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HomeMy WebLinkAboutrda min 1985/05/23 MINUTES OF AN ADJOURNED REGULAR MEETING OF THE REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA, CALIFORNIA Thursday, May 23, 1985 Council Chambers 4:00 p.m. Public Services Building ROLL CALL MEMBERS PRESENT Chairman Cox; Members Malcolm, McCand1iss, Moore, Scott MEMBERS ABSENT None STAFF PRESENT Executive Director Goss, Agency Attorney Harron, Community Development Di rector Desrochers, Redevelopment Coordi nator Zeg1 er, Development Specialist Kassman, Envi ronmenta 1 Review Coordinator Reid, Assistant Planner Bazze1 ITEM NO. 1 - RESOLUTION NO. 589 - AWARDING CONTRACT FOR DESIGN IMPLEMENTATION AND CONSTRUCTION DRAWINGS TO WINN-CUTRI ARCHITECTS AND AWARDING $2,500 APIECE TO THE FIRMS OF FRIED SON/ROBBINS ASSOCIATES AND ONA, INC./C. W. KIM ARCHITECTS, A JOINT VENTURE On May 20, 1985, the design jury for the selection of the winning entry for the Bayfront Interpretive Center met. As the selection for the design jury did not conform to the method of award outlined in the Request for Proposals, a telephone poll of the six semi-finalists resulted in their concurrence that the decision go with the three best designs regard1 ess of individual categori es. The design jury therefore se1 ected the firm of Wi nn-Cutri Architects as the first place award winner, with Friedson/Robbins Associates and Ona, Incorporated/C. W. Kim Architects, a joint venture, as the second and third place entries in the design competition. The Agency recessed at 4:25 p.m. to review all of the semi-finalists' entries displayed in the lobby. The Agency reconvened at 4:31 p.m. RESOLUTION OFFERED BY ¡~EMBER MALCOLM, the reading of the text was waived by unaminous consent, passed and adopted unanimously. Redevelopment Coordinator Zeg1er indicated that the jury will meet with the winning architect next week. At that time, the architect will be apprised of certain constraints regarding the development of their project. Mr. Zeg1er added that a representative from the Audubon Society will be in attendance at this meeting. Representatives from the U. S. Fish & Wildlife Service as well as the Department of Fi sh and Game have a1 so been i nvi ted to attend thi s sessi on. Adjourned Regular Redevelopment Agency Meeting -2- May 23, 1985 Member Malcolm suggested that the three remaining semi-finalists who did not place in the top three awards be awarded a $500 consolation prize. MSUC (Malcolm/Scott) to direct staff to bring back a resolution appropriating funds for awarding three consolation prizes of $500 each. ITEM NO. 2 - RESOLUTION - CERTIFYING ENVIRONMENTAL IMPACT REPORT EIR-84-4, MAKING CERTAIN FINDINGS REGARDING LAND USE, AND APPROVING SPECIAL PERMIT FOR DEVELOPMENT FOR PACIFIC LIGHTING ENERGY SYSTEMS Pacific Lighting Energy Systems has submitted a proposal to develop a methane recovery plant within the Otay Landfill which is located within the Otay Road Redevelopment Project Area. The proposed development consists of a gas collection system comprising a series of wells situated throughout the landfill which will be connected by a matrix of pipes leading to a main gas line which will transport the gas to the recovery facility. The gas will be compressed by engines which are coupled to generators, with the electricity generated sold to SDG&E. Under the guidelines of the Otay Road Redevelopment P1 an and Imp1 ementati on P1 an/Desi gn Manual Addendum, thi s proposed 1 and use requires special permit approval by the Redevelopment Agency. Community Development Director Desrochers pointed out that at the meeting of May 13, 1985, the Otay Valley Road Project Area Committee recommended conditional approval of this project. Pacific Lighting will be required to enter into an Owner Participation Agreement with the Agency. Staff will also request the fi rm' s participati on in fundi ng uti 1 i ty 1 i ne undergroundi ng in the area. Mr. Richard Ontiveros, representing Pacific Lighting Energy Systems, explained the procedures and various studies and samples taken of the landfill. In response to Member Moore's question, he addressed the types of gases emi tted and how the gases wou1 d be monitored. He added that these studies were done under the guidance of the Air Pollution Control District