public
interest, for the Agency to use its nower of eminent domain
to acquire real property in the project area.
u a1
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. . � � -9. , 131
460. 3 � The �Igency shall not acquire interest in oil , gas , or other
mineral substances within the project area except where
necessary to preclude drilling or excavation within the
project area.
460.4 The Agency is not authorized to acquire publicly owned land
in the project area in the absence of the involved public
agenc"y's consent. However, the Agency is authorized to
acquire public property if it becomes private property by
deed, lease, or othenvise, before the Agency completes land
acquisition within the entire project area.
460.5 The Agency is authorized to acquire any or all interests in
real property or structures, including but not limited to,
fee titles , deeds and easements .
460.6 The Agency may not acquire real property upon which an
existing building is located unless the Agency proposes to
rehabilitate, redevelop, or reorganize the real property in
question, and the property owner has not agreed to the
execution of an official owner participation agreement.
460. 7 The Aoency shall 9enerally not acquire personal property.
However, where necessary in the implementation of the plan,
the Agency is authorized to acquire personal property in the
project by any lawful means except eminent domain.
Section 470 Property Disposition
470. 1 In order to provide adequate safeguards that the process of
redevelopment will be carried out pursuant to the plan,
agreements for the disposition of land by the Agency, including
owner participation agreements , shall include provisions recog-
nizing and requiring that:
A. The purchase or leasing of land is for redevelopment and
not for speculation and reserving to the Agency such
powers and controls as may be necessary to prevent
' transfer, retention or use of the property for speculation
purposes.
B. The land shall be built upon and/or improved in conformity
with development standards of the plan and any declaration
of restrictions. •
C. In order to insure that development and construction will
be carried out in a manner which will effectuate the
purposes of the plan, all developers and owner participants
shall submit preliminary architectural plans , site and
landscape plans , and final plans including landscaping and
��
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. . . -io- � 13z . �
sign plans and specifications of the Tmprovements
proposed to be constructed on the land for architectural
approval by the Agency. As a part of such plans and
specifications , developers , and if reouired by the
Agency, owner participants , shall submit time schedules
for the commencement and completion of such improvements .
All such plans and schedules shall be submitted within
the time specified in the respective agreements with such
developers and owner participants.
D. By and for the contracting parties , their heirs, executors ,
administrators and assigns , there shall be no discrimination
against, or segregation of, any person or group of persons
on account of race, creed, color, national origin, or
ancestry, in the sale, lease, sub-lease, transfer, use,
occupancy, or enjoyment of the premises therein described,
�or shall the contracting parties or any persons claiming
under or through them establish or permit any such practice
or practices of discrimination or segregation with reference
to the selection, location, number, use or occupancy of
tenants, leasees , sub-leasees , or vendees , on the premises
described.
��
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ARTICLE V - CONFORMITY WITH GENERAL PLAN/PRELIMINARY PLAN
Section 500 General Statement of Conformity
500.1 This plan substantially conforms to, and is a more detailed
refinement of, the General Plan of the City of Chula Vista,
adopted by the City Council on December 15, 1970, and amend-
' ments thereto.
500.2 This plan is based upon, and carries out the Preliminary Plan,
heretofore adopted by the Planning Comnission.
ARTICLE VI - PERMITTED USES AND CONTROLS
Section 600 . Planning and Land Use Consideration
600. 1 The Plan Diagram, Exhibit "B" , graphically depicts the projected
patterns of land use and circulation within the project area.
600.2 All of the area within the Proj?ct Area is designated "Central
Cortmercial" on the plan, and may be used as a mixture of regional-
type cortvnercial uses, including but not limited to retail , office,
service, entertainment, educational , and auxiliary uses.
600.3 The Redevelopment Plan shall be regarded as the principal
specific plan of the project area and shall take precedence
where it is in conflict with the zoning regulations, or other
. specific plans, regulations and standards.
600.4 Streets , alleys , and other public rights-of-way may be altered,
vacated, narrowed, decked over, extended, or closed where such
action is essential to the orderly implementation and execution
of the plan. If the implementation of the plan requires addi -
tional streets, easements, or other rights-of-way, they may be
acquired by the Agency or the City.
600.5 The Agency may authorize the private use of air rights over
public rights-of-way. This use may take the form of buildings ,
platforms, decks, or other structures. Such air rights may
also be used for vehicular and/or pedestrian circulation,
transit, public and private utilities, or other public improve-
men ts. .
