HomeMy WebLinkAboutRCC AGENDA PK 1991/10/16Memorandum
October 7, 1991
To: Chair and Members of the Montgomery Planning Commis
FROM: Lance Abbott, Community Development Specialist
VIA: Dave Gustafson, Assistant Director, Community ~'
Development
Cheryl Dye, Economic Development Manager
RE: Tax Increment Revenues from Palomar Trolley Center
Attached is a spreadsheet projecting tax increment revenues to
the Chula Vista Redevelopment Agency from the Palomar Trolley
Center project.
Current assessed valuation of the 18.2 acre project site is
approximately $1.5 million. Projected valuation at project
completion is $30 million.
Additional property taxes from project value are $285,000
annually. The Agency will receive approximately 60$ of these
revenues via agreements with the affected taxing agencies.
Projected new revenues to the Agency at project completion are
$171,000. The Net Present Value of this annual increment flow
discounted at 6o per year for 20 years is $3,952,626.01.
It should be noted that some of this projected revenue may be
required for construction of off-site improvements by the Agency.
Trolley
Total Acres 18.2
1989 AV $1,500,000.00
@ 1 '° $15,000.00
1994 AV $30,000,000.00
Less 1989 AV $28,500,000.00
@ 1 ~ $285,000.00
TI @ 600 $171,000.00
~~~~ 20 Year
PV @6% $3,952,626.01
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MASTER PROPERTY OWNER LIST
PALOMAR TROLLEY CENTER
1
2
3
4
5
6
7
622-030-16
Iwashita, Kaoru & Lily,
735 Second Ave.
Chula Vista, CA
5.08 acres
622-030-26
Iwashita, Kaoru & Lily
c/o Minoru Iwashita
769 Glover St.
Chula Vista, CA
5.24 acres
622-030-27
Iwashita, Minoru & Asakawa
1.6 acres
622-030-10
Mora, Amelia & Esequiel
.15 acres
622-030-09
Hernandez, Mary & Raymond
.17 acres
622-030-23
Mora, Nicolas
.21 acres
622-030-11
Green, Curtis
.12 acres
AV 1989
209,047
241,674
49,612
7,135
18,210
5,902
8
9
10
11
622-030-22
Vasquez, Alfredo
.55 acres
622-030-15
Mercado, Juan & Ignacia
.52 aces
622-030-25
Chula Vista Congregation of Jehovah's Witnesses
1.03 acres
622-041-17
Iwashita, Minoru
769 Glover St.
10,019 square feet
24,386
45,495
Exempt
11,075
MASTER PROPERTY OWNER LIST (continued)
PALOMAR TROLLEY CENTER
12. 622-041-20, 21, 22
San Diego Chapter of Japanese American
Citizens League
13 acres
13. 622-041-23
Williams, James & Sandra
14. 622-083-13
SDG&E
3.56 acres
15. 622-082-08
SDG&E
4.08 acres
16. 622-041-04
SDG&E
2.4 acres
17. 622-081-27-01
MTDB
1.17 acres
AV 1989
20. = 202,260
21 = 354,359
22 = 126,409
23,504
Exempt
WPC 4747H
Page i
Montgomery Planning Committee
Agenda Item for Meeting of October 16, 1991
WORKSHOP:
Broadway and the MTDB Palomar Trolley Station
A. SACRGROIIND
Pacific Scene, Inc. (PSI) originally processed plans for
development of a 12.2-acre commercial center known as the
Palomar Trolley Center project. The project is located south
of Palomar Street between Broadway and the MTDB Palomar
Trolley Station. The project included a General Plan
Amendment/Specific Plan Amendment to redesignate the 12.2-acre
site from "Research & Limited Industrial" to "Mercantile &
Office Commercial" and rezoning of the site from "M52" to "C-
C-P". The preliminary plan (Exhibit A) proposed development
of a community shopping center consisting of 128,387 gross
square-feet of building space. The center was planned to
include a major supermarket, retail shops and pads for four
drive-through restaurants, and a bank or other financial
institution. An Environmental Impact Report (EIR) and an
addendum to the EIR were prepared for the original project.
On August 28, 1990, the City Council approved the General
Plan Amendment/Specific Plan Amendment and rezone to designate
the 12.2-acre site for commercial use on the condition that
PSI agree to restrain itself from pursuing the 12.2 acre
center while PSI and the Redevelopment Agency pursue an
expanded center encompassing 18.2 acres. The expanded project
was desired to provide a comprehensive development plan for
the area and to provide additional sales tax and tax increment
generation. On August 28, 1990, the City Council and the
Redevelopment Agency entered into an agreement with PSI to
pursue an expanded plan incorporating additional property
located to the south and the east. The expanded plan allowed
for negotiation and analysis that would lead to an Owner
Participation Agreement for an approximately 18.2-acre
commercial, rather than the original 12.2-acre center. As
part of the expanded plan, the City is initiating a General
comments on the expanded project and to
discuss the Draft Environmental Impact Report
for public review.
