HomeMy WebLinkAboutRDA Reso 2004-1857
RESOLUTION NO. 1857
RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE CITY OF CHULA
VISTA AUTHORIZING CIRCULATION OF THE AMENDED AND RESTATED
REDEVELOPMENT PLAN FOR THE MERGED CHULA VISTA REDEVELOPMENT
PROJECT TO THE PLANNING COMMISSION
WHEREAS, on August 15, 1978 the City Council of the City of Chula Vista ("City Council")
adopted Ordinance No. 1827 approving a redevelopment plan for the Town Centre II Redevelopment
Project and has subsequently amended said redevelopment plan on May 19, 1987 by Ordinance No.
2207, on July 19, 1988 by Ordinance No. 2274, on November 8, 1994 by Ordinance No. 2610, and on
August 22,2000 by Ordinance No. 2817 ("Town Centre II Plan"); and
WHEREAS, on December 29, 1983 the City Council adopted Ordinance No. 2059
approving a redevelopment plan for the Otay Valley Road Redevelopment Project and has subsequently
amended said redevelopment plan on November 8, 1994 by Ordinance No. 2611 and on August 22,2000
by Ordinance No. 2818 ("Otay Valley Plan"); and
WHEREAS, on November 27, 1990 the City Council adopted Ordinance No. 2420
approving a redevelopment plan for the Southwest Redevelopment Project and has subsequently
amended said redevelopment plan on July 9, 1991 by Ordinance No. 2467, on November 8, 1994 by
Ordinance No. 2612, and on August 22,2000 by Ordinance No. 2819 ("Southwest Plan"); and
WHEREAS, by Ordinance No. 2819, the Town Centre II Plan, Otay Valley Plan, and
Southwest Plan were merged to establish the Merged Chula Vista Redevelopment Plan to facilitate the
sharing of financial resources pursuant to Sections 33485 through 33489 of the California Community
Redevelopment Law, Health and Safety Code Section 33000 e1 saq. ("Law"); and
WHEREAS, by Ordinance No. 2947, the Merged Chula Vista Redevelopment Plan was
amended to eliminate the time limit on incurring indebtedness, pursuant to Senate Bill 211 codified in
Health and Safety Code Section 33333.6(e)(2)B); and
WHEREAS, the Redevelopment Agency of the City of Chula Vista ("Agency") desires to
amend the Merged Chula Vista Redevelopment Plan to consolidate the constituent redevelopment plans
into a single redevelopment plan document, add property to the Merged Chula Vista Redevelopment
Project Area boundaries, and, subject to certain limitations, extend eminent domain authority in the Town
Centre II and Otay Valley constituent project areas ("2004 Amendment"); and
WHEREAS, the Planning Commission of the City of Chula Vista adopted Resolution No.
PCM-05-02 on January 21, 2004· approving the Preliminary Plan for the 2004 Amendment to the Merged Chula
Vista Redevelopment Project Area ("Project Area") and to designate the boundary for the property to be
added to the Project Area ("Added Area"); and
WHEREAS, approval of the resolution is not sUbject to review under the California
Environmental Quality Act pursuant to Title 14 of the California Code of Regulations including Section
15060 (c) (2), as the approval of the resolution will not result in a direct or reasonably foreseeable
indirect physical change in the environment, and Section 15004 (b) (2) (B), in that adoption of the
resolution does not foreclose alternatives or mitigation measures.
Page 2
Resolution No. 1857
NOW, THEREFORE, BE IT RESOLVED that the Redevelopment Agency of the City of
Chula Vista hereby authorizes staff to circulate the draft 2004 Amendment, in the form of an Amended
and Restated Redevelopment Plan for the Merged Chula Vista Redevelopment Project attached herewith
as Exhibit "A", to the Planning Commission for their report and recommendation.
Presented by
M. Madigan
nity Development
Approved as to form by
Ú--~
Ann Moore
City Attorney
PASSED, APPROVED and ADOPTED BY THE REDEVELOPMENT AGENCY OF THE CITY OF CHULA
VISTA, CALIFORNIA this 27th day of January, 2004 by the following vote:
AYES;
Members Davis, Salas, and Chair/Mayor Padilla
NOES:
None
ABSENT:
None
ABSTENTIONS:
Members Rindone and McCann
ATTEST:
Lauri A. Madigan
Exec tive Secretary
Stephen C. Padilla
Chairman
J
STATE OF CALIFORNIA)
COUNTY OF SAN DIEGO) ss:
CITY OF CHULA VISTA)
I, Laurie A. Madigan, Executive Secretary to the Redevelopment Agency of the City of Chula Vista, Califomia
DO HEREBY CERTIFY that the foregoing is a full, true and correct copy of Resolution No. 1857 and that the
same has not been amended or repealed.
Dated: January 27, 2004
RDA Resolution No. 2004-1857
Page 3
EXHIBIT A
Merged Chula Vista Redevelopment Project
and Restated
Redevelopment Plan
January 271 2004
Redevelopment Agency of 1I1e City of Chula VISta
276 Fourth Avenue
Chula VISta, California 91910
Rosenow Spevacek Group, Inc.
217 N. Main Street, Suite 300
Santa Ana, Caftfomia 92701-4822
Phone: (714) 541-4585
Fax: (714) 836-1748
E-Mail: info@webrsg.com
RDA Resolution No. 2004-1857
Page 4
Amended and Restated
Merged Chula Vista Redevelopment Project
Plan
Table of Contents
SECTION I (100) INTRODUCTION ...........................................1
SECTION II (200) GENERAL DEFINITIONS ............................... 2
SECTION III (300) PROJECT AREA BOUNDARIES................. 4
SECTION IV (400) REDEVELOPMENT PLAN GOALS................ 4
2D03 Amendment Constituent Area._.....__................................._........_..._ 4
Otay Valley Constituent Area.._........._...._..........................................._._. 5
Original and Amended Southwest Constituent Areas............................... 7
Original and Amended Town Centre II Constituent Area .......................... 8
SECTION V (500) REDEVELOPMENT PLAN ACTIONS ....m...... 9
(501) General ................._....._......_. ................................._.................. 9
(502) Property Acquisition................._.............................................. 10
(50S) Participation by Owners and Persons Engaged in Business12
(509) Implementing Rules _._.............................._............_............. 14
(510) Cooperation with Public Bodies.............................................. 14
(511) Property Management .............................................................. 15
(512) Payments to Taxing Agencies...._._.......................................15
(513) Relocation of Persons Displaced by a Project...................... 15
(516) Demolition, Clearance,. Public Improvements, Site
Preparation and Removal of Hazardous Waste.............__..... 16
(S21) Rehabilitation, Moving of Structures by the Agency and
Seismic Repairs_............_.............. ........................... ............. 17
(525) Property Disposition and Development...................._........... 19
(534) Low- and Moderate-lncome Housing...................................... 23
RDA Resolution No. 2004-1857
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AMENDED AND REST A iED REDEVELOPMENT PLAN
MERGED CHULA VISTA REDEVELOPMENT PROJECT
SECTION VI (600) USES PERMITTED IN THE PRO.JECT AREA23
(601) Maps and Uses Pennitted ..............._................._.._....._......... 23
(602) Public Uses --......................................._........................._...... 24
(605) Nonconforming Uses................................................................. 24
(606) Interim Uses ............................................................................... 2S
(607) General Control and Limitations ............................................. 25
(617) Design for Development..............._.......................................... 27
(618) au i1ding Permits .............-_............................................_........ 28
SECTION VII (700) METHODS FOR FINANCING THE PRO.JECT28
(701) General Description of the Proposed Financing Methods ... 28
(702) Tax Increment Revenue..................._...................................._ 29
(703) Agency Bonds ........................................................................... 30
(704) Other Loans and Grants .................................__..................... 31
(705) Rehabilitation Loans, Grants. and Rebates........_.._.............. 31
SECTION VIII (800) ACTIONS BY THE CITY ...........................31
SECTION IX (900) ADMINISTRATION AND ENFORCEMENT... 32
SECTION X (1000) PLAN LIMrTAnONS..................................32
(1001) Amount of Cumulative Tax Increment Revenue ........................._ 32
(1002) Amount of Bonded Indebtedness Outstanding At Any One
Time .................. _................... ........._....._............_................. 33
(1003) Time Frame to Incur lndebtedness ....................._..................33
(1004) Duration of This Plan ...............__.._..._......._........................... 34
(1005) Time Frame to CoUect Tax Increment Revenue..................... 34
SECTION XI (1100) PROCEDURE OF AMENDMENT ................ 34
Exhibit A - Project Area Map......................................._............ 35
Exhibit B - Legal Description ..............._................................. 37
RDA Resolution No. 2004-1857
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AMENDED AND RESTATED REDE\I8.0PMENT PLAN
MERGED CHULA VISTA REDEVELOPMENT PROJECT
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Exhibit C - Listing of Proposed Public Facilities and
Infrastructure Projects ..............................._....... 38
Public I nfras1ructu re Projects................._......... _..........................._.......... 38
Community Facilities -.....---.......__....._.............._.__................_...._ 38
Exhibit D - Diagram of Current Permitted Land Uses ............ 39
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RDA Resolution No. 2004-1857
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Amended and Restated Redevelopment Plan
Merged Chula Vista Redevelopment Project:
SECTION I {100} INTRODUCTION
(101) This is the amended and restated Redevelopment Plan for the merged
Chula Vista Redevelopment Project ("Planj, located in the city fimils and
sphere of influence of the City of Chu)a Vista. CalIfomia. It consists of the
text (Sections 100 through 1100); the Map of the merged Chula Vista
Redevelopment Project Area ("Project Arean) (Exhibit A). the legal
description of the Project Area boundaries {Exhibit B), a listing of the
proposed, public facilities and infrastructure improvement projects (Exhibit
C), and a diagram of current permitted land uses (Exhibit D).