600.6 The Agency is authorized to permit the establishment and
expansion of public or quas�-public uses and facilities , such
as but not limited to malls, promenades, parades, vest-pocket
parks, and transportation stations of facilities.
� a�
. .� : . " -iz- 134 �
• . .
Section 610 General Controls and Limitations �
610.1 All real property within the project area is subject to the
provisions, controls, and requirements of the plan. No real ,
property shall be developed, redeveloped, rehabilitated, or !,
otherwise change after the date of adoption of the plan, �
except where such development, redevelopment, rehabilitation,
or other substantial change conforms with the provisions of
the plan, and the guidelines embodied in the Town Centre No. II
Adde�dum to the Design Manual .
610.2 All new construction shall comply with all apolicable State
statutes and locally adopted Building, Electrical , Heating
and Ventilation, Housing and Public Codes.
610.3 The Agency shall endeavor to substantially increase the area
of public and private open space within the project area.
Open space may take the form of parks, vest-pocket parks ,
play areas, plazas, fountains, malls , promenades, arcades ,
parades, enclosures , patios, and similar landscaped enclaves.
610.4 In areas where appropriate, sufficient open soace bet�aeen
buildings and clusters of buildings shall be maintained to
provide adeauate sunlight, ventilation, privacy, fire safety,
and general livability.
610.5 All signs shall conform to the standards of the City 's sign
ordinance, and the guidelines of the Town Centre �lo. II
Addendum to the Design Manual .
b10.6 The Agency shall assure adequate off-street parking.
610. 7 The Agency shall require all utility lines and structures
to be placed underground, unless it determines that under-
grounding with respect to certain lines would not be econom-
ically or physically feasible. �
610.8 No land use or structure which, by reason of appearance,
traffic, smoke, 91are, noise, color, or similar factors , would
be incompatible with the surrounding areas shall be permitted
within the project area.
610.9 Subsequent to redevelopment, rehabilitation, or develooment
pursuant to the plan, no parcel in the project area, including
any parcel retained by a conforming owner or participant, shall
be resubdivided without the prior aoproval of the Aaency.
610.10 The Agency is authorized to_grant a variation from the limits,
restrictions, and controls established by the Plan. The
Agency must make the following findinas in each and every case, ,
as a prerequisite to its granting of a permit for a variation.
A. The application of certain provisions of the plan would
result in practical difficulties or unnecessary hardships
which would make development inconsistent with the general
purpose and intent of the plan; or,
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, . � . ' � , -�3- 135 .
,
B. There are exceptional circumstances or conditions �
applicable to the property or the proposed development
which do not apply generally to other properties or
developments which have the same standards, restrictions
and controls; and,
C. The permitting of a variation will not be materially
detrimental to the public welfare or injurious to
oroperty or improver�ents in the project area; and,
D. The perr.iitting of a variation wil.l not contravene the
criteria established in the Town Centre No. II Addendum to the
Design Manual . In permittino a variation, the Agency shall
impose such conditions as are necessary.
Section 611 Environmental Review
611 .1 Prior to the Agency's official consideration of a development
proposal , the aoplication and all accompanyinq documents shall
be submitted for review in accordance with the California
Environmental Quality Act of 1970, as amended.
Section 620 Town Centre No II Addendum to the Design Manual
620.1 The Agency, in cooperation with the Planning Cortonission, shall
formulate, adopt, and make generally available a Town Centre
P�o. II Addendum to the Chula Vista Town Centre (Town Centre
Yo. I) Design Manual . The Addendum shall be the Agency's
official statement of its design guidelines for. the redevelop-
ment, rehabilitation, conservation, and general development
of the prroject area. �
620.2 The Town Centre No. II Addendum to the Design Manual shall
include developmental objectives and design criteria, and
shall address the followin9:
A. Three-dimensional spatial relationships , and the orderly
arrangement of space and land use in the project area.
B. Building coverages; building setbacks,building bulk and
height; building intensity; and the siting of structures
and open space.
C. The preservation and promotion of the environmental quality
of the project area and the urban core.
D. The development of a circulation system which promotes
� effective communication a�d transportation throughout
the project area and the urban core, and establishes an�
maintains effective linkages between the project area and
other parts of the Chula Vista Planning Area, and other
urban centers of the South Bay.
