HomeMy WebLinkAboutrda min 1988/07/26
MINUTES OF AN ADJOURNED REGULAR MEETING OF THE REDE~ELOPMENT
AGENCY OF THE CITY OF CHULA VISTA, CALIFORNIA
Tuesday, July 26, 1988
6:30 p.m.
ROLL CALL:
MEMBERS PRESENT:
Council Chambers
Public Services Building
Chairman Cox; Members Nader, Malcolm, Moore and
McCandliss
MEMBERS ABSENT:
STAFF PRESENT:
None
Executi ve Di rector Goss, Community Development
Director Desrochers, Assistant City Attorney Rudolf
1. APPROVAL OF MINUTES - 6/16/88 and 6/21/88
MSUC (Moore/McCandliss) approve the minutes of 6/16/88 and 6/21/88 as
submitted. (The vote was 4-0; Member Malcolm was not present for the vote.)
CONSENT CALENDAR (Items 2 through 11; Item 4 was deleted)
Items 6, 9, 10 and 11 were pulled from the Consent Calendar.
CONSENT CALENDAR ITEMS 2, 3, 5, 7, and 8 WERE OFFERED BY CHAIRMAN COX, the
reading of the text was waived by unanimous consent, passed and approved
unanimously. (The vote was 4-0; Member Malcolm was not present for the vote.)
2. RESOLUTION 935
APPROVING THE CONSTRUCTION OF A 300,000 GALLON
WATERTANK AT ROHR INDUSTRIES AND ADOPTING NEGATIVE
DECLARATION IS-88-28 AND FINDINGS THEREIN
Rohr Industries has submitted an application for the construction of a 300,000
gallon above-ground watertank at the southeast section of the Rohr Industrial
site. The proposal included the demolition of two existing wooden watertanks
at the same location.
Negative Declaration IS-88-28 was issued for this project and the Design
Review Committee approved the project design with conditions. The project is
located within the Coastal Zone and will need a coastal permit. A public
hearin9 for coastal development permit review is scheduled for the August 2,
1988 City Council meeting.
3. REPORT: STATUS OF PUBLIC IMPROVEMENTS AT NORTHEAST CORNER OF BAY
BOULEVARD AND "F" STREET
The Redevelopment Agency requested that staff prepare a report regardi ng
status of exi sting and proposed improvements at the northeast corner of
Boulevard and "F" Street. The report described existing improvements
proposed actions to complete the improvements.
the
Bay
and
MINUTES
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July 26, 1988
5. REPORT: TEMPORARY LAND USE PERMIT - RELIGIOUS SERVICES AT PARK PLAZA
One year ago the Agency approved a temporary 1 and use permi t all owi ng the
First Missionary Baptist Mission to hold Sunday services in a conference room
at Park Plaza. Subsequent to that approval, the conference room was leased to
the Cabrillo School of Nursing. Several months ago the school changed
ownershi p, reduced thei r space and no longer requi re 1 eas i ng the conference
room.
The First Missionary Baptist Mission requested that they once again be allowed
to rent the second story conference room for Sunday morning and evening
religious services. The proposed land use requires a special land use permit
which must be authorized by the Agency. The permit approved by the Agency in
June 1987 has expired.
7. a. RESOLUTION 936 ENTERING INTO AN AGREEMENT WITH CENTRE CITY ASSOCIATES
LIMITED - COMMERCIAL (CCAL-C) FOR THE REBATING OF
POSSESSORY INTEREST TAXES PAYABLE TO THE COUNTY FOR
USE OF THE TOWN CENTRE PARKING STRUCTURE AND THE
FILING OF AN APPEAL WITH THE COUNTY
b.
RESOLUTION 937 APPROVING AN
EASEMENTS AND
AND COVENANTS
STRUCTURE
AMENDMENT TO RECIPROCAL GRANT OF
DECLARATION ESTABLISHING RESTRICTIONS
RELATIVE TO PAYMENTS FOR THE PARKING
The County Assessor's office has determined that possessory interest taxes are
due from the owners of property in Park Plaza for use of the parking
structure. Both owner's counsel and the City Attorney feel that the
imposi ti on of possessory interest taxes are questi onab 1 e and recommend the
fil ing of an appeal. In the interim, Centre City Associates
Limited-Commercial (CCAL-C) requested that the Agency a9ree to rebate any
possessory interest taxes whi ch they or thei r successors may be requi red to
pay to the County.