The Project Area consists of six constituent redevelopment project areas:
· the Original Town Centre II Redevelopment Project Area
(hereinafter defined as the 'Original Town Centre 11 Constituent
Area");
· the Amended Town Centre II Constituent Area which consists of
an area added to the Onginal Town Centre II Constituent Area;
· the Otay Valley Redevelopment Project Area (hereinafter defined
"Otay Valley Constituent Areaj;
· the Orignial Southwest Redevelopment Project Area (hereinafter
defined as the "Original Southwest Constituent Arean);
· the Amended Southwest Constituent Area, which consists of, an
area added to the Onginal Southwest Constituent Area.
The aforementioned Original Town Centre II Constituent Area, the
Amended Town Centre If Constituent Are, the Otay Valley
Constituent Are~ the Original Southwest ConstJeuent Area and the
Amended Southwest Constituent Area were previously merged on
August 22, 2000 by Ordinance Nos. 2817, 2818 and 2819. and are
hereinafter referred to collectively as the -Merged Chula VISta
Redevelopment Project Area) and amended on January 6,2004 by
Ordinance No. _ and February --' 2004 by Ordinance No. _"
· the 2003 Amendment Constituent Hea. which consists of, an
area added to the Merged Chu(a Vista Redevelopment Project
Area by Ordinance No. _ adopted on
ROSENOW SPEVACEK GROUP, INC.
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RDA Resolution No. 2004-1857
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AMENDED AND RESTA1ED REDEVELOPMENT PlAN
MERGED CHULA. VISTA REDEVELOPMENT PROJECT
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This Plan has been prepared by the Redevelopment Agency of the City of
Chula Vista, California ("Agency") pursuant to the California Community
Redevelopment Law (Health and Safety Code Section 33000, ~ ~.),
the Califomia Constitution and all applicable !aws and ordinances.
This Plan provides the Agency with powers, duties and obligations to
implement the program generally formulated in this Plan for the
redevelopment, rehabilitation, and revitalization of the Project Area. This
Plan does not present a specffic plan or establish priorities for specific
projects for the redevelopment, rehabilitation, and revitarlZation of any
particular area within the Project Area. Instead, this Plan presents a
process and a basic framewor1< within which specific development plans
will be presented, priorilies for specific projects will be established, and
specific solutions will be proposed, and by which toots are provided to the
Agency to fashion, develop, and proceed with such specific plans.
projects, and solutions.
Many of the requirements contained in this Plan are necessitated by and
in accordance with statutory provisions in effect at the time of adoption of
this Plan. Such statutory proviSions may be changed from time to time.
In the event that any such statutory changes affect this Plan's terms, and
would be applicable to the Agency, the Project Area, or this Plan, the
terms of this Plan that are so affected shaR be automatically superseded
by such statutory changes, to the extent necessary to be in conformity
with such statutory changes (and all other terms of the Plan shall remain
in fuf[ force and effect).
~
SECTION n (200) GENERAL DEFINITIONS
The following definitions wiD be used generally in the context of this Plan unless
otherwise specified herein:
A "Agency" means the Redevelopment Agency or the City of Chula \/ista,
California.
8. uAnnual Work Program" means that portion of the Agency's annual
budget that sets forth programs and goals to be accomplished by the
Agency during the fiscal year.
C. 'City" means the City of Chula Vista, California.
D. uCity Council" means the legislative body of the City.
E. "County" means the County of San Diego, California.
F. "Disposition and Development Agreement" means an agreement
between a developer and the Agency that sets forth terms and conditions
for improvement and redevelopment
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ROSENOW SPEVACE!< GROUP, INC.
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RDA Resolution No. 2004-1857
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AMENDED AND RESTATED REDEVELOPMENT PLAN
MERGED CHUU\. VISTA REDEVELOPMENT PROJECT
G. aGeneral Plan" means the General Plan of the City, the comprehensive
and long-term general plan for the physical development of the City, as it
exists today or is hereafter amended.
H. a Legal Description" means the metes and bounds legal description of the
Project Area attached hereto as Exhibit B.
I. uMap. means the map of the Project Area attached hereto as Exhibit A.
J. uMethod of Relocation" means the methods or plans adopted by the
Agency pursuant to Sections 33352{f) and 33411 of the Redevelopment
Law for the relocation of families, persons and businesses to be
temporanly or permanently displaced by actions of the Agency.
K. aOwner" means any person owning fee title to, or a long-term leasehold
interest in real property within the Project Area.
L "Owner Participation Agreement" means an agreement between the
Agency and an Owner, which sets forth terms and conditions for use of
property, and/or its improvement and/or its redevelopment as to a specific
property .
M. uParticipant" means an Owner who has entered into a Participation
Agreement with the Agency.
N. "Person" means an Individual{s), or any public or private entities.
O. 8Plan" means this amended and restated Redevelopment Plan for the
Merged Redevelopment Project, as amended by Ordinance No. _ on
January --' 2004, Ordinance No. _ on February --' 2004, and
Ordinance No. on
P. 8Project" means the Merged Redevelopment Project.
Q. aprojed Area" means the Merged Redevelopment Project Area, which is
the territory this Plan appfies to, as shown on Exhibit A.
R. "2003 Amendment Constituent Area" means the territory added to the
Project Area by Ordinance No. _ adopted on
S. "Otay Valley Constituent Area" means fhe Otay Vaney Redevelopment
Project established on December 29, 1983 by Ordinance No. 2059, and
amended by Ordinance No. 2611 on November 8, 1994, and Ordinance
No. 2818 on August 22, 2000.
T. "Amended Southwest Constituent Area" means the territory added to the
Original Southwest Constituent Area by Ordinance No. 2467 on July 9,
1991.
U. "Original Southwest Constituent Area" means the Southwest
Redevelopment Project estabfished on November 27, 1990 by Ordinance
ROSENOW SPEVACEK GROUP, INC.
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RDA Resolution No. 2004-1857
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AMENDED AND RESTATED REDEVELOPMENT PLAN
MERGED CHULA VISTA REDEVELOPMENT PROJECT
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No. 2420 and amended by Ordinance 2612 on November 6, 1994, and
Ordinance 2819 on August 22, 2000.
V. uAmended Town Centre II Constituent Area" means the territory added to
the Original Town Centre II Constituent Area by Ordinance No. 2274 on
July 19, 1988.
W. "Original Town Centre II Constituent Area" means the Town Centre
Redevelopment Project established on August 15, 1978 by Ordinance
No. 1827 and amended by Ordinance No. 2207 on May 19, 1987.
Ordinance No. 2610 on November 8. 1994, and Ordinance No. 2817 on
August 22,2000.
X. "Redevelopment Law" means the California Community Redevelopment
Law (Health and Safety Code, Sections 33000, et ~.) as it now exists or
may be hereafter amended.
Y. "State" means the State of California.
Z. "State Law" means an enactment of State of California, and indUdes such
regulations as have the force of law.
SECTION III (300) PROJECT AREA BOUNDARIES
The boundaries of the Project Area are illustrated on the map attached hereto
and incorporated herein as Exhibit A The legal description of the boundaries of
the Project Area is as described in Exhibit B attached hereto and incorporated
herein.
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SECTION IV {400) REDEVELOPMENT PLAN GOALS
This Plan is intended to achieve the following goals:
2003 Amendment Constituent Area
· Eliminate and prevent the spread of blight and deterioration and to conserve,
rehabilitate, and redevelop the Project Area in accordance with this Plan and
future Annual Work Programs.
· Provide for the enhancement and renovation of businesses within the Project
Area to promote their economic viability.
· Stimulate investment of the private sector in the full development of the
Project Area.
· Promote public improvement faCIlities, which are sensitive to the unique
environment qualities of the Project Area.
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ROSENOW SPEVACEK GROUP, INC.
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RDA Resolution No. 2004-1857
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AMENDED AND RESTATED REDEVELOPMENT PLA.N
MERGED CHULA VISTA REDEVElOPMENT PROJECT
· Provide adequate roadways to correct street alignment problems, to provide
adequate circulation and access to freeways.
· Encourage cooperation and participation of property owners, business
persons, public agencies and community organizations in the revitalization of
the Project Area
· Provide needed improvements to the community's recreational, cultura~ and
other community facilities to better serve the Project Area.
· Expand the resource of developable land by making underutilized land
available for development.
· Renovate and restore sites characterized by deficiencies inclucflng, but
without limitations, conditions of soa which render private development
infeasible or impractical.
· Achieve an environment reflecting a high level of concem for architectural,
landscape, and urban design principles appropriate to the objectives of this
Plan.
· Create physical buffers, which amefi.orate the adverse effects of changing
land uses along interfaces.
· Discourage "'spot zoning" and piecemeal planning practices
· Provide low and moderate income housing as is required to satisfy the needs
and desires of the vanous age and income groups of the community,
maximizing the opportunity for individual choice, and meeting the
requirements of Slate Law.
Otay Valley Constituent Area
· 8iminate existing blighted concfltions, be they properties or structures, and
the prevention of recurring blight in and about the Project Area.
· Develop property within a coordinated land use pattern of commercial,
industrial, recreational, and public facifrties in the Project Area consistent with
the goals, policies, objectives, standards, guidelines and requirements as set
forth in the City's and County's adopted General Plan and Zoning Ordinance.
· Develop public services and facilities including, but not limited to recreational,
maintenance, and operational services and faCIlities as are necessary and
required for the development of the Project Area
· Eliminate environmental deficiencies including inadequate street
improvements, inadequate utiflty systems, and inadequate public services;
and mitigation of highway impacts, including its circulation, movement and its
potential social, physical, and environmental characteristics of blight.
ROSENOW SPEVACEK GROUP. INC.