Page 2
Plan Amendment/Specific Plan Amendment to redesignate three
acres of the site from "Research & Limited Industrial" and
"Other" to "Mercantile & Office Commercial (Exhibit B) , as
well as a zone change from I-L-P to C-C-P (Exhibit C). The
remaining three acres of the expanded project are currently
zoned and designated for commercial use.
On June 4, 1991, the Redevelopment Agency entered into a Semi-
Exclusive Negotiating Agreement (SENA) with PSI for the
expanded project which supersedes the August 28, 1990
agreement. The SENA extended the Vesting of Rights of the
12.2 acre project for three years until June 4, 1994.
B. RECOMMENDATION
1. Accept this status report on the progress of the expanded
plan for an 18.2-acre commercial center.
2. Provide input and comments to staff on the various issues
addressed in the "Discussion" section of this report and
on the Draft Environmental Impact Report.
C. DISCII88ION
1. Existing site characteristics
The project site is generally rectangular in shape,
relatively flat with a. slight slope to the south and
southwest, and contains approximately 18.2 acres. The
property is bounded by Palomar Street on the north, the
MTDB right-of-way to the west, Broadway to the east, and
the SDG&E right-of-way to the south. The original 12.2-
acre site is vacant and has been used for vegetable
farming until recently. Several structures exist on the
6 acres added to the expanded project including a 7-11
store and gas station, a laundromat, a restaurant, an
RV/trailer repair shop, a landscape contractors storage
yard, and four residences.
2. Adiacent General Plan designations
The Plan diagram of the Montgomery Specific Plan/General
Plan .(Exhibit B) designates the project site as Research
& Limited Industrial. The designations adjacent to the
18.2-acre site are as follows:
North: Retail Commercial/Mercantile &
Office Commercial
South: Parks & Open Space
East: Mercantile & Office Commercial
West: Institutional (Trolley station)
Paqe 3
3. Adiacent zoning and land use (Exhibit C)
North: C-C-P Retail Commercial
South: 594 SDG&E Right-of-way
East: C-C-P Retail Commercial
West: S94 SDG&E Right-of-way/Trolley
station
4. Design
A substantial amount of time has been spent identifying,
analyzing and clarifying design related issues. Detailed
site plans and elevations have not been completed due to
the fact that the major tenants have not been established
yet. Without knowing the exact needs of the major
tenants, it is not possible to develop a specific site
plan at this time. However, a conceptual site plan
(Exhibit D) has been developed which identifies the
general location of the building, pads,. parking, internal
circulation, and access points, as well as establishing
a maximum development of 198,200 square feet of building
space and 991 parking spaces (5 spaces per 1,000 square
feet of building space). Two potential site plans
(Exhibits E and F) have been produced to illustrate
specific site plans which could result depending on the
size and needs of the major tenants.
In addition, a design guideline booklet has been
developed to define the project's architecture and
parameters for development of the specific site plan once
the anchor tenants are identified. The design guidelines
will be revised when the major tenants are established
and a specific site plan is completed. Major design
issues which have been discussed include providing a
strong pedestrian link to the trolley station, access,
landscaping along Palomar Street, Broadway and within the
parking area, and providing features to break up the
linearity of the site and building.
Environmental Review Process
A Draft Environmental Impact Report (EZR) has been
prepared to analyze the potential environmental impacts
related to the expanded Palomar Trolley Center project.
The Draft EIR was distributed for public review on
September 16 and the public review period will end on
November 6 at a Planning Commission hearing at which they
will accept any comments on the Draft EIR. The Draft EIR
does not identify any significant, unmitigable impacts
associated with project implementation. A summary of the
Page ~
findings of the Draft EIR are provided below and are
categorized based on the level of significance.
a. Unavoidable Significant Environmental Imtiacts
The Draft EIR does not identify any unavoidable
significant environmental impacts resulting from the
proposed project.
b. S1Qrilf Kant F.nvirnnmcntal Tmnnntc +~~~ -~_ ~_
i. Land Use
The expanded project is inconsistent with the existing
industrial zoning and designation for three acres. A
general plan amendment (to change the land use
designation of 2 acres of research and limited industrial
and 1 acre of institutional to mercantile and office
commercial) and a rezone from limited industrial (I-L-P)
to central-commercial (C-C-P) is being processed as part
of the expanded project to resolve the inconsistencies.