The Counci 1 and Agency were al so requested to approve an amendment to the
CC&Rs for Park Plaza which clarifies the amendment approved by the Council and
Agency on May 18, 1988. Thi s amendment all ows CCAL-C or thei r successors to
pay the City $150,000 in lieu of any further rental payments for Parcel #4 for
use of the parking structure.
8. REPORT: STATUS OF AGREEMENT WITH THE COUNTY FOR THE SHARING OF TAX
INCREMENTS FROM THE TOWN CENTRE II REDEVELOPMENT PROJECT AREA
Agency and City staff have been negotiating a Cooperation Agreement for
shari ng of tax increment revenues accrui ng from the Town Centre II
Redevelopment Project Area including the recently approved expansion sites.
This agreement will be presented to the County Board of Supervisors on July
26,1988 for approval. The proposed agreement was presented to the Agency for
review and comment before submittal to the County. It was recommended that
the Agency approve the proposed agreement for sharing of tax increment
revenues accruing from the Town Centre II Redevelopment Project Area.
END OF CONSENT CALENDAR
MINUTES
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July 26, 1988
ORAL COMMUNICATIONS:
None
PULLED ITEMS
6. RESOLUTION 938
APPROVING DESIGN PLANS FOR MEMORIAL PARK BUILDING
At its meeti ng of February 9, 1988, the Redevelopment Agency approved the
Memorial Park Master Plan, which calls for renovation of various structures in
the park. Conceptual pl ans for these structures were approved by the Agency
as part of the Master Plan. More detailed design plans were developed as part
of the current constructi on document phase. It was recommended that the
Agency approve the detailed design plans.
Member McCandl iss commented she would 1 ike to take a closer look at the
structure proposed for Memorial Bowl. She wanted the Agency to question
whether they are destroying something that is a charm and a character of the
park in order to create some kind of structural continuity to all the
buildings. She bel ieves the Agency needs to be cautious of that because the
building, although in need of repair, does have a certain charm and
identification with the park. She noted concern that by losing Memorial Bowl
and creatin9 the new concept the City mi9ht be losing some of the attraction
and the integrity of the park to the citizens in the area. Therefore, she
wanted to look at the proposal for Memorial Bowl, hear some of the problems
with the existing building, and see if it is not possible to preserve it and
bring it back to a condition that it could be used and maintained in the park.
Director of Parks and Recreation Mollinedo stated the building originally was
looked at as far as tryi ng to preserve it and keep it in its present
location. When an analysis on the building was done, it was determined it was
beyond any ki nd of meani ngful repai r and at the present time poses some
serious structural problems. Whether that building stays there or not, in
essence it would have to be totally demolished and then rebuilt.
Mr. Moll i nedo introduced Mr. Scott Burnett from Lorimer-Case Archi tects, the
development architects for this project. Mr. Burnett stated he was informed
by the landscape architect that they had met with several different theater
groups regarding Memorial Bowl. The theatre groups had a problem with the
actual sight distance that the present stage has with the existing seatin9·
Also, Memorial Bowl is presently inappropriate for events like weddings, small
bands, etc. In addition to the deterioration, the pol ice have a problem with
the present building because it creates a barrier that cannot be seen behind.
Responding to Member McCandliss' questions, Mr. Burnett commented the
proposed desi9n would be more economical versus rebuilding the existing
structure. Mr. Moll inedo commented that from a maintenance standpoint, the
proposed design would be much easier to maintain.
RESOLUTION OFFERED BY CHAIRMAN COX, the readi ng of the text was wai ved by
unanimous consent, passed and approved unanimously.
MINUTES
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Ju1y 26, 1988
MAKING A FINDING THAT IT IS NOT NECESSARY TO ALLOCATE
ANY OF THE TAXES GENERATED BY THE TOWN CENTRE II
REDEVELOPMENT PROJECT AREA FOR LOW- AND
MODERATE-INCOME HOUSING
9. RESOLUTION 939
The Agency is requi red by State 1 aw to allocate not 1 ess than 20 percent of
tax increments to low-and moderate-i ncome housi ng assi stance unl ess one of
three fi ndi ngs is made on an annual basi s. The 1 ast such fi ndi ng made for
Town Centre I I was done in June 1987. The Agency recently amended the Town
Centre II Redevelopment Plan to add new sites to the Project Area. The
housing needs and resources related to the amendment area are also considered
in the Agency finding. It was recommended that the Agency adopt the
resol uti on maki ng the fi ndi ng that a substanti a 1 effort to meet low- and
moderate-income housing needs in the community is being made and that it is
not necessary to all ocate any of the taxes generated by the Town Centre II
Redevelopment Project Area for low- and moderate-income housing.