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RDA Resolution No. 2004-1857
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AMENDED AND RESTATED REDEVELOPMENT PlAN
MERGED CHULA VISTA REDEVE!..OPMENT PROJECT
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· Develop a more efficient and effective circulation corridor system tree from
hazardous vehicular, pedestrian, and bicycle interfaces.
· implement techniques to mitigate blight characteristics resulting from
exposure to highway and pUblic right-of-way corridor activity and affecting
adjacent properties within the Project Area.
· Eliminate all forms of blight including, but not limited to, visual blight, in order
to encourage community identity.
· Encourage, promote, and assist in the development and expansion of local
commerce and need commercial and industrial facilities, increasing local
employment prosperity, and improving the economic climate within the
Project Area, and the various other isolated vacant and/or undeveloped
properties within the Project Area.
· Acquisition, assemble, and/or dispos~ of sites of usable and marketable sizes
and shapes for residential, open space, recreational and Project pUblic faCility
development within the Project Area
· Create a more cohesive and unified community by strengthening the physical,
social, and economic ties between residential, commercial, industrial, and
recreationallanel uses within the community and the Project Area.
· Acquisition and dispose of property for the purpose of providing relocation
housing, as may be required, to implement the objectives of this Plan.
· Provide for affordable housing availability as required by County, Region, or
State law and requirements, as necessary and desirable, consistent with the
goals and objectives of the community.
· Encourage the coordination, cooperation, and assistance of other local
agencies, as may deem necessary, to ensure that projects undertaken by this
Agency are implemented to their fullest and practical extent
· Achieve a physical environment reflecting a high level of concem of
architectural and urban design principals deemed important by the
community.
· Encourage community involvement and citizen participation in the adoption of
policies, programs, and projects so as to ensure that the Redevelopment Plan
is implemented in accordance with the objectives and goals of the General
Plan.
· Provide a procedural and financial mechanism by which the Agency can
assist, complement, and coordinate pubfic and private development,
redevelopment, revitalization, and enhancement of the community.
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ROSENOW SPEVACEK GROUP, INC.
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RDA Resolution No. 2004-1857
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AMENDED AND RESTATED REDEVELOPMENT PLAN
MERGED CHutA VISTA REDEVELOPMENT PROJECT
Original and Amended Southwest Constituent Areas
· Create physical buffers. which ame60rate 1he adverse effects of changing
land uses along interfaces.
· Discourage 'spot zoning" and piecemeal planning practices.
· Encourage the establishment and maintenance of "balanced neighborhoods"
and subareas, characterized by a planned diversity in building sites, density,
housing and land use.
· Provide adequate roadways to correct street alignment problems, to eliminate
road hazards and to provide adequate access to freeways.
· Siminate and prevent the spread of blight and deterioration and to conserve,
rehabilitate, and redevelop the Project Area in accordance with the
Redevelopment Plan and future Annual Work. Programs.
· Promote planned light industrial development with the Main Street Conidor.
· Encourage tourism, including the development of high-quality hotels, motels,
restaurants, and meeting facilities.
· Provide enhancement and renovation of businesses within the Project Area to
promote their economic viability.
· Encourage cooperation and participation of residents, business persons,
public agencies and community organizations in the revitalization of the
Project Area.
· Stimulate investment of the private sector in the full development of the
Project Area..
· Provide needed improvements to the community's educational, cultural,
residential and other community facilities to better serve the Project Area.
· Promote public improvement facilities. which are sensitive to the unique
environmental qualities of the Project Area.
· Establish a program, which promotes the rehabIlitation of the existing housing
stock where appropriate.
· Remove impediments to land assembly and development through acquisition
and reparcelization of land into reasonably sized and shaped part:els served
by an improved street system and improved pUblic facilities.
· Expand the resource of developable land by making underutilized land
available for development
I.
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RDA Resolution No. 2004-1857
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AMENDED AND RESTATED REDEVB..OPMENT PLAN
MERGED CHULA VISTA REOEVaOPMENT PROJECT
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· Alleviate certain environmental deficiencies including substandard vehicular
and pedestrian circulation systems. insufficient off-street parking and other
similar public improvements.
· Provide improvements of local drainage conditions that constrain the
development of various parcels in the Project Area, the cost of which cannot
be bome by private enterprise acting alone.
· Achieve an environment reflecting a high level of concem for architectural,
landscape, and urban design principles appropriate to the objectives of !he
Redevelopment Plan.
· Provide low and moderate income housing as is required to satisfy the needs
and desires of the various age and income groups of the community,
maximizing the opportunity for indMduaJ choice, and meeting the
requirements of State Law.
· Develop safeguards against noise and pollution to enhance the
industrial/commercial community.
· To the extent possible, for all redevelopment projects undertaken under this
Plan, preference in hiring for jobs created by these redevelopment actions
should be given to Chula Vista residents.
Original and Amended Town Centre II Constituent Area
-.
· Eliminate blighting influences, including incompatible land uses, obsolete
structures, inadequate paridng faciuties, unsightly or unattractive signage and
graphics, and inadequate landscape and townscape planning.
· Eliminate environmental, economic, social, platting, and physical deficiencies.
· Strengthen the merca.nble posture of Town Centre 11, and the improvement of
retail trade therein.
· Renew Town Centre II's physical plant and the improvement of its land use
patterns and spatial relationships.
· Retain and expand viable land uses, commercial enterprises, and public
facilities wlthin the area.
· Attract capital and new business enterprises to the project area.
· Promote comprehensive beautification of the area, including its buildings,
open space, streetscape, street furniture, graphics, and signage.
· Protect peripheral residential enjoyment and land use integrity.
_.
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RDA Resolution No. 2004-1857
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AMENDED AND RESTATED REDEVELOPMENT PlAN
MERGED CHULA VISTA REDEVELOPMENT PROJECT
· Accommodate future local and regional mass transit and related facUities;
improvement of off-street parking areas and provision for a mini-transit intra-
project system.
· Establish design standards to assure desirable site design and environmental
quality.
· Foster cooperation between the Town Centre It Constituent Areas and the
Town Centre I Redevelopment Project Area and the protection of the goals,
objectives, and economic resurgence of the latter.
SECTION V (SOD) REDEVELOPMENT PLAN ACTIONS
(501) General
The Agency proposes to alleviate and prevent the spread of blight and
deterioration in the Project Area through:
1. The acquisition, installation, construction, reconstruction,
redesign, or reuse of streets, utirrties, curbs, gutters, sidewalks,
traffic control devices, flood control facilities, buildings, structures,
parks, playgrounds, and other public improvements.
2. The rehabilitation, remodeling, demorltion, or removal of buildings.
structures, and improvements.
3. The rehabilitation, development, preservation, proViSIon, or
construction of affordable housing in compliance with State Law.
4. Providing the opportunity for participation by owners and tenants
presently located in the Project Area and the extension of
preferences to persons engaged in business desiring to remain or
relocate within the redeveloped Project Area.
5. Providing relocation assistance to displaced occupants in
accordance with applicable State Law.
6. The development or redevelopment of land by private enterprise
or public agencies for purposes and uses consistent with the
objectives of this Plan.
7. The acquisition of real property, personal property, any interest in
property, and improvements on the property by purchase, lease,
option, grant, bequest, gift, devise, or any other lawful means, or,
where it is deemed necessary, by exercising the power of eminent
domain, as permitted by Section 503 of this Plan, after conducting
appropriate pubfic hearings and making appropriate findings.
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RDA Resolution No. 2004-1857
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AMENDED AND RESTATED REDEVELOPMENT PL~
MERGED CHULA VISTA REDEVELOPMENT PROJECT
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8. Site preparation and development and construction of necessary
off-site improvements.
9. Improving open space.
10. Managing property acquired by the Agency.
11. Providing financing for the assistance of commercial and industrial
development that increases the economic base of both the
Project Area and the City, and the number of temporary and
pennanent jobs.
12 The disposition of real property, personal property, any interest in
property, and improvemer$ on the property through methods
such as sale, lease, exchange, subdMsion, transfer, assignment,
pledge, encumbrance or any other lawful means of disposition.
13. Recommending standards to ensure that property will continue to
be used in accordance with this Plan.
14. The closure or vacation of certain streets and the dedication of
other areas for public purposes.
15. Providing replacement housing, as required.
16. Applying for, receiving and ubTlZing grants and loans from federal
or state governments or any other source.
17. Clearing or moving buildings, structures or other improvements
from any real property acquired by the Agency.
To accomplish these actions and to implement this Plan, the Agency is
authorized to use the powers provided in this Pian, and the powers now
or hereafter permitted by the Redevelopment Law and any other State
law.
(502) Property Acquisition
1. (503) ACQuisition of Real Prooertv
The Agency may acquire real property by any means authorized by
law, including by purchase, lease, obtain option upon, acquire by gift,
grant, bequest, devise, exchange, cooperative negotiations, or
eminent domain.
The following Umitations shall apply to the Agency's eminent domain
authority in me Project Area:
a. Within the Orioinal and Amended Southwest
Constituent Areas, no eminent domain acquisition shall
be commenced after November 19, 2014, unless
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extended by amendment of this Plan. Eminent domain
shall not be used to acquire any property used for
residential purposes located within areas zoned or
otherwise designated for such residential purpose under
adopted Specific and/or Gen"eral Plans of the City, as
they may hereafter be amended by the City.
Notwithstanding the foregoing; eminent domain may not
be commenced on any properties on Jacqua Street
prior to the completion of the City's General Plan update
initiated in 2002.
b. Within the Otav Vallev Road Constituent Area, no
eminent domain acquisition shall be commenced after
2015, unless extended by amendment of this
Plan.
c. Within the Oriainal and Amended Town Centre II and
2003 Amendment Constituent Areas, no eminent
domain acquisition shall be commenced after _
. 2015, unless extended by amendment of this Plan.