The remaining 15.2 acres is already zoned and designated
for commercial use.
ii. Enerav
The proposed project will increase electricity
consumption 132.8$ and natural gas consumption 157.1
above that consumed by existing on-site development.
However, energy consumption of the proposed project is
less than what would occur under development of the
project site according to the Montgomery Specific Plan.
Therefore, this impact is considered to be less
significant because SDG&E has necessary facilities to
provide the service. As mitigation measures, the
developer shall implement energy conservation measures
into construction and adhere to Energy Commission
standards in construction.
iii. Utilities
Water consumption and sewage and solid waste generation
from the proposed project will use 257$ more water and
generate 303$ more sewage and 191.8 solid waste
generation than existing development. However,
development in conformance with the Montgomery Specific
Plan would use an additional 118.2$ more water and
generate and additional 5$ more sewage and an additional
60$ more solid waste compared to the proposed project.
The Draft EIR identifies specific measures that the
Page 5
developer must comply with which will mitigate impacts to
a level less than significant.
iv. Transportation
The traffic analysis prepared as part of the EIR
concludes that three intersections are significantly
impacted by traffic generated by the proposed project.
These intersections include the project/Palomar Street,
Broadway/Palomar Street, and Broadway/Main Street.
However, with implementation of the mitigation measures
identified in the EIR, traffic impacts will be reduced to
below a level of significance and project area
intersections will operate at acceptable levels of
service and roadways will adequately accommodate
projected future traffic volumes.
As part of the traffic analysis, a traffic signal timing
progression analysis was completed for four alternatives.
These alternatives include:
Alternative 1 - retain the existing signal of the
trolley station and do not add any
new traffic
signals.
Alternative 2 - relocate the existing trolley
station signal approximately 200
feet to the east.
Alternative 3 - relocate the existing trolley
station signal mid-block.
Alternative 4 - (proposed project) retain the
existing signal at the trolley
station and add a new midblock
signal.
Of the four alternatives, alternative 2 has the highest
performance rating under future conditions with the
project generated traffic. However, this alternative
creates circulation problems for the trolley station and
existing shopping center north of Palomar Street as a
result of eliminating the existing traffic signal at the
entrance to the trolley station. In addition, it does
not meet the design objectives of the project to provide
a signalized intersection at the central access point to
the center, thereby creating onsite circulation problems.
The combination of these effects discount the high rating
of this alternative.
Page 6
The alternative that ranks with the second highest score
was Alternative 4 (the proposed project) which retains
the existing signal at the trolley station entrance and
adds a new signal at the approximate midpoint between the
two existing signals at the trolley station entrance on
Palomar Street and at the intersection of
Palomar/Broadway Streets. The signal analysis concludes
that the installation of the mid-block signal can occur
with a minimal amount of impact to future traffic flow
along Palomar Street. Furthermore, with proper signal
timing plans implemented along the Palomar Street
arterial signal system, high quality traffic flow
characteristics and levels of service can be achieved.
It should be noted that improvements to the Palomar/I-805
interchange are scheduled for completion by 1993 under
the City's Capitol Improvement Program. These
interchange improvements will be completed prior to
project completion.
v. Community Infrastructure - Schools
Additional school children could be generated by the
project and would enter schools currently over crowded
because of a lack of classroom space. The developer will
be required to pay school fees to off-set costs or be
annexed to CDF #5 to allow use of Mello Roos financing.
This will reduce impacts to a level less than
significant.
c. Environmental Impacts that are Considered Adverse
but less than Significant
i. Drainage
Increased runoff from the project site will increase
flows to off-site drainage facilities by approximately
6$. The developer will be responsible for off-site
drainage improvements, if necessary, and based on the
amount of additional flows generated by the project. The
project shall incorporate into the site design any of the
flow reduction measures outlined in the Dudek Study which
are feasible, if such flow reductions are deemed
necessary by the City of Chula Vista Engineering
Department.
ii. Social Factors
The vacancy rate of neighborhood-serving commercial
retail may be increased from 6.5 ~ to 13.1$ by adding the
87,400 square feet of neighborhood-serving commercial
Page 7
retail to the market area as proposed by the project.
(The remaining 110,800 square feet of the project will be
regional-draw retail.) Potentially adverse impacts can
be mitigated by adherence to the disposition and
development agreement by the Chula Vista Redevelopment
Agency. The Agreement contains a clause restricting the
developer from leasing or selling to tenants or
purchasers greater than 15,000 square feet of floor area
until the Redevelopment Agency has approved the tenant.