regulations. In response to Member Malcolm's question, Mr. Ontiveros explained that Pacific Lighting will pay to the County 12-1/21', of its gross revenue (or approximately $800,000 per year for the first six years). Agency Attorney Harron pointed out that as the County 1s a sovereign government, the City has no power to stop this particular project. Discussion ensued relative to the exterior of this building. Assistant Planner Bazze1 informed the Agency that this project is scheduled to be heard by the Design Review Committee at this afternoon's meeting. Mr. Ontiveros added that the metal building will be treated. Member Moore expressed concern with the environmental report prepared by Woodward-Clyde Consul tants. He requested that in the future, staff provi de an executive summary using layman's terms for such reports. .,_u__.__.___ _ __~.. Adjourned Regular Redevelopment Agency Meeting -3- May 23, 1985 Mr. A. W. Hall, 1675 Point Reyes Court, Chula Vi sta, 9201 0, requested that before this project is considered further by the Redevelopment Agency, that input from the Design Review Committee as well as the Task Force on Environmental Issues should be solicited. MS (Malcolm/McCandliss) to amend the resolution to include that the project be brought before the Redevelopment Agency after the Design Review Committee revi ews it. Member Moore agreed that the Desi gn Review Committee, Envi ronmental Hazards Task Force, and Woodward-Clyde Consultants shou1 d all have input into the project. However, since the consultant's analysis of the project was not clear, he could not support the motion. Chairman Cox pointed out that the Environmental Task Force is awaiting their fi nal report and will come back to the Agency in June. Therefore, he suggested that in order not to delay the project, this item be continued for two weeks in order to give the Task Force time to consider this item as well as give staff time to prepare an Owner Participation Agreement. Member Malcolm withdrew his motion and the second agreed. MSUC (Cox/Moore) to continue this item to the next Agency meeting (June 6) for consi derati on by the Desi gn Revi ew Committee and Task Force on Envi ronmenta 1 Issues, and provi de a revi sed (simplified) Woodward-Clyde report. Communi ty Development Di rector Desrochers c1 arifi ed that because thi s was a request for a special permit, this project was submitted to the Redevelopment Agency prior to consideration of an Owner Participation Agreement. ITEM NO. 3 - REPORT: APPROVING LAND USE PERMIT FOR 353 CHURCH AVENUE Dr. Joseph N. Wikkering proposes to replace an existing single-family dwell ing located at 353 Church Avenue with a one-story medical office bui 1 di ng. Si nce the property is desi gnated in the Redevelopment P1 an for residential use, a land use permit must be approved for the office use. The Town Centre Project Area Committee unanimously recommended approval of thi s office use and the project is exempt from environmental review. MSUC (Cox/McCand1iss) to accept the report. ITEM NO. 4 - REPORT: SUBMISSION OF DOWNTOWN PARKING STUDY AND DOWNTOWN MARKET ANALYSIS FOR AGENCY REVIEW In response to Requests for Proposal s last fall , Berryman Stephenson Incorporated was chosen to undertake the parki ng ana1ysi s for the Downtown Redevelopment Area. Thei r report was reviewed by the Parki ng Pl ace Commission, Project Area Committee, Centre City Associates, and the Downtown Committee. Revi si ons made to the report were resubmi tted to the Ci ty early - -- - _._---,----~_._----_._-~._-'--_._----- Adjourned Regular Redevelopment Agency Meeting -4- May 23, 1985 in March. At the Agency's request, submi ssi on of thi s report to the Agency was deferred until staff received the Town Centre Marketing Analysis prepared by Community Systems Associates and Alfred Gobar Associates. Mr. Marshall Krupp, Community Systems Associates, 203 South Brea Boulevard, Brea, California, explained that his firm was charged with reevaluating the marketing abil ity of the Downtown Area as well as development opportunities related to commercial land uses in Downtown Chula Vista. He pointed out that steps should be taken to encourage development of a new shopping center in the Downtown Area anchored by a major supermarket. This major supermarket is suggested