Eminent domain shall not be used to acquire any
property used for residential purposes located within
areas zoned or otherwise designated for such purpose
under adopted Specific and/or General Plans of the
City, as they may be hereafter amended by the City.
d. Eminent domain may not be used to acquire property
owned by a public body without the consent of that
public body.
e. To the extent required by law, the Agency shall not
acquire real property an which an existing building is to
be continued on its present site and in its present form
and use without the consent of the owner, unless: (1)
such building requires structural alteration,
improvement, modernization or rehabilitation; or (2) the
site or lot on which the building is situated requires
modification in size, shape or use; or (3) it is necessary
to impose upon such property any of the standards,
restrictions and controls of this Plan and the owner fails
or refuses to participate in the Plan pursuant to Sections
506 through 509 of this Plan and applicable provisions
of the RedeVelopment Law.
2. (504) Acouisition of Personal Prooertv. Anv Other Interest in
Real Property. or MV Imorovements in Real Property
Where necessazy in the implementation of this Plan, the Agency
is authorized to acquire personal property, any other interest in
real property and any improvements on real property including
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repurchase of developed property previously. owned by the
Agency by any lawful means.
(505) Participation by Owners and Persons Engaged in Business
1. (506) Owner Particioation
This Plan provides for opportunities for participation in the
redevelopment of property in the Project Area by the owners of all
or part of such property if the owners agree to participate in the
redevelopment in conformity with this Plan.
Participation methods include: (i) remaining in substantially the
same location either by retaining all or portions of the property, or
by retaining all or portions of the property and purchasing adjacent
property from the Agency or joining with another person or entity
for the rehabilitation or development of the Owner's property and,
if appropriate, other property, or eii) submitting to the Agency for its
consideration another method of participation proposal pursuant
to these Rules. An Owner who participates in the same location
may be required, among other actions, to rehabilitate or demonsh
all or a part of hislher existing buildings. The Agency may also
acquire the buildings only and then remove or demofish the
buildings. Participation methods also include but are not fimited to
the Agency buying land and improvements at fair market value
from Ovvners and offering other parcels for pun:nase and
rehabilitation or development by such Owners, or offering an
opportunity for such Owners t6 rehabilitate or develop property
jointly with other persons or entities.
--
Owner Particlpation opportunities shall be subject to and limited
by factors and requirements including:
a. The Participant(s) must demonstrate to the satisfaction
of the Agency that the Participant is financially capable
and has the qualifications and experience to perfonn
any and all development, construction, modification,
rehabilitation, modernization, construction. land
assembly, and/or acquisition of the subject property or
properties in order that it will conform to the Plan, any
specific plan or design guide, applicable zoning,
building. and safety laws and regulations, and the
redevelopment proposal, if any. contemplated by the
Agency with respect to the subject property.
b. The Participant's proposed improvements and/or
redevelopment confonn or will conform to: the goals
and objectives established by the Agency; the Plan; any
applicable specific plan or design guide; applicable
zoning, bUiJdjng and safety laws and regulations; and
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the redevelopment proposal for the development site
approved by the Agency.
c. The Agency retains its authority to determine in its sole
discretion whether the Participant's(s') proposed
development confonns to and furthers the goals and
objectives of the Plan and any specific redevelopment
proposals on the basis of all the facts and
circumstances pertaining to the Participant's proposed
development.
d. The Agency shan consider whether the proposed owner
participant development necessitates that the
Participant and/or the Agency shall remove, relocate
and/or install public utilities and public facirJties
determined necessary by the Agency for the proposed
development
e. Consideration of the elimination and/or change of land
uses, particularly nonconforming land uses as specified
in City codes.
f. The Agency shall consider the need to realign,
abandon, vacate, widen, or open pubflc rights-of-way
and the indirect effects of such acts.
g. Consideration of any reduction in the total number of
indMdual parcels in the Project Area.
h. Consideration of whether the proposal involves land
assembly and development of areas for public and/or
private development in accordance with the Plan.
2.
(507)
Reentry Preferences for Persons EnoaCled in Business
in the Pro;ect Area
The Agenc::y shall extend reasonable preferences to persons who
are engaged in business in the Project Area to relocate and
reenter in business in the redeveloped area, if they otherwise
meet the requirements prescribed by this Plan and the Agency's
rules goveming owner participation and re-entry.
3. (SOB) Owner Participation AQreements
Under an Owner Participation Agreement, the participant shall
agree to rehabilitate, develop, or use the property in conformance
with this Plan and be subject to the provisions hereof. In the
Owner Participation Agreement, participants who retain real
property shall be required to join in the recordation of such
documents as are necessary to make the provisions of this Plan
appficable to their properties.
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AMENDED AND RESTATED REDEVELOPMENT PLAN
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Owner Participation Agreements shan include appropriate
remedies such as the ability of the Agency to declare the Owner
Participation Agreement terminated and acquire the real property
or any interest therein, and sell or lease such rear property or
interest therein for rehabilitation or development in accordance
with this Plan in the event a participant breaches the terms of
such Owner Participation Agreement.
If conflicts develop between the desires of participants for
particular sites or land uses, the Agency is authorized to establish
reasonable priorities and preferences to persons who are
engaged in business in the Project Area re-entering in business
within the redeveloped area if they otherwise meet the
requirements prescribed by the Plan.
Where the Agency determines that a p~posal for participation is
not feasible, is not in the best interests of the Agency or City or
that redevelopment can best be accomplished without affording a
participant an opportunity to execute an Owner Participation
Agreement, the Agency shall not be required to execute an
Owner Participation Agreement.
(509) Implementing Rules
The provisions of Sections 505 through 508 of this Plan shan be
implemented according to the rules adopted by the Agency prior to the
approval of the Ordinance, which may be amended from time to time by
the Agency. Such rules allow for Owner Participation Agreements with
the Agency.
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(510) Cooperation with Public Bodies
Certain public bodies are authorized by State Law to aid and cooperate,
with or without consideration, in the planning and implementation of
actMties authorized by this Plan. The Agency shall seek the aid and
cooperation of such pUblic bodies and shan attempt to coordinate the
implementation of this Plan with the activities of such public bodies in
order to accomplish the purposes of redevelopment and to achieve the
highest public good.
Property of a pubDc body shall not be acquired without its consent in
accordance with State Law. The Agency shall seek the cooperation of an
public bodies, which own or intend to acquire property in the Project Area.
The Agency may impose on all public bodies the planning and design
controls contained in and authorized by this Plan to ensure that present
uses and any future development by public bodies will conform to the
requirements of this Plan. The Agency is authorized, to the extent
permissible by law, to financially (and otherwise) assist public bodies in
the cost of public land, buildings, facifrfies, structures or other
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RDA Resolution No. 2004-1857
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improvements (within or outside the Project Area) where such land,
buildings, facilities, structures, or other improvements are of benefit to the
Project Area.
(511) Property Management
During such time as property, if any. in the Project Area is owned by the
, Agency, such property shall be under ttle management and control of the
Agency. Such properties may be rented or leased by the Agency
pending their disposition.
(512) Payments to Taxing Agencies
The Agency may pay, but rs not required to pay, in any year during which
it owns property in the Project Area directly to any City, County or district,
including. but not limited to, a school district, or other public corporation for
whose beneflt a tax would have been levied upon such property had it not
been tax exempt, an amount of money in lieu of taxes.
In ademon, to the extent required by State Law, the Agency shall remit
payments to the affected taxing agencies in a manner consistent with
Section 33607.5, Section 33676(b), and any other pertinent and
applicable sections of the Redevelopment Law.
All such amounts shall be calculated after the amount required to be
deposited in the Low and Moderate Income Housing Fund has been
deducted from the total amount of tax inaement funds received by the
Agency in the applicable fiscal year. Such payments shall be reduced in
accordance with the provisions of Section 33607.5 of the Redevelopment
Law or any other applicable statute. Sud1 payments shall be the
exclusive payments that are required to be made by the Agency to
affected taxing entities for the duration of this Plan. Such payments may
be subordinated to loans, bonds, or other Agency indebtedness as
provided by the Redevelopment Law.
The Agency may also pay to any affected taxing agency any amounts of
money, which the Agency has found, are necessary and appropriate to
alleviate financial burden or detriment caused by the Project pursuant to
an agreement executed prior to January 1. 1994.
(513) Relocation of Persons Displaced by a Project
1.
(514)
Relocation Prooram
In accordance with the provisions of the California Relocation
Assistance Law (Government Code Section 7260. et ~.)
("Relocation Assistance Act"), the Relocation Assistance and Real
Property Acquisition Guidennes adopted and promulgated by the
California Department of Housing and Community Development
("Relocation Guidelines") and the the Agency shall provide
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RDA Resolution No. 2004-1857
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relocation benefits and assistance to all Mdispfacedw persons
QncJuding families, business concerns, and others) as may be
required by law. Such relocation assistance shall be provided in
the manner required by the Method of Relocation.
2.
(515)
Relocation Benefits and Assistance
The Agency shall provide all relocation benefits required by law
and in conformance with the Method of Relocation, Relocation
Guidelines, Relocation Assistance Act, the Redevelopment Law,
and any other applicable rules and regulations.
(516) Demofrtion, Clearance, Public Improvements, Site
Pleparation and Removal of Hazardous Waste
1. (517) Demorrtion and Clearance
The Agency is authorized, for property acquired by the Agency or
pursuant to an agreement with ihe owner of property, to demofish,
clear or move builcfmgs, structures, or other improvements from
any real property as necessary to carry out the purposes of this
Plan.
2.