Member Nader questi oned if the community bei ng consi dered in the fi ndi ng
refers to only the redevelopment area or the entire community of Chula Vista.
Community Development Director Desrochers responded it is within the project
area. Mr. Nader stated he believes that some of the areas which have recently
been included in the Town Centre II Redevelopment Project Area do have a need
to address low income housing. Mr. Desrochers stated at the present time
there is not a need. There are funds from the Bayfront/Town Centre Project
that are more than adequate to supply funds for the Mobilehome Relocation Park
and for other uses. If displacement is caused within the Town Centre II
expansion area, then the findin9 cannot be made. This is reviewed on an
annual basis. Tax increment is not being generated in the expanded area at
this time because the Agency is not doing any projects.
Further respondi ng to Member Nader's questi ons, Mr. Desrochers stated the
primary purpose of these funds is to assist in replacement housin9 for people
in the project area that are displaced by redevelopment activity and also to
assure that there is an ample supply of low and moderate cost housing as a
result of redevelopment.
Chairman Cox pointed out the Town Centre II Project Area is not 90in9 to have
any excess funds available that is not already pledged to retire debt service
for low- and moderate-income housing for at least the next couple of years.
RESOLUTION OFFERED BY MEMBER MOORE, the reading of the text was waived by
unanimous consent, passed and approved. (The vote was 3-l; Member Nader was
opposed; Member Malcolm was not present for the vote.)
MAKING A FINDING THAT IT IS NOT NECESSARY TO ALLOCATE
ANY OF THE TAXES GENERATED BY THE OTAY VALLEY ROAD
REDEVELOPMENT PROJECT AREA FOR LOW- AND
MODERATE-INCOME HOUSING
10. RESOLUTION 940
The Redevelopment Agency is required by State law to allocate not less than 20
MINUTES
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July 26, 1988
percent of the tax proceeds received from the Otay Valley Road Redevelopment
Project Area to low- and moderate-income housing assistance unless one of
three findings is made. A finding was originally made in January, 1986 to
permit less than 20 percent to be allocated for low- and moderate-income
housing. The finding must be made annually and was last done June 4, 1987.
It was recommended that the Agency adopt the resol uti on mak i ng the fi ndi ng
that a substantial effort to meet low- and moderate-income housing needs in
the communi ty is bei ng made and that it is not necessary to all ocate any of
the taxes generated by the Otay Vall ey Road Redevelopment Project Area for
low- and moderate-income housing.
RESOLUTION OFFERED BY MEMBER MOORE, the readi ng of the text was waived by
unanimous consent, passed and approved unanimously. (The vote was 4-0; Member
Malcolm was not present for the vote.)
11. REPORT
ON OTAY VALLEY ROAD WIDENING PROJECT
On May 9, 1988 a public meeting was held along with the regularly scheduled
meeting of the Otay Valley Road Project Area Committee meeting to allow
interested parties to provide early input into the design for the widening of
Otay Valley Road and the potential environmental impacts of the roadway
widening. In addition, two staff meetings with representatives from the
relevant City Departments were held on May 20, 1988 and June l6, 1988. The
purpose of those meetings was to identify and formulate recommendations on how
to approach potenti al road wi deni ng issues. To date, 62 issues have been
raised about the road widening project.
Member Moore stated the Agency shoul d not
"phase" in the widening of Otay Valley Road.
to what a "phase" is with regard to this
shorten the phase.
be tied into what constitutes a
The Agency should be flexible as
project, in order to extend or
Member McCandl i ss commented approximately a year ago the Agency asked that
funds be set aside for a study of additional east-west corridors for the
trolley. She is concerned to see that with the alignment of Otay Valley Road
it would be difficult to add a trolley line at a later time. Eventually there
wi 11 be a need for another east-west troll ey 1 i ne and she woul d not 1 i ke to
see the City/Agency foreclose the options for Otay Valley Road.
