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Home My WebLink Aboutrda min 1985/07/25 MINUTES OF AN ADJOURNED REGULAR MEETING OF THE REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA, CALIFORNIA Thursday, July 25, 1985 Council Conference Room 4:00 p.m. City Hall ROLL CALL MEMBERS PRESENT: Chairman Cox; Members Malcolm, Moore, McCandliss MEMBERS EXCUSED: Member Scott STAFF PRESENT: Executive Di rector Goss, Agency Attorney Harron, Community Development Director Desrochers ITEM NO.1 - WORKSHOP SESSION ON TOWN CENTRE MARKET ANALYSIS AND PARKING STUDY The Downtown Parki ng Study prepared by Berryman & Stephenson, the Downtown Chul a Vista Study prepared by Alfred Gobar Associates, and the Downtown Analysis prepared by Community Systems Associates were distributed to the Agency in May. The Agency requested that a workshop session be held for more detailed discussion on the issues raised in these reports. Communi ty Development Di rector Desrochers i ndi cated that the consul tant for the Market Analysis, Mr. Marshall Krupp (Community Systems Associates), is under contract to provide the analysis as well as the implementation phase. Mr. Marshall Krupp, representing Community Systems Associates, explained that wi th the assi stance of Alfred Gobar Associ ates, the i nformati on compil ed is the result of observing other area shopping centers, including the Chu1a Vista Shoppi ng Center and Pl aza Boni ta. Primary users in the Downtown Area are drawn from between a 1 to 3 mile radius. Chula Vista as a whole is doing very well in terms of sales tax. The ana1ysi s also shows that despite the historical role of downtown as a reta il hub, newer conventi ona 1 shopping centers in the South Bay, current saturation of major chain merchandisers, and 1 ocati ona 1 di sadvantages prevent the downtown from competi ng at a regi ona 1 level. As a resul t of thi s, it is recommended that retail opportuni ti es within the food store, eating, and dining establishment sectors be developed to provide the greatest long-term benefit to downtown. At a previ ous Agency meeting, the consultant had recommended 1 ocati ng a shopping center at Third Avenue and "E" Street. Mr. Krupp indicated that this recommendation should remain. In addition, he also recommended that anchored uses near the theater (Third Avenue and "G" Street) and at Third Avenue and "E" Street be considered. This type of center would increase downtown's total draw and frequency of vi sits to the center and throughout other downtown 1 ocati ons. Mr. Krupp also suggested the creation of a focal point at Third Avenue and liEu Street, i nc1 udi ng conti nui ng the resi denti al rehabilitation program. He suggested that the reason the Focus Area retail center is doing poorly cou1 d be attri buted to hi gher rents as compared to the bal ance of the area and lack of an anchor tenant in the specialty area. He noted that the exi sti ng anchor is located outsi de the core of the area. Along those 1 i nes, _._.~~---_._"-~ - ---~..__._~.__... Adjourned Regular Redevelopment Agency Meeting - 2 - July 25, 1985 Mr. Krupp briefly discussed the parking situation and proposed improvement of downtown. He commented that throughout the Town Centre Area and within the Downtown Area parking is sufficient to meet existing demands created by occupied bui1 dings. However, given the current 1 eve1 of parking lot usage, additional parking would be necessary to accommodate new development. According to the Town Centre Revitalization and Marketing Strategy Study (Phase III), more merchant participation is suggested. Al so recommended to the the Agency was changing the name of the Downtown Area from "Town Centre" to "Chula Vista Downtown Area." Member McCandl i ss commented that not only shoul d patrons be attracted to the major tenants (restaurants) but somethi ng is needed to draw them throughout the Downtown Area to shop as well. In response, Mr. Krupp stated that the Marketing Study addresses the need to change the perception outsiders may have of Downtown Chul a Vi sta. Additionally, the Ci ty coul d attempt to have the Downtown Area advertised in national magazines (i. e. , trade publications, International Council of Shopping Centers Magazine, Wall Street Journal). Member Moore questi oned Mr. Krupp IS suggestion regarding nationally adverti si ng the Downtown Area. He suggested that perhaps ci ti zens were more interested in personalized services downtown; however, he agreed that eateries should be major attractions in the area. In response, Mr. Krupp remarked that successful areas bring in national merchandi sers (Fuddrucker' s). He emphasized that in order to make Chula Vista's Downtown Area successful, the City shoul d pursue a national marketing campaign. Although Chul a Vista probably has the most successful downtown redevelopment project in an urban metropolitan area, the Agency must now consider what the next step should be. Mr. Gene Pierson, representi ng the Downtown Committee of the Chamber of Commerce, remarked that the survey performed by Community Systems Associ ates outl i ned some great advantages to the City, whi ch the Downtown Committee was in agreement. He added that the Downtown Committee will be more thoroughly reviewing the reports in the next three months in order to develop their own analysi s. The Downtown Committee is particularly concerned with problems associated with absentee landlords, the need for a general advertising program promoting downtown and individual businesses, and the Chamber's lack of participation in these areas. Mr. Pi erson added that the survey has brought attention to the responsibilities of independent business persons. Mr. Pierson al so discussed the Downtown Committee's opposition to locating a major food store in the Downtown Area and the bureaucracy involved with Design Review Committee processing. In response to the 1 atter issue, Chairman Cox pointed out that the Design Review Committee acts as a buffer or mediator and plays a very important role as advisor to the Redevelopment Agency. Communi ty Development Director Desrochers commented that the Town Centre Project Area Committee will be consi deri ng the Agency's recommendations regarding the reports discussed this afternoon. - -_._,_.._-_._,~._~--..