(518) Public Improvements
~
To the greatest extent pennitted by law, the Agency is authorized
to install and construct. or to cause to be installed and
constructed, the pubfic improvements and public utilities (within or
outside the Project Area) necessary to carry out the purposes of
this Plan. Specifically, the Agency may pay for, install, or
construct the buildings, facilities, structures, and other
improvements identified in Exhibit C, attached hereto, and may
acquire or pay for land required therefore. Additionally, the
Agency is authorized to install and construct, or to cause to be
installed and constructed, within or without the Project Area, for
itself or for any public body or entity for the benefit of the Project
Area, public improvements and public facilities, induding, but nct
limited to: oyer or underpasses; bridges; streets; bikeways; curbs;
gutters; sidewalks; street lights; sewers; storm drains; traffic
signals; electrical distribution systems; natural gas distrIbution
systems; wastewater treatment faculties; cable TV and fiber optic
communication systems; water distribution systems; parks;
windbreaks; trails; plazas; playgrounds; motor vehide parKing
facilities; landscaped areas; schools; civic, cultural and
recreational facilities; camping facilities; and. pedestrian
improvements. The public facilities and infrastructure
improvement projects that may be undertaken by the Agency
pursuant to this Plan are identified in the General Plan, and capital
improvement program, rncorporated herein by reference.
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AMENDED AND RESTATED REDEVELOPMENT PLAN
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The Agency, as it deems necessary to carry out the Plan and
subject to the consent of the City Council. as may be required by
the Redevelopment Law, may pay all' or part of the value of the
land for and the cost of the installation and construction of any
building, faCIlity, structure or other improvement which is pubficly
owned either within or outside the Project Area, upon both the
Agency and the City Council making the applicable
determinations required pursuant to the Redevelopment Law.
When the value of such land or the . cost of the instanation and
construction of such building, facility, structure or other
improvement, or both, has been, or will be, paid or provided for
initially by the City or other pubfic corporation, the Agency may
enter into a contract with the City or other public corporation under
which it agrees to reimburse the City or other public corporation
for all or part of the value of such land or all or part of the cost of
such building. facility, structure or other improvements. or both, by
periodic payments over a period of years. MY obligation of the
Agency under such contract shall constitute an indebtedness of
the Agency for the purposes of carrying out this Plan.
3.
(519)
Preparation of BuildinQ Sites
Any real property owned or acquired by the Agency may be
developed as a building site. In connection with such
development it may cause, provide, or undertake or make
provisions with other agencies for the installation, or construction
of streets, utilities, parks. playgrounds and other public
improvements necessary for carrying out this Plan.
4.
(520)
Removal of Hazardous Waste
To the extent legally allowable, the Agency may, in its sole
discretion, take any actions, which the Agency detennines are
necessary. and which are consistent with other State and federal
laws, to remedy or remove a release of hazardous substances on,
under, or from property within the Project Area.
(521) Rehabilitation, Moving of Structures by the Agency and
Seismic Repairs
1. (522) Rehabirrtation and Conservation
The Agency is authorized to rehabilitate and conserve, or to
cause to be rehabilitated and conserved, any property, building or
structure owned by the Agency. The Agency is al!?O authorized to
advise, encourage, and assist (through a loan program or
otherwise) in the rehabilitation and conservation of property,
buildings or structures in the Project Ar--..a not owned by the
Agency to the extent permitted by the Redevelopment Law. The
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AMENDED AND RESTATED REDEVELOPM8>.'T PlAN
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Agency is authorized to acquire, restore, rehabilitate, move and
conserve buildings of historic or architectural significance.
The Agency is authorized to conduct a program of assistance and
enforcement to encourage owners of property within the Project
Area to upgrade and maintain their property consistent with this
Pian and such standards as may be developed for the Project
Area.
The extent of rehabilitation in the Project Area shall be subject to
the discretion of the Agency based upon such objective factors
as:
a. Compatibility of rehabifltation with land uses as provided
for in this Plan.
b.
Economic feasibility of proposed rehabilitation and
conservation activity.
Structural feasibility of proposed rehabilitation and
conservational activity.
c.
d.
The undertaking of rehabifltation and conservation
activities in an expeditious manner and in conformance
with the requirements of this Plan and such property
rehabilitation standards as may be adopted by the
Agency.
-
e. The need for expansion of public improvements,
facilities and utirIties.
f. The assembly and development of properties in
accordance with this Plan.
The Agency may adopt property rehabilitation standards for the
rehabilitation of properties in the Project Area.
2. (523) Clearino or Movinq Structures
As necessary in carrying out this Plan, the Agency is authorized to
move, or to cause to be moved, any building structures or other
improvements from any real property acquired.
3. (524) Seismic Repairs
For any project undertaken by the Agency within the Project Area
for building rehabilitation or alteration in construction, the Agency
may, by following aU applicable procedures which are consistent
with local, State, and federal law, take those actions which the
Agency determines are necessary to provide for seismic retrofits.
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AMENDED AND RESTATED REDEVEWPMENT PlAN
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4. (525) Graffiti Removal
Within the Project Area, the Agency after making the required
findings may take any actions that it determines are necessary to
remove graffiti from public or private property.
(526) Property Disposition and Development
1. (527) Real Property Disposition and Development
a (528) General
For the purposes of this Plan, the Agency is authorized
to sell, lease for a period not to exceed 99 years,
exchange, subdIvide, transfer, assign, pledge,
encumber by mortgage, deed of trust, or otherwise
dispose of any interest in real property. To the extent
permitted by law, the Agency is authorized to dispose of
real property by negotiated lease or sale without pubnc
bidding after a noticed public hearing. Except as
otherwise permitted by law, before any interest in
property of the Agency acquired in whole or in part,
directly or indiredly r with tax increment moneys is sold
or leased for deveiopment pursuant to this Plan, such
sale or lease shan be first approved by the City Council
by resolution after a noticed pubnc hearing, together
with such findings as may then be required by State
Law.
The real property acquired by the Agency in the Projed
Area, except property conveyed by it to the City or any
other pubijc body, shall be sold or leased to public or
private persons or entities for improvement and use of
the property in conformance with this Plan. Real
property may be conveyed by the Agency to the City,
and where beneficial to the Project Area, to any other
public body without charge or for an amount less than
fair market value.
All purchasers or lessees of property from the Agency
shall be obligated to use the property for the purposes
designated in this Plan, to begin and complete
improvement of such property within a period of time
which the Agency 'fixes as reasonable, and to comply
with other covenants, conditions, or restrtdions to
prevent speculation or excess profit taking in
undeveloped land, including right of reverter to the
Agency and to comply with other conditions which the
Agency deems necessary to carry out the purposes of
this Plan.
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AMENDED AND RESTATED REDEVELOPMENT PlAN
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During the period of redevelopment in the Project Area.
the Agency shall ensure that all provisions of this Plan,
and other documents formulated pursuant to this Plan,
are being observed, and that development of the Project
Area is proceeding in accordance with applicable
development documents and time schedules.
All development, whether public or private, must
conform to this Plan and aU applicable federal, State,
and local lalNS, including without limitation the General
Plan and zoning ordinance, and all other state and local
building codes, guidelines, or specific plans as they now
exist or are hereafter amended. Such development
must receive the approval of all appropriate public
agencies.
b.
(529)
Purchase and Develooment Documents
To provide adequate safeguards to ensure that the
provisions of this Plan WIll be carried out and to prevent
the recurrence of blight, all real property sold, leased, or
otherwise disposed of by the Agency, as welf as all
property subject to Owner Participation Agreements and
Disposition and Development Agreements, shall be
made subject to the provisions of this Plan by leases,
deeds, contracts, agreements, declarations of
restrictions, provisions of the General Plan and zoning
ordinance, and all other state and local building codes,
guidelines. or master or specific plans as they now exist
or are hereafter amended, conditional use permits, or
other means. Where appropriate, as determined by the
Agency, such documents or portions thereof shall be
recorded in the office of the Recorder of the County.
~,
Leases, deeds, contracts, agreements, and declarations
of restrictions of the Agency may contain restrictions,
covenants, covenants running with the land, rights of
reverter, conditions subsequent, equitable servitudes, or
any other provisions necessary to carry out this Plan.
The Agency shall reserve such powers and controls in
Disposition and Development Agreements or similar
agreements as may be necessary to prevent transfer,
retention, or use of property for speculative purposes
and to ensure that redevelopment is carried out
pursuant to this Plan.
The Agency shall obligate lessees and purchasers of
real property acquired in the Project Area and owners of
property improVed as part of a redevelopment project to
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AMENDED AND RESTATED REDEVELOPMENT PLAN
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refrain from restricting the rental, sale or lease of the
property on the basis of race, color, religion. sex, marital
status, ancestry, or national origin of any person. All
deeds, leases, or contracts for the sale, lease, sublease
or other transfer of land in the Project Area shall contain
or be subject to such nondiscrimination and non-
. segregation clauses as are required by Redevelopment
Law.
2.
(530)
Personal Prooertv Discosition
For the purposes of this Plan, the Agency is authorized to sell,
lease for a period not to exceed 99 years, exchange, subdivide,
transfer, assign, pledge, encumber, or otherwise dispose of
personal property or any other interest in property by any lawful
means.
3. (531) Prevention of Discrimination
a (532) Redevelooment
The redeveloper shall comply with all state and local
laws, in effect from time to time, prohibiting
discrimination or segregation by reason of race, color,
creed, religion, sex, marital status, national origin or
ancestry, in the sale, lease or occupancy of the
property .
Pursuant to the Redevelopment Law (Sections 33337
and 33435-33436), contracts entered into by the
Agency relating to the sale, trar.sfer or leasing of land, or
any interest therein acquired by the Agency within any
survey area or redevelopment project, shall comply with
the provisions of said sections in substantially the form
set forth therein. AIl such contracts shall further provide
that the provisions of said sections shall be binding upon
and shall obligate the contracting party or parties and
any subcontracting party or parties, or other transferees
under the instrument.
b. (533) Deeds. Leases. and Contracts
All deeds, leases, and contracts which the Agency
proposes to enter into with respect to the sale, lease,
sublease, transfer, use, occupancy, tenure or enjoyment
of any land in the Project Area shall contain the
following nondiscrimination and non-segregation
dauses as prescribed by Redevelopment Law, Section
33436; In deeds the following language shall appear.