� E. Civic and environmental desi9n requirements and features
��. which establish the character of the project area.
: I
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' , � ' � , , - 13G . I
F.� Landscape •criteria; fine arts criteria; street,_ plaza
enclosure and mall furniture criteria.
620.3 The Town Centre No. II Addendum to the Design Manual may be
amended by the Agency in order to refine, update, or improve the •
Addendum's guidelines. Proposed amendments to the addendum
shall be referred to the Planning Cor.v�ission for its review,
report and recortr�endation. �
Section 630 Historical Preservation
630.1 Historical sites, and structures characterized by architectural
integrity should be preserved.
Section 640 Procedures Manual
640.1 The provisions and guidelines of the Procedures Manual of the
Chula Vista Town Centre Project Area (Town Centre Project No. I)
shall be applicative to the Town Centre No. II Project.
���
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, � . � . -�5- 137 � �
ARTICLE VII - METHODS FOR FINANCING THE PROJECT
Section 100 General Description of the Proposed Financinq Methods
700.1 ThetAgency is authorized to finance this project with financial
assistance from the City of Chula Vista, the State of California ,
• the Federal Government, interest income, Agency funds , Lease
Revenue Bonds , or any other available source.
700.2 Loans for survey and planning and for the operating capital
for nominal administration of this project are to be made by
the City until adequate funds are available, or sufficiently
assured, to repay the loans and to permit borrowing adequate
working capital from sources other than the City. The City ,
as it is able , will also supply additional assistance through
loans and grants for various public facilities.
• 700. 3 As approved by the City Council , gas tax funds from the State
of California and the County of San Diego will be used for
the street system. As available, Federal loans and grants
will be used to finance portions of project costs.
700.4 The Agency is authorized to issue bonds in amounts sufficient
to finance all or part of the project.
700:5 The_Agency is authorized to obtain advances , borrow funds,
and create indebtedness in carrying out the pian. The
principal and interest on such advances , funds , and in-
debtedness may be paid from funds available to the Agency.
Section 710 Tax Increments
710. 1 The use of tax increments for the financing of this project
is not provided for in this Plan.
l `���
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. � . . _ 138 . .
ARTICLE VIII - ACT.IONS BY THE CITY �
Section 800 Aid and Cooperation
SOp,I The City shall aid and cooperate with the Agency in carrying
out this plan and shall take any further action necessary to
insure continued fulfillment of the purposes of this plan and
to prevent the reoccurrence or spread in the area of conditions
causing blight. Actions by the City may include but not be
limited to the following:
A. Institution and completion of proceedings for opening,
closing, vacating, widening, or changing the grades of
streets, alleys and other public rights-of-way and for
other necessary modifications of the streets , the street
layout and other public rights-of-way in the project area.
Such action in the City may include the requirement of
abandonment and relocation by the public utility companies
of their operations in public rights-of-way as appropriate
to carry out this plan.
B. Institution and completion of proceedings necessary for
changes and improvements in publicly owned public
utilities within or affecting the project area.
C. The undertaking and completing of any other proceedings
necessary to carry out the project.
� ga-�
', . • • -i�- . 139
ARTICLE IX - ENFORCEMENi OF THE PLAN •
Section 900 Responsibility
900.1 The a�ninistrative enforcement of the plan .or other documents
formulated pursuant to this ulan shall be performed by the
City and the Agency.
900.2 The provisions of this plan or other documents formulated
, pursuant to this plan may also be enforced by court litigation
instituted by either the Agency or the City. Further, any
documents recorded expressly for the benefit of owners of
property within the project area may be enforced by such
property owners in addition to the City or the Agency.
8 y�
, : � � • -�s- ; 140 ` � . .
ARTICLE X - DURATION OF THE PLAN .
Section 1000 Effective Period
1000. 1 Except for the non-discrimination and non-segregation provisions
which shall run in perpetuity, the provisions of this plan shall
be effective and the provisions of other documents formulated
pursuant to this plan may be made effective for 25 years from
the date of adoption of this plan by the City Council .
��1
_. �
' . ' � . � 141�.
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ARTICLE XI - AMENDMENT
Section 1100 Procedure
1100.1 This plan may be amended by the procedures established in the
California Cortmunity Redevelopment Law or any other procedure
hereinafter established by Law.
I `��1 -
� .. , .
. - . , 142 � I
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