--.-----'.--.~--- Adjourned Regular Redevelopment Agency Meetin9 - 3 - July 25, 1985 Member Malcolm expressed concern with the Third and "H" Street corner. He pointed out that the taco shop located on the northwest corner of Third Avenue and "H" Street detracts from the major County Center di rect1y across from it. The Agency shoul d al so be concerned with upgrading the Fourth and "F" Street shopping center. MSUC (Cox/McCand1 i ss) to refer the studies to staff and the Town Centre Project Area Committee, and have staff come back wi th input from the Project Area Committee in an expeditious manner. Ms. Dana Toogood, representing the Parking Pl ace Commission, informed the Agency that the Parking Place Commission's concerns with downtown parking have been di scussed for the past 20 months. She questi oned the status of the Parking Study as it appeared the Agency would not be discussing this report this afternoon. MSUC (Cox/Malcolm) to schedule discussion on the Parking Study for the first Redevelopment Agency meeting in August (August 1). Mr. Marshall Krupp suggested that it woul d behoove the Agency to indicate their perception of the future of Downtown Chula Vista. Chairman Cox remarked that perhaps the various committees (Town Centre Project Area Committee, Downtown Committee, and the Parking Place Commission) should meet joi ntly after the consul tant has met with staff regardi ng the vari ous studi es. Mr. Ri chard Zogob, representing Centre City Associ ates, stated that all involved should be objective as to what the Downtown Area should realistically become. MSUC (Cox/McCandl iss) to schedule a joint workshop with the Town Centre Project Area Committee and Downtown Committee after the Proj ect Area Committee has met two or three times and has come up with a consensus di recti on. Member McCandliss left the meeting at this time. ITEM NO. 2 - RESOLUTION 611 - APPROVING AN AGREEMENT TO AMEND RECIPROCAL GRANT OF EASEMENTS AND DECLARATION ESTABLISHING RESTRICTIONS AND COVENANTS FOR PARCELS 1, 2, 3, 4, 5, 6, 7 AND 8 WITHIN THE TOWN CENTRE FOCUS AREA As requested by the Agency at their meeting on July 18, 1985, the Focus Area developers submitted an agreement revi si ng the Reci procal Grant of Easements and Declaration Establishing Restrictions and Covenants dated December 15, 1983. Thi s document covers the payment of fees for the use of the parki ng structure for parcels 1,2,4 and 6. - --_.__.._-,._----~-------- Adjourned Regular Redevelopment Agency Meeting - 4 - July 25, 1985 RESOLUTION OFFERED BY MEMBER MOORE, the reading of the text was waived by unanimous consent, passed and adopted unanimously. Member McCandliss returned at this time. The Agency recessed at 5:21 p.m. and reconvened at 5:25 p.m. ITEM NO. 3 - REPORT: STATUS OF RESIDENTIAL LOT 8 RESOLUTION 612 - APPROVING AN AGREEMENT AMENDING SUPPLEMENTAL DISPOSITION AND DEVELOPMENT AGREEMENT BETWEEN THE REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA AND CENTRE CITY ASSOCIATES LIMITED The Agency consi dered a resol ution approving an agreement with Centre City Associates Limited amending the Schedule of Performance of the Supplemental Disposition and Development Agreement (DDA) for development of Lot 8. At their meeting of June 6, the Agency postponed action on that resolution until additional information could be obtained and the situation could be further eval uated. Community Development Director Desrochers explained that staff has met with the developer and hi s attorney in order to devi se an amended Schedul e of Performance to accommodate new information obtained and new timing. Assistant Community Development Director Gustafson explained that the Schedule of Performance conta ins i nformat i on based on the inducement reso 1 uti on for bond financing adopted by the Agency on April 18 for $4.1 million. The developer proposes to obtai n conventi ona1 interim fi nanci ng and tax-exempt permanent financing. It appears now that the induced amount of $4.1 million may be insufficient and the developer may need to request an amendment to the inducement resolution for a total bond of approximately $4.4 million. RESOLUTION OFFERED BY CHAIRMAN COX, the readi ng of the text was wai ved by unanimous consent, passed and adopted. (Member Malcolm opposed.) Mr. Michael Cowett, representing Centre City Associates Limited, stated that the Agency is not required to formally accept the partners involved in this development. However, he suggested that formal approval of the partners be given by the Agency at this time. MSC (Cox/Moore) to approve the developer's partnershi p with the Mai zel s, based upon the information received, relative to development of Focus Area residential parcel no. 8. (Member Malcolm opposed.) CHAIRMAN'S REPORT: None DIRECTOR'S REPORT: Executi ve Di rector Goss menti oned that the workshop wi th the Gruens rel ati ve to the Bayfront Economic Feasibility is scheduled for Thursday, August 8. ---------..- -------~-- Adjourned Regular Redevelopment Agency Meeting - 5 - July 25, 1985 MEMBERS' COMMENTS: a. Member Mal co1m commented on reimbursement for pol ice services to the Redevelopment Di strict. Staff indicated that such reimbursement is not legitimate according to Community Redevelopment Law. b. Member McCand1 i ss requested the status of the preparation of a confi denti a1 memo rel ative to disclosing tenants' 1 eases in the Focus Area. Agency Attorney Harron indicated that he was not in attendance at the meeting when this item was discussed, but he would investigate this Agency reference. ADJOURNMENT AT 5:34 p.m. to the Regular Meeting of Thursday, August 1, 1985, at 7 p.m. WPC 1740H ---.--,---. .--..-- --. .__...,_._...__..'"--_......_.._._.._----_._-~--