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"The grantee herein covenants by and for himself
or herself, his or her heir.s, executo~,
administrators and assigns, and all persons
claiming under or through them, that there shall be
no discrimination against or segregation of, any
person or group of persons on ac-...ount of race,
color, creed, religion, sex, marital status, national
origin, or ancestry in '!he sale, lease, sublease,
transfer, use, occupancy, tenure, or enjoyment of
the premises herein conveyed, nor shall the
grantee or any person claiming under or through
him or her, establish or permit any such practice or
practices of discrimination or segregation with
reference to the selection, location, number, use or
occupancy of tenants, lessees, subtenants,
sUblessees, or vendees in the premises herein
conveyed. The foregoing covenants shall run with
the land."
In leases, the following language shall appear:
"The lessee herein covenants by and for himself or
herself, his or her heirs, executors, administrators,
and assigns, and all persons claiming under or
through him or her, and this lease is made and
accepted upon and subject to the follOwing
conditions:
~"
"That there shall be no discrimination against or
segregation of any person or group of persons, on
account of rac;e, color, creed, religion. sex, marital
status, national origin, or ancestry, in the leasing,
subleasing, transferring, use. occupancy, tenure, or
enjoyment of the premises herein leased nor shall
the lessee himself, or any person claiming under or
through him or her, establish or permit any such
practice or practices of discrimination or
segregation with reference to the selection,
location, number, use, or oCCllpancy, of tenants,
lessees, sublessees, subtenants, or vendees in the
premises herein leased..
In contracts, the fonowing language shall appear:
"There shall be no discrimination against or
segregation of any person or group of persons on
account of race, color, creed, rengion, sex. marital
status, national origin or ancestry in the sale, lease,
sublease, transfer, use, occupancy, tenure or
enjoyment of the land, nor shall the transferee itself
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or any person claiming under or through it,
establish or permit any such practice or practices of
disaimination or segregation with reference to the
selection, location, number, use or occupancy of
tenants, lessees, subtenants, sublessees or
vendees of the land. The foregoing provision shall
be binding upon and shan obligate the contracting
party or parties and any subcontracting party or
parties, or other transferees under the instrument.'
(534) Low- and Moderate-Income Housing
The Agency shaD comply with all of the low- and moderate-income
housing requirements of the Redevelopment Law, which are applicable to
this Plan, including applicable expenditure, replacement, and inclusiona!)'
housing requirements, including but not limited to the following:
No less than twenty percent of all tax increment funds allocated to the
Agency shall be used for the purposes of increasing, improving, and
preserving the supply of low- and moderate-income housing available at
affordable housing costs to persons and families of low or moderate
income and very low income households that is occupied by these
persons and families, unless the Agency makes annual findings by
resolution as required under Redevelopment Law.
The tax increment funds that are required to be used for increasing and
improving the supply of low- and moderate-income housing shall be held
in a separate Low and Moderate-Income Housing Fund until used. The
moneys in the Low and Moderate-Income Housing Fund shall be used to
increase, improve, and preserve the supply of low- and moderate-income
housing.
Whenever dwelfing 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 a redevelopment project, the Agency
shall within four years of such destruction or removal, rehabilitate,
develop, or construct, or cause to be rehabilitated, 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
housing costs within the Project Area or within the jurisdiction of the
Agency in accordance with Redevelopment Law.D
SECTION VI (GOO) USES PERMllTED IN THE PROJECT AREA
(601) Maps and Uses Pennitted
The Map attached hereto as Exhibit A and incorporated herein illustrates
the location of the Project Area boundaries. The land uses pennitted by
this Plan shall be those permitted by the General Plan and zoning
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ordinance, and aU other state and local bUilding codes, guidelines, or
specific plans as they now exist or are herec-fter amended. A diagram of
current permitted uses is presented on Exhibit D.
(602) Public Uses
1. (603) Pubfic Street Lavout Riahts-of-Wav and Easements
The public street system and street layout for the Project Area is
illustrated on the Map identified as Exhibit A The street system in
the Project Area shall be developed in acccrdance with the
General Plan, and all other state and local codes, guidelines, or
master or specific plans as they now exist or are hereafter
amended.
Certain streets and rights-of-way may be widened, altered,
realigned, abandoned, vacated, or closed by the City as
necessary for proper development of the Project Area. Additional
easements may be created by the Agency and City in the Project
Area as needed for proper development and circulation.
The pubfic rights-of-way shall be used for vehicular, bicycle and/or
pedestrian traffic as well as for public improvements, public and
private utilities and activities typically found in public rights-of-way.
In addition, all necessary easements for public uses, pubfic
facilities, and pubic utilities may be retained or created.
2. (604) Other Public and Open Soace Uses
Both within and, where an appropriate finding has been
determined, outside of the Project Area, the Agency may take
actions to estabOsh, or enlarge public, institutional, or non-profit
uses, including, but not limited to, schools, community centers,
auditorium and civic center faClTlties, theatres and cultural faClTrties.
criminal justice facilities, park and recreational faCIlities, parking
facirrties, transit facilities, libraries, hospitals, educational, fraternal,
philanthropic and charitable institutions or other similar
associations or organizations. All such uses shall be deemed to
conform to the provisions of this Plan provided that such uses
conform to aU ofher applicable laws and orainances and that such
uses are approved by the City. The Agency may impose such
other reasonable restrictions as are necessary to protect
development and uses in the Project Area
-
(605) NODCOnh,nning Uses
The Agency is authorized but not required to permit an existing use to
remain in an existing building in good condition if the use does not
conform 10 the provisions of this Plan, provided that such use is generaUy
.........
ROSENOW SPEVACEK GROUP, INC.
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AMENDED AND RESTATED REDEVELOPMENT PLAN
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compatible with existing and proposed developments and uses in the
Project Area.
Tne Agency may take actions to, but is not required to, authorize
additions, alterations, repairs or other improvements in the Project Area
for buildings which do not conform to the provisions of this Plan where, in
the determination of the Agency, such improvements would be
compabble with surrounding Project Area uses and proposed
development
(606) Interim Uses
Pending the ultimate development of land by developers and participants,
the Agency is authorized to use or permit the use of any land in the
Project Area for interim uses. Such interim use, however, shall conform
to General Plan and zoning ordinance, and all other state and local
buDding codes, guidelines, or specific plans as they now exist or are
hereafter amended.
(607) General Control and Limitations
All real property in the Project Area is hereby made subject to the controls
and requirements of this Plan. No real property shall be subdivided,
developed, redeveloped, rehabifltated, or otherwise changed after the
date of the adoption of this Plan except in conformance with the goals and
provisions of this Plan and the regulations and requirements of the
General Plan and zoning ordinance, and all other state and local building
codes, guideflnes, or master or specific plans as they now exist or are
hereafter amended. The land use controls of this Plan shall apply for the
periods set forth in Section 1000 below. The type, size, height, number
and use of buildings within the Project Area will be controlled by the
General Plan and applicable zoning ordinance, and all other state and
local building codes, guidelines, or master or specific plans as they now
exist or are hereafter amended.
1.
(608)
New Construction
All construction in the Project Area shall comply with all applicable
State and local laws in effect from time to time. In addition to the
City land use regulations and requirements in the Project Area,
additional specific performance and development standards may
be adopted by the Agency to control and direct improvement
activities in the Project Area.
2.
(5OO)
Rehabilitation
Pury existing structure within the Project Area which the Agency
enters into an agreement for retention and rehabilitation shan be
repaired, altered, reconstructed, or rehabilitated In accordance
with the appflcable law and in such a manner that it will meet the
ROS!;:NOW SPEVACEK GROUP, INC.
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RDA Resolution No. 2004-1857
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AMENDED AND RESTAT=-D REDEVaOPMENT PLb.N
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-,
ronowing requirements: be safe and sound in all physical
respects, be attractive in appearance and not detrimental to the
surrounding uses.
3.
(610)
Number of Dwellinq Units
The General Plan shall regulate the total number of dwelfmg units
in the Project Area As of the date of adoption of this Plan. there
are approximately one thousand nine hundred (1,900) dwelling
units in the Project Area.
4.
(611)
Ooen Space and LandscaoinQ
The approximate amount of open space to be provided in the
Project Area is the total of all areas so designated in the General
Plan and zoning ordinance, and all other state and local building
codes, guidelines, or specific plans as they now exist or are
hereafter amended, and those areas in the public rights-of-way or
provided through site coverage limitations on new development
as estabfished by the City and this Plan. Landscaping shall be
developed in the Project Area to ensure optimum use of flVing
plant material in conformance with the standards of the City.
5.
(612)
Umitations on Tvpe, Size, Heiaht Number and
Prooosed Use of Sui/dines
-
The limits on building intensity, type, size, height, number and
proposed use shall be established in accordance with the
provisions of the General Plan and zoning ordinance, and all other
state and local building codes, guidefrnes, or master or specific
plans as they now exist or are hereafter amended.
6, (613) SiQns
All signs shall conform to the requirements of the City. Design of
all proposed new signs shall be subject to the review of the City
and any additional standards that may be adopted by the Agency
to implement the goals of this Plan.
7.
(614)
Utilities
The Agency, in conformity with the City municipal code, and City
policies, shall require that all utilities be placed underground
whenever physically possible and econo~ically feasible.
8. (615) Subdivision of Parcels
No parcels in the Project Area, including any parcel retained by a
participant, shall be consorIdated, subdivided or re-subdivided
without the approval of the City.
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ROSENOW SPEVACEK GROUP, INC.