for the northeast end of Thi rd Avenue and IIEII Street. This location serves as a focal point to the Downtown Redevelopment Area. Another suggestion would be consideration of a more rapid design review process in order to encourage small businesses to locate downtown. Regarding residential use, existing vacant property adjacent to the parking structure should be utilized for high-rise residential. In response to Member McCandl i ss I questi on regardi ng the turnover of former ~rocery stores in the Downtown Area, Mr. Krupp emphasized that the Third and E" Street site is more conducive to this type of use than former sites. This site is the most appropriate because "E" Street is a major thoroughfare. Discussion ensued relative to the inclusion of an additional two restaurants in the Downtown Area. Mr. Krupp rei terated that the theater has brought in patrons from other than the Downtown Area, and the restaurants have added to this attraction. Mr. Niek Slijk, representing the Chamber of Commerce, complimented Community Systems Associ ates for thei r di 1 i gent efforts in obtai ni ng responses from Downtown merchants for their project. Mr. Bob McMai ns, representi ng Standl ee' s Cake and Party Shop, expressed hi s opposition for the proposed supermarket concept. He poi nted out that thi s type of use woul d detract from the downtown area, and merchants coul d not compete with the supermarket. He expressed concern that the "mom and pop" operati ons wou1 d be gone from the redevelopment area in about two years. Currently, the downtown area is attracti ng more famil ies, thus additional parking is necessary. In response to Member Malcolm's question, Mr. Krupp stated the Agency's power of eminent domain may have to be used to accomplish the supermarket proposal. In response to another question, pedestrians are currently on the south end of Third Avenue near the existing anchor tenants. Therefore, he recommended some type of anchor that would attract pedestri ans to the opposite end, nearer to "E" Street. It was moved by Member Malcolm to accept the report. The motion died for lack of a second. '_Un"'" _~____.,_..__...__'_ .- Adjourned Regular Redevelopment Agency Meeting -5- May 23, 1985 At this time, Mr. James Kawamura, Berryman and Stephenson, Inc., 16880 West Bernardo Drive, San Diego, 92127, briefly summarized that the Parking Study indicates that the parking is underutil i zed although there is a parki ng shortage downtown. Parking deficiencies will soon exist along Third Avenue near "F" Street. Hopefully, additional pUblic parking lots will resolve this problem. (Member Moore left the meeting at this time.) MSUC (Malcolm/Cox) to accept the reports. Discussion followed regardi ng a workshop in order to further di scuss the ramifications of the parking and marketing studies. The Agency suggested that the consultant be in attendance at the workshops. MSUC (Malcolm/Scott) to make the consultant available (at the expense of the Redevelopment Agency) to the Chamber of Commerce committees and the Agency as deemed necessary (workshop) and come back with a resolution extending the consultant's contract for this purpose. ITEM NO. 5 - RESOLUTION APPROVING AGREEMENT AMENDING SUPPLEMENTAL DISPOSITION AND DEVELOPMENT AGREEMENT WITH CENTRE CITY ASSOCIATES, LIMITED-COMMERCIAL MSUC (Malcolm/Cox) to discuss this matter in Closed Session for potential 1 iti gati on. The meeting recessed at 6:25 p.m. and reconvened at 6:51 p.m. MSUC (Cox/Malcolm) to continue this item to May 28, 1985 (following the regular City Council meeting). ITEM NO. 6 - REPORT: GALE/COHEN MEDICAL OFFICE BUILDING Drs. Gale and Cohen propose to construct a medical office at the southwest corner of "E" Street and Church Avenue. The site is designated for Central Commerci al land use on the Redevelopment Plan and is located wi thi n the Downtown Parking District. Staff is recommending denial of the proposal as submitted as it does not further the goals and obj ecti ves of the Redevelopment Plan. Envi ronmental Review Coordinator Reid explained that the Design Manual for the Downtown Redevelopment Area addresses the lot coverage allowed for this area is up to 85%. Over half of the lot for this project is designed for parking. Rather than inviting land use which attracts people into the Redevelopment Area, the proposal would establish an island of development; thus isolating itself at the redevelopment project's northern border. It was noted that although the Project Area Committee approved this project unanimously, they did not revi ew the marketi ng study pri or to thei r recommendation. -. . .......... .. -.. . ..... ..