Pri nci pal Communi ty Development Speci a 1 i st Putnam introduced the engi neeri ng
consultant from Leedshi ll-Herkenhoff, JoAnne Engl ish. Ms. Engl ish di scussed
the different alignment alternatives for this road widening project. The road
speed that is being designed around is 55 MPH. It is proposed to be a 6-lane
road.
Connie Will ins of Keller Environmental addressed the environmental impacts of
the proposed alignments of the road. Keller Environmental considered impacts
on agriculture, archaeological resources, and biological resources. Regarding
the biological resources, it was noted that wetlands are present as well as
sensitive plants and rare birds. In terms of environmental constraints, the
MINUTES
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July 26, 1988
issues wi 11 be in the eastern area because a choi ce wi 11 have to be made
between impacti ng the wetl ands to the south or steep hi 11 si des on the north.
The hillsides have the biological impacts as well as visual and topographic
alteration impacts which will lead to other indirect impacts such as erosion
and siltation.
Respondi ng to Member Nader's questi ons, Ms. Putnam stated a 6-1 ane road is
being planned because this is consistent with Scenario 4 of the General Plan.
However, if environmental constraints dictate, the possibility of narrowing
the road to 4 1 anes will be consi dered. Accordi ng to Scenari 0 4, four 1 anes
can adequately handle the traffic that will be generated east of Nirvana.
West of Nirvana a 6-lane road will be needed.
Responding further to Member Nader's questions, Ms. Putnam stated Otay Valley
Road will be signalized. It is being designed for 55 MPH speed from 1-805
east. Mr. Nader questioned what is being planned to slow the traffic west of
1-805. Director of Public Works Lippitt stated the timing of the signals as
well as the congestion of the traffic will cause traffic to slow.
Charles Gill, 600 'B' Street, Suite 1100, San Diego, representing Girard
Financial Corporation, pointed out recommendation "i" in the agenda statement
on this issue refers to his client. Recommendation "i" states that a
recommendation on the location of the ultimate centerline for Otay Valley Road
immediately east and west of Maxwell Road will be made following attempts to
resolve the issue by the property owners north and south of the roadway. Mr.
Gill stated Girard Financial is of the opinion that they have in the past
received either direct or impl ied approval s of an al ignment which they have
relied upon through the creation of their Final Map, their improvements plans,
and their grading plans. A tentative parcel map was approved for this piece
of property in the summer of 1986. There is a condition in that tentative
parcel map that does address the a 1 i gnment issue. However, there have been
significant costs expended by his clients in reliance upon what was perceived
as direction from the City as to where the alignment is. The result is that
Gi rard Fi nanci a 1 is will i ng to work wi th the property owner as i denti fi ed in
the staff recommendation. Mr. Gill would 1 ike the Agency to be aware of his
client's concern with regard to past City action in this matter.
Charles Gill, also representing Chillingworth Corporation, stated that the
Chi 11 i ngworth Corporati on property was annexed to the City and has recei ved
prel iminary approval of a Tentative Map and is in the process of a Final Map
for the Otay Rio Business Park located south of the Otay River Valley. The
primary access is going to be through Otay Valley on this road. For purposes
of efficiency in addressing many of the environmental concerns and the
significant issue of bridging over the river, it is suggested that the future
design considerations for Otay Valley Road also consider how it will get to
the Otay Rio Business Park. Ms. Putnam stated this has been discussed with
Chillingworth Corporation on numerous occasions and it has been indicated that
staff would not have a problem with enlarging the existing contract to include
the plans for the bridge as well as including the bridge in the assessment
district. It was felt that it might be to the applicant's benefit to proceed
MINUTES
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Ju1y 26, 1988
wi th des i gn on thei r own because goi ng through the City, the process takes a
significantly longer amount of time, and the processing of the federal permits
involved in the bridge crossing. Ms. Putnam pointed out it might delay the
rest of the Otay Valley Road widening project to come up with a consolidated
design all at one time.
Mr. Desrochers added that the Chil1ingworth Corporation's holdings are outside
of the redevelopment project area. The funding mechanism woul d be somewhat
different from what is being used for the balance of the road.
Robert Giacobassi, 1648 Ocala Avenue, Chula Vista, addressed the Agency. He
noted concern with existing problems at the I-805/Main Street/Otay Valley Road
exit ramp; same problems at I-805 and Orange Avenue and 1-805 and L Street.