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RDA Resolution No. 2004-1857
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AMENDED AND RESTATED REDEVELOPMENT PLAN
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9. (616) Variations
The Agency is authorized to permit variations from the Dmits,
restrictions and controls established by this Plan. In order to
pennit any such variation, the Agency must determine all of the
following:
a. The appfication of certain provisions of this Plan would
result in practical difficulties or unnecessary hardships
inconsistent with the general purposes and intent of this
Plan.
b. There are exceptional circumstances or conditions
appDcable to the property or to the intended
development of the property, which do not apply
generally to other properties having the same
standards, restrictions, and controls.
c. Permitting a variation will not be materially detrimental to
the public welfare or injurious to property or
improvements in the area.
d. Permitting a variation will not be contrary to the
objectives of this Plan.
No such variation shall be granted other than a minor departure
from the provisions of this Plan. In permitting any such variation,
the Agency shall impose such conditions as are necessary to
protect the public health, safety, and welfare, and to assure
compliance with the purposes of this Plan.
(617) Design for Development
One of the objectives of this Plan is to create an attractive and pleasant
environment in the Project Area. Therefore, such plans shall give
consideration to good design, open space and other amenities to
enhance the aesthetic quality of the Project Area. The Agency shall not
approve any plans that do not comply with this Plan except as permitted
by Section 616 of this Plan.
Within the limits, restrictions, and controls established in this Plan, and
subject to the provisions of Sections 601 and 607 herein, the Agency is
authorized to estabflsh land use, heights of buildings, land coverage,
setback requirements, design criteria, traffic circulation, traffic access, and
other development and design controls necessary. for proper
development of both private and public areas within the Project Area.
No new improvement shall be constructed, and no existing improvement
shall be substantially modified, altered. repaired, or rehabilitated except in
accordance with this Plan and any such controls approved by the Agency.
ROSENOW SPEVACEK GROUP, lNC.
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RDA Resolution No. 2004-1857
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AMENDED AND RESTATED REDEVELOPMENT PLAN
MERGED CHULA VISTA REDEVELOPMENT PROJECT
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In the case of property, which is the subject of a Disposition and
Development Agreement or an Owner Participation Agreement with the
Agency, such property shall be developed in accordance with the
provisions of such Agreement.
(618) Building Pennits
Any buDding permit that is issued for the rehabilitation or construction of
any new builcfmg or any addition, construction, moving, conversion or
alteration to an existing building in the Project Area from the date of
adoption of this Plan must be in conformance with the provisions of this
Plan, any design for development adopted by t'le Agency, any restrictions
or controls estabffshed by resolution of the Agency, and any applicable
participation or other agreements.
SECTION VII (700) METHODS FOR FINANCING THE PROJECT
(701) General Description of the Proposed rmancing Methods
Upon adoption of this Plan by the City Council. the Agency is authorized
to finance implementation of this Plan with assistance from local soUJCes,
the State and/or the federal government, property tax increment, interest
income, Agency bonds, donations, loans from private financial institutions
or any other legaUy available source.
-
The Agency is also authorized to obtain advances, borrow funds, issue
bonds or other obligations, and create indebtedness in carrying out this
Plan. The principal and interest on such indebtedness may be paid from
tax increment revenue or any other funds available to the Agency.
Advances and loans for survey and planning and for the operating capital
for administration of this Plan may be provided by the City unfll adequate
tax increment revenue or other funds are available to repay the advances
and loans. The City or other public agency, as it is able, may also supply
additional assistance through issuance of bonds, loans and grants and in-
kind assistance. Any assistance shall be subject to terms established by
an agreement between the Agency, City and/or other public agency
providing such assistance.
The Agency may issue bonds or other obligations and expend their
proceeds to carry out this Plan. The Agency is authorized to issue bonds
or other obligations as appropriate and feasible in an amount sufficient to
finance all or any part of Plan implementation activities. The Agency shaH
pay the principal and interest on bonds or other obligations of the Agency
as they become due and payable.
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ROSENOW SPEVACEK GROUP, INC.
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RDA Resolution No. 2004-1857
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AMENDED AND RESTATED REDEVELOPMENT PlAN
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(702) Tax Inaement Revenue
For the purposes of the collection of property tax: revenue pursuant to this
Plan, the effective date of the ordinance shall mean and refer to:
· Original Town Centre II Consfituent Area estabnshed by
Ordinance No. 1827: September 14,1978.
· Otay Valley Constituent Area established by Ordinance No. 2059:
January 28,1984.
· Amended Town Centre II Constituent Area established by
Ordinance No. 2274: August 18, 1988.
· Original Southwest Constituent Area established by Ordinance
No. 2420: December 27,1990.
· Amended Southwest Constituent Area established by Ordinance
No. 2467: August 8,1991.
· 2003 Amendment Constituent Area established by Ordinance No.
All taxes levied upon taxable property within the Project kea each year
by or for the benefit of the State, County, City, district, or other pubfic
corporation (hereinafter called "Taxing Agency" or "Taxing Agencies")
after the effective date of the ordinance, shall be divided as follows:
1. That portion of the taxes which would be produced by the rate
upon which the tax is levied each year by or for each of said
Taxing Agencies upon the total sum of the assessed value of the
taxable property In the Project Area as shown upon the
assessment roD used in connection with the taxation of such
property by such Taxing Agency, last equalized prior to the
effective date of the ordinance, shall be allocated to and when
collected shall be paid to the respective Taxing Agencies as taxes
by or for said Taxing Agencies on all other property are paid (for
the purpose of allocating taxes levied by or for any Taxing Agency
or Agencies which did not include the territory in the Project Area
on the effective date of the ordinance but to which such tenitory
has been annexed or otherwise included after such effective date,
the assessment roll of the County last equalized on the effective
date of the ordinance shaD be used in determining the assessed
valuation of the taxable property in the Project Area on said
effective date).
2- That portion of said levied taxes each year in excess of such
amount shall be allocated to and when coUected shall be paid into
a special fund of the Agency to pay the principal of and interest on
loans, monies advanced to, or indebtedness (whether funded,
ROSENOW SPEVACEK GROUP, INC.
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RDA Resolution No. 2004-1857
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AMENDED AND RESTATED REDEVELOPMENT PLAN
MERGED CHULA VlSTA REDEVELOPMENT PROJECT
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refunded, assumed, or otherwise) incurred by the Agency to
finance or refinance, in whole or in part, the Project and this Plan.
Unless and until the total assessed valuation of the taxable
property in the Project Area exceeds the total assessed value of
the taxable property in the Project Area as shown by the last
equalized assessment ron referred to in paragraph (1.) hereof, all
of the taxes levied and collected upon the taxable property in the
Project Area shall be paid to the respective Taxing Agencies.
When said loans, advances, and indebtedness, if any, and
interest thereon, have been paid, all monies thereafter received
from taxes upon the taxable property in the Project Area shall be
paid to the respective Taxing Agencies as taxes on all other
property are paid.
3. That portion of the taxes in excess of the amount identified in
paragraph (1.) above which is attributable to a tax rate levied by a
Taxing Agency for the purpose of producing revenues in an
amount sufficient to make annual repayments of me principal of
and interest on any bonded indebtedness for the acquisition or
improvement of real property shall be allocated to, and when
collected shaD be paid into, the fund of that Taxing Agency. This
paragraph (3.) shall only apply to taxes levied to repay bonded
indebtedness approved by the voters on or after January 1, 1989.
The Agency is authorized to make pledges as to specffic advances, loans
and indebtedness as appropriate in carrying out the Project. Tne pornon
of taxes allocated and paid to the Agency pursuant to subparagraph (2.)
above is irrevocably pledged to pay the principal of and interest on loans,
monies advanced to, or indebtedness (whether funded, refunded,
assumed, or otherwise) incurred by the Agency to finance or refinance, in
whole or in part, the redevelopment program for the Project Area.
(703) Agency Bonds
The Agency is authorized to issue bonds and other obligations from time
to time, if it deems it appropriate to do so, in order to finance aU or any
part of Plan implementation activities.
Neither the members of the Agency nor any persons executing the bonds
are nable personally on the bonds or other obligations by reason of their
issuance.
The bonds and other obligations of the Agency are not a debt of the City,
County, or the State; nor are any or its poflticaJ subdivisions liable for
them; nor in any event shall the bonds or obligations be payable out of
any funds or properties other than those of the Agency; and such bonds
and other obligations shall so state on their face. The bonds and other
obfigations do not constitute an indebtedness within the meaning of any
constitutional or statutory debt limitation or restriction.
.........,..,.
ROSENOW SPEVACEK GROUP, INC.
PAGE 30
RDA Resolution No. 2004-1857
Page 37
AMENDED AND RESTATED REDEVELOPMENT PLAN
MERGED CHULA VISTA REDEVELOPMENT ?ROJECT
(704) Other Loans and Grants
Any other loans, grants, guarantees or financial assistance from the
federal government, the State, or any other public or private source will be
utiflZed, if available, as appropriate in carrying out this Plan. In addition,
the Agency may make loans as permitted by law to public or private
entities for any of its redevelopment purposes.
(705) Rehabilitation Loans, Grants, and Rebates
To the greatest extent allowed by State Law, the Agency and the City
may commit funds from any source to rehabilitation programs for the
purposes of loans, grants, or rebate payments for self-financed
rehabilitation work. The rules and regulations for such programs shall be
those which may already exist or which may be developed in the future.
The Agency and the City shall seek to acquire grant funds and dired loan
aUocations from State and federal sources, as they may be available from
time to time, for the carrying out of such programs.
SECTION VIII (BOO) ACTIONS BY THE CITY
The City shall aid and cooperate with the Agency in carrying out this Plan and
shall take all reasonable actions necessary to ensure the continued fulfillment of
the purposes of this Plan and to prevent the rec:urrence or spread in the Project
Area of conditions of blight. Actions by the City may include, but shall not be
limited to, the following:
1. 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 by the City shaH include the
requirement of abandonment and relocation by the utility
companies of their operations in pubfic. righ~f-way as
appropriate to carry out this Plan, provided that nothing in this
Plan shall be deemed to require the cost of such abandonment,
removal, and relocation to be borne by others than those legally
required to bear such costs.