~ .r..... ............... .......Uf&. uur -.... nrnur rn n~ T......... Tn TnQ. Adjourned Regular Redevelopment Agency Meeting -6- May 23, 1985 Member McCandliss indicated that based on the land use presentation of this project, the development appears to be in concert with other uses in the neighborhood. Therefore, she suggested that this project not be delayed due to pending discussions regarding the marketing study. Communi ty Development Di rector Desrochers noted that because of the hi ghly visible corner this project is proposed for, staff's recommendation to approve or disapprove it was very difficult. Dr. Marvin Gale, representing the Children's Medical Group of South Bay, 340 Fourth Avenue, Chu1 a Vi sta, stated that they wou1 d 1 ike to bui1 d a uni que medical building and thi s 1 ocati on is ideal for that use. He therefore requested that the Redevelopment Agency consider this project as a whole. Mr. Gl en Bosworth, J. H. Hedri ck Company, representing the doctors, stated that the Design Manual for thi s area does not mandate a mi nimum use of the property. Also, this project appears to be consistent with the Design Manual and Redevelopment Plan. Dr. Elaine Cohen, 340 Fourth Avenue, Chula Vista, commented that some of the material provided to Agency Members may be altered due to the marketing study presentati on. She disagreed that a medical office building would not be good for the Downtown Redevelopment Area and compared this project to the Surgery Center which does not have as many patients as their practice. She proposed that their project could be considered the major anchor for the Downtown Area. Member Malcolm pointed out that the Surgery Center would be generating four times the amount of c1 iente1e as described by Dr. Cohen. He suggested that the Redevelopment Agency render a decision on what should be done downtown as soon as possible. As thi s is a key corner of development in the Downtown Area, he was not convinced that it should be given up at this time. Member Scott remarked that the Agency shoul d not compromi se the standards currently eXisting for the Downtown Redevelopment Area. Therefore, he agreed with staff's recommendation. Chairman Cox stated that in a few years redevelopment downtown will be more than enough to handle. This proposal will bring additional patrons downtown although it will not be the anchor. However, in order to be fair to the proponents, he suggested that thi s i tern be conti nued in order to avoi d a two-two vote thus denying the project. Dr. Cohen added that the project when ori gi na11y submi tted in February recei ved the okay from staff. However, in March the doctors were advi sed that the project was rejected. In answer to Member Malcolm's question, Dr. Cohen stated that escrow on this parcel will close on May 28. MS (McCandliss/Cox) to approve the project. (The motion failed 2-2 with Members Scott and Malcolm opposing. ) -----.--..,.--..- _._~._.. -"'-" Adjourned Regular Redevelopment Agency Meeting -7- May 23, 1985 MSUC (Malcolm/Scott) to continue this item to Tuesday, May 28, following the regular City Council meeting. CHAIRMAN'S REPORT: a. MSUC (Cox/Scott) to adjourn to Closed Session for possible litigation. b. Chairman Cox commented on a 1 etter received from Sammis Properti es relative to sewer capacity on Otay Valley Road. MSUC (Cox/Scott) to bri ng back a report on Tuesday, May 28, 1985, following the regular City Council meeting. c. Chairman Cox emphasized the need for effective liaison with the public anytime capital improvement projects are i nvo1 ved. Specifically, he ci ted the re-asphal ti ng project at Davi dson and Thi rd. Because thi s project occurred over the Mother's Day weekend, some merchants felt they had less business because of t~s inconvenience. MEMBERS' COMMENTS: It was noted that a Counci 1 referral from the Joint School District/City Council meeting for a grant was made. WPC 161 2H -- -.-----------.--.-------.--"