He would like all traffic concerns addressed before going any further with the
proposed widening of Otay Valley Road. He would like the noise impacts to be
addressed before proceeding any further. A financial design for funding needs
to be recommended before proceeding. He would also like the issue of a median
stri p addressed. He bel i eves that before movi ng forward wi th thi s project,
traffic 1 ights need to be put at 1-805 and Otay Valley Road, as well as at
Oleander, Brandywine, Nirvana and Maxwell.
Member Moore commented that this is a preliminary design. Most of Mr.
Giacobassi's questions will be answered before any construction is approved.
Chairman Cox asked that staff get in touch with Mr. Giacobassi to address his
concerns. Regardi ng the Chi 11 i ngworth Corporati on property, Mr. Cox does not
have a problem with their suggestion, however, he does not want to see the
overall project delayed.
MSUC (Moore/Cox) to accept the staff report; keeping in mind that the phases
are to be flexible.
MSUC (Cox/McCandl i ss) to refer the 1 etter recei ved from the Chi 11 i ngworth
Corporation to staff to come back with a report.
The Agency recessed at 7:25 p.m. to the City Council meeting.
The Agency reconvened at 11:45 p.m.
12. DIRECTOR'S REPORT
a. Status Report - Chula Vista Shopping Center
Acting City Manager Asmus reported that the schedule for late opening
in October seems to be still on line. The applicant has all of their
pl ans submi tted and 1 andscapi ng pl ans approved, but no permits have
been taken out.
MINUTES
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July 26, 1988
13. CHAIRMAN'S REPORT
A.
Chai rman Cox stated that the parki ng
months ago and has not been replaced.
this matter.
structure si gn was stol en 9
He asked staff to investigate
MSUC (Cox/Nader) to refer to staff for a report back as to whether or not
there is adequate signage for the parking structure.
l4. MEMBERS' COMMENTS: None.
ADJOURNMENT AT 11 :50 p.m. to the Industrial Development Authority meeting.
The meeting reconvened at 11 :53 p.m. at which time the Agency recessed to
Closed Session to discuss potential acquisition of property located at 311 "F"
Street - Rear, Hugh Christensen, owner); 327 "H" Street (Michael & Susan
Adkins, owners); 329 "H" Street (Edwin & Jean Jones and Jerry & Karen Ault,
owners); 331 "H" Street (William H. & Jean Calhoun and Anthony A. & Rose
Leary, owners); Bayfront Land Acquisition, Santa Fe Land Improvement Company,
owner/William Barkett.
ADJOURNMENT AT 12:15a.m. to the regular meeting of August 4, 1988 at 7:00 p.m.
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RESCHEDULED
AGENDA
AN ADJOURNED REGULAR MEETING OF THE REDEVELOPMENT
AGENCY OF THE CITY OF CHULA VISTA, CALIFORNIA
Tuesday, July 26, 1988
6:30 p.m
Council Chambers
Public Services Building
ROLL CALL - I\L-.'- ~f\E-S¿"'\
1. APPROVAL OF M+NUTES - 6/1~/ª8 and 6/~1/88 , \
'M"Sl.\C- ('\'^DOá<.£( 1V\,,(>ç..,.:,À\'''~) ~0¡; (4-0,> O'ìr-\cò\1Y\ "'0\ \"e~..'~-\~
ALL MATTERS LISTED UNDER CONSENT CALENDAR ARE CONSIDERED TO
BE ROUTINE BY THE REDEVELOPMENT AGENCY AND WILL BE ENACTED
BY ONE MOTION IN THE FORM LISTED BELOW. THERE WILL BE NO
SEPARATE DISCUSSION OF SAID ITEMS UNLESS GOOD CAUSE IS SHOWN
PRIOR TO THE TIME THE REDEVELOPMENT AGENCY VOTES ON THE
MOTION TO ADOPT.
CONSENT CALENDAR (Items 2 through 11)
2. RESOLUTION 93éÍApproving the construction of a 300,000
gallon watertank at Rohr Industries and adopting
Negativ~Declafat~n IS-88-2~ a~d find¡ngs ther~~
&~ c>~ç;.E"E'd (4 -6 ') \'i'\f',-\~\ "" ~o\- ~...e¡"E"'T )
3. REPORT: Status of public improvements at northeast
corner of Bay Boulevard and "F" Street AGENCY ACTION: Report accepted.