2. Institution and completion of proceedings necessary for changes
and improvements to publidy-owned parcels and utmties in the
Project Area.
3. Performance of the above and of all other functions and services
relating to pubfic health, safety, and physical development
normally rendered in accordance with a schedule which will permit
the redevelopment of the Projed Area to be commenced and
carried to completion without unnecessary delays.
ROSENOW SPEVACEK GROUP, INC.
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RDA Resolution No. 2004-1857
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AMENDED A."lD RESTATED REDEVELOPMENT PLAN
MERGED CHUlA VISTA REDEVELOPMENT PROJECT
....--"
4. Imposition, whenever necessary and appficable, of appropriate
design controls within the limits of this Plan in the Project Area to
ensure proper development and use of land.
5. Provisions for administration/enforcement of this Plan by the City
after completion of development.
6. The undertaking and completion of any other proceedings
necessary to carry out the Project.
7. The expenditure of any City funds in connection with
redevelopment of the Project Area pursuant to this Plan.
8. Revision of the City zoning ordinance, adoption of master or
specific plans or execution of statutory development agreements
to permit the land uses and facilitate the development authorized
by this Plan.
SEcnON IX (900) ADMINISTRATION AND ENFORCEMENT
Upon adoption, the administration and enforcement of this Plan or other
documents implementing this Plan shall be performed by the City and/or the
Agency, as appropriate.
The provisions of this Plan or other documents entered into pursuant to this Plan
may also be enforced by litigation or simnar proceedings by either the Agency or
the City. Such remedies may include, but are nat limited to, specific performance,
damages, re-entry onto property, power of termination, or injunctions. In addition,
any recorded provisions, which are expressly for the benefit of owners of property
in the Project Area, may be enforced by such owners.
-
SECTION X (1 ODD} PLAN UMITATIONS
The following financial and time fimitations shall apply to this Plan:
(1001) Amount of Cumulative Tax Increment Revenue
The number of dollars of taxes which may be divided and allocated to the Agency
pursuant to Section 33670 of the RedeVelopment Law, inclusive of payments to
taxing agencies, shall not exceed the following as listed on Table A:.
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ROSENOW SPEVACEK GROUP, INC.
PAGE 32
RDA Resolution No. 2004-1857
Page 39
AMENDED AND RESTATED REDEVELOPMENT PLAN
MERGED CHULA VlSTA REDEVELOPMENT PROJECT
MERGED REDEVELOPMENT PROJECT
REDEVELOPMENT PLAN LIMITS
TABLE A
Cumulative Final Date of TermInation
Tax Increment Date to Plan Date
Constituent Area Revenue Limit 2J Incur Debt 31 Termination of Revenue
Otay Valley $115,000.000 No Umit 12129/2024 12129/2034
Southwest (Original) $150,000,000 1/ No Umit 11/27/2031 11/27/2041
Southwest (Amended) included above No Limit 7/912032 7/9/2042
Town Centre II (Original) 100,000,000 No Limit 8/15/2019 8/1512029
Town Centre II (Amended) included above No Limit 711912029 7/1912039
2003 Amendment Area No Limit May 2024 May 2034 May 2049
1/ Adjusted annually by consumers price index.
21 No tax increment revenue limit required for amendments to project areas after 1/1/94.
31 The deadline to incur debt with respect to the Otay Valley, Original Southwest, Amended
Southwest, Original Town Centre II. and Amended Town Centre II Constituent Areas was
eliminated by adoption of the .S8 211 Ordinance. pursuant to Section 33333.6(e)(2) in
January 2004.
(1002) Amount of Bonded Indebtedness Outstanrfmg At Any
One Tune
The amount of bonded indebtedness, to be repaid in whole or in part
from the allocation of taxes pursuant to Section 33670 of the
Redevelopment Law, which can be outstanding at one time, shall not
exceed $175 milnon.
(1003) Time Frame to Incur Indebtedness
The time omit on the establishing of loans. advances, and indebtedness
to be paid with the proceeds of property taxes received pursuant to
Section 33670 of the Redevelopment Law to finance in whole or in part
the redevelopment project shall be the time period as provided on Table
A These limits, however, shall not prevent the Agency from incuning
debt to be paid from the low and moderate income housing fund or
establishing more debt in orderto fulfill the Agency's housing obligations
under Section 33333.8 of the Redevelopment Law. The loans,
advances, or indebtedness may be repaid over a period of time longer
than this time limit as provided herein. No loans, advances, or
indebtedness to be repaid from the allocation of taxes shall be
estabfished or incurred by the Agency beyond this time limitation. This
limit. shall not prevent the Agency from financing, refunding, or
restructuring indebtedness after the time fimit if the indebtedness is not
increased and the time during which the indebtedness is to be repaid is
ROSENOW SPEVACEK GROUP, INC.
PAGE 33
RDA Resolution No. 2004-1857
Page 40
AMENDED AND RESTATED REDEV8..0PMENT PLA"l
MERGED CHUlJ\ VISTA REDE\lELOPMENT PROJECT
~">
not extended beyond the time Dmit to repay indebtedness required by
this section.
Provided, however, that the time limits established in this Section 1003
may be extended in the manner provided by applicable law.
(1004) Duration oflbis Plan
Except for the nondiscrimination and nonsegregation provisions of this
Plan. and recorded covenants implementing the same, which shall
remain in effect in perpetuity, and except as otherwise expressly
provided herein, the provisions of this Plan shall be effective, and the
provisions of other documents formulated pursuant to this Plan shalf be
effective until the termination date as shown on Tabie A
After the expiration of the effective term of the Plan, the Agency shall
have no authority to act pursuant to the Plan except to pay previously
incurred indebtedness and to enforce existing covenants or contracts.
However, if the Agency has not completed its housing obligations
pursuant to Section 33333.8 of the Redevelopment Law, the Agency
shall retain its authority to implement requirements under 33333.8,
including the ability to incur and pay indebtedness for this purpose, and
shall use this authority to complete these housing obligations as soon
as is reasonably possible.
--
(1005) Time Frame to Collect Tax Increment Revenue
Except as otl1erwise provided herein or by Redevelopment Law, the
time limitation for the receipt of tax increment and the payment of
indebtedness with the tax increment pursuant to Section 33670 of the
Redevelopment Law the termination date of revenue, as represented
on Table A
SECTION XI (1100) PROCEDURE OF AMENDMENT
This Plan may be amended by means of the procedure established in Sections
33450-33458 of the Redevelopment Law or by any other procedure hereafter
established by law.
--
ROSENOW SPEVACEK GROUP, INC.
PAGE. 34
RDA Resolution No. 2004-1857
Page 41
Amended and Restated Redevelopment Plan
Merged Chula Vista Redevelopment Project
Exhibit A - Project Area Map
ROSENOW SPEVACEK GROUP, INC.
PAGE 35
RDA Resolution No. 2004-1857
Page 42
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-
RDA Resolution No. 2004-1857
Page 43
Amended and Restated Redevelopment Plan
Merged Chula Vista Redevelopment Project
Exhibit B - Legal Description
ROSENOW SPEVACEK GROUP, INC.
PAGE 37
RDA Resolution No. 2004-1857
Page 44
-
Amended and Restated Redevelopment Plan
Merged Chula Vista Redevelopment Project
Exhibit C - Listing of Proposed Public Facilities and Infrastructure
Projects
Public Infrastructure Projects
Improvements to Project Area public infrastructure are intended to alleviate traffic
congestion and improve public safety, remove costly impediments to
development, and upgrade infrastructure to contemporary standards to stimulate
private development The proposed traffic'circulation improvement projects shall
indude, but are not limited to roadways, landscape, street lights, pedestrian
walkways, bridges, interchanges. roadways, curbs, gutters, sidewalks, parking,
street widening, street lights, traffic signals, over or underpasses, utiUty
undergrounding, bicycle paths, street medians, trails, and trolley crossings.
The proposed sewer and drainage improvement projects shall include, but are
not limited to, monitoring systems, sewer parallels, drainage, sewer lines,
wastewater treatment fadlities. flooding systems, floor control dikes, and sewer _
systems. The proposed utility and communication improvement projects shaH
include, but are not limited to, electrical distribution systems, natural gas
distribution systems; cable TV and fiber optic communication systems, water
distribution systems, and windbreakers.
Further compliance with General Plan, zoning standards, and environmental
review may be necessary for these proposals to come forward. Projects indude,
but are not limited to frle following:
1) StreettEntrvwav Beautification. Construct streetscape improvements at key
Project Area locations, induding Fourth Avenue and Highway 54.
2} Main Street Improvements. Construct street improvements along Main Street
to improve traffic flows and upgrade character of right-of-way.
3) Broadwav Revitalization. Implement a variety of street and other applicable
improvements along Broadway, from H Street to L Street
Community Facalities
The proposed community facilities improvement projects shall include, but not
limited to parks, open spaces, schools, school facilities, fire and police facilities,
communication systems, libraries, fire protection, cultural centers, community
center5, city maintenance fadlities, plazas, recreational facilities, playgrounds,
and civic center. Further compfiance with General Plan, zoning standards, and
environmental review may be necessary for these proposals to come forward.
...........
ROSENOW SPEVACEK GROUP. INC.
PAGE 38
RDA Resolution No. 2004-1857
Page 45
Amended and Restated Redevelopment Plan
Merged Chula Vista Redevelopment Project
Exhibit D - Diagram of Current Permitted 1.and Uses
The following map presents the current General Plan land use designations for
the Project Mea. /J.s these designations are subject to change, please refer to the
General Plan for more information.
ROSENOW SPEVACEK GROUP, INC.
PAGE 39
RDA Resolution No.. 2004-1857
Page 46
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