&'1\ oFF<='RE'=> (L¡ -¿,) tl\e:..\"d",
4 . DELETED I"'o-\c fRE:~"I"''\-)
REPORT: Temporary Land Use Permit - Religio~? ServiSßs
at Park Plaza AGENCY ACTION: Report accepted. c:.",)<. o'>,-~",-",d !.....4,-6') (V\A.\.:.ò\"(I
I"<D"r v~)
RESOLUTION q~Approving design plans for Memorial par~~ \
Building (Submitted by Parks & Recreation) &,)( c>Ç<;""~d L5-ö)
a. RESOLUTION L:I % Entering into an agreement with Centre
City Associates Limited - Commercial (CCAL-C) for the
rebating of possessory interest taxes payable to the
County for use of the Town Centre Parking Structure
and the filing of an appeal with the County CDx ð~~~~p'J I
( q -0 '¡ 'I\p.\Qò\iv\ t->ò~
b. RESOLUTION C¡31 Approving an amendment to Reciprocal ,?Re.~..J
Grant of Easements and Declaration Establishing
Restrictions and Covenants re~ativelt~payments\fqr ~ ~\
the parking structure &')\ c>~Ç;~pd LLt-ù) fI\"," <'0\"'" "'0 ïJR<? SJ
8. REPORT: Status of Agreement with the County for the
Sharing of Tax Increments from the Town Centre II
Redevelopment Project Area AG·ENCY ACTION: Report accepted. , \
Œo'1. O<:;:~E' 8..F'd (4 -6 ') f'l\p,\ C'D \ vV\ ,o.D.\ \è>Î~,)<?'J~
5.
6.
7.
~~ C\'Q9
9. RESOLUTION Making a finding that it is not necessary
to allocate any of the taxes generated by the Town
Centre II Redevelopment Project Area for low- and
moderate income housing
~('t940
10. RESOLUTION Making a finding that it is not necessary
to allocate any of the taxes generated by the Otay
Valley Road Redevelopment Project Area for low- and
moderate income housing
11.
Report olJ.-Otay Vfall~y Road Wi<~ening Proj ect AGENCY ACTION: Report ~ccepfe¡Y.
tñ ~ u..<2. L \'N::C> R-E Cò y,.) Ace.. p\ -;> \. ",<0; R... ('DR.-\-') ~'" M" "'~ ;.5lou.\ c\
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PULLED ITEMS
12. DIRECTOR'S REPORT
a. Status Report - Chula vista Shopping Center
P,"\"C'R ~ \:, ~ ß.,¿s·'.\- e· \V\)~.
13. CHAIRMAN'S REPORT, \ \ \, \. \' Àe
(p.) '5\ N ",,)-e.- ç;,R, 0'1<-~""1 ~.\R\,I..C:-'<~<>''':- ""-\-e\er-> - -5;-'" ç;~ -\-'" ~~"Y"
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14. MEMBERS' COMMENTS -~òÑ£ '
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Re.c. e.~~eá p,-\- \\\Sd ~o \~.~: \ be"" P"u..-\\...;:,R,-\j \I\.\~'
THE REDEVELOPMENT AGENCY WILL MEET IN CLOSED SESSION
IMMEDIATELY FOLLOWING THE CITY COUNCIL MEETING TO
DISCUSS:
-::; . Ii' .
\\'-5~ Potential Acquisition of Property located at:
~ . 311 "F" Street-Rear (Hugh Christensen, owner)
327 "H" Street (Michael & Susan Adkins, owners)
329 "H" Street (Edwin & Jean Jones and Jerry &
Karen Ault, owners)
331 "H" Street (William H. & Jean Calhoun and
Anthony A. & Rose L. Leary, owners)
Bayfront Land Acquisition (Santa Fe Land
Improvement Company, owner. William Barkett)
ADJOURNMENT to the regular meeting of August 4, 1988 at
7:00 p.m.
"I dc:~~re e!1 :'er r.:n:lty I:··f perjury 1!hat I am
emela 'ed b:; the Cj;':; of (1'-."0 Vis:. in the
Couo"m'ty Devc:c,.-;c",t ,·'··-····nl and that I posted
th'''' .f'. """"'-''''17.,/",;,<",,,,, ,....- '. p~..·.',-.rd at the
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