The Redevelopment Agency will ensure by the clause that
the impact on neighborhood-serving retail commercial is
minimized. In addition, on-going Redevelopment Agency
activities will work to revitalize existing shopping
centers within the Redevelopment Area boundaries that may
be negatively impacted.
iii. Community Infrastructure -
Implementation of the proposed project will increase
demand for public services such as fire/EMS, police
protection, and recreational facilities within the
project area. The level of service provided by the City
will adhere to the goals and policies outline within the
City's Threshold/Standards Policy to reduce impacts to
these areas.
iv. Human Health
Persons will be exposed to low-level soil contamination
on-site that has occurred from a variety of hazardous
materials, and to above ambient levels of electromagnetic
radiation for short time periods from energy transmission
lines. The developer shall remove underground tanks,
perform soil testing for several possible contaminants,
and remove any contaminated soil from the site as
required. Construction of the linear park shall be
delayed until significance of EMR exposure can be
determined from the EPA report.
v. Aesthetics
Existing viewshed will be changed from vacant land to a
large commercial center. All development guidelines
outlined in the planning concepts for the Palomar Trolley
Center shall be implemented along with applicable
policies contained in the Montgomery Specific Plan.
Page 8
d.
The Draft EIR did not identify any impacts resulting from
the proposed project which were considered to be less
than significant.
6. Tenancy
The SENA stipulates that the project be a high retail
sales tax generating commercial shopping center. The
Agency has the right to approve 65~ of the floor area
users for capacity to generate annual taxable sales level
of $150 per square foot. PSI, through the commercial
real estate firm of Flocke and Avoyer, has been
soliciting tenants who would benefit the project and
satisfy the City/Agency desire for high sales tax
generators. PSI has requested and received Agency
approval of MegaFoods warehouse grocery store and Ross
Stores as two of the anchor tenants for the center.
7. Acauisition of Expansion Parcels and Tenant Selection
Under the SENA between the Agency and PSI, PSI is charged
with the task of attempting to purchase all parcels and
tenant ownerships within the expanded project area. To
date, PSI has made progress and is nearing agreement with
some property owners in the expanded project area.
Contact has been made with all tenants and property
owners on the site, both for notification of Owner
Participation Rights as required under community
development law and to ascertain their willingness to
sell their property to PSI. It is anticipated that these
acquisitions will take place over the next eight to ten
months and that relocations will begin within the next
year. Relocation issues will have to be addressed
jointly by PSI and Agency staff, in the event PSI is
selected as developer of the project.
8. Amenities
The SENA requires the expanded project to either include
or seriously consider several community serving uses:
These include: (a) an on-site daycare center; (b) a
traffic circulation loop which links the MTDB station,
the Trolley Center, and Jayken Way; (c) a linear park
with bike and pedestrian paths in the SDG&E easement; (d)
a high volume entertainment center and (e) a community
center. A discussion of each of these amenities is
provided below:
Paqe 9
a. On-Site Daycare Center
The SENA requires PSI to construct a daycare center
at their sole cost on land adjacent to the trolley
station which is leased or owned by MTDB. This
requirement applies only if an appropriate site is
tendered to PSI by MTDB and a qualified operator
can be retained.
PSI and MTDB have explored the feasibility of an
on-site or adjacent daycare center. Due to the
potential health hazards from electromagnetic
radiation from the high tension lines crossing the
MTDB property, MTDB would not be comfortable with
such a use. As an alternative, PSI has made
substantial progress in identifying a daycare site
across from the Palomar Trolley Station at the
corner of Industrial Boulevard and Ada Street. It
is anticipated that a 3,000 square foot daycare
center, suitable for serving approximately 75
children per day, will be constructed as part of a
small housing development at the corner of Ada
Street and Industrial Boulevard. PSI has
identified a daycare operator that is interested in
providing the daycare service. PSI is facilitating
construction of the daycare center with the
property owner.
b. Traffic Circulation Loop
The expanded plan agreement calls for a traffic
circulation loop which would link the MTDB trolley
station, the project, and Jayken Way. The
intention of this provision was to accommodate
traffic flow between the trolley station and the
center, and to provide alternative northerly travel
from the industrial park on the south through the
project to Palomar Street and Interstate 5.
Bus and auto circulation designs between the
trolley station and the project are being developed
for the project, the exact design of which will be
addressed further in the process. However, at this
point it appears that it would be undesirable to
connect a traffic circulation loop for the project
with Jayken Way for the following reasons:
1. The industrial park to the south, served by
Jayken Way, does not generate heavy traffic.
The northerly traffic from the park can be
accommodated by the existing road system.
Page10
2. Connecting Jayken Way to Palomar Street would
necessitate either taking traffic through the
middle of the commercial center or carrying it
longitudinally through a significant section
of the SDG&E easement to the trolley station.
Neither design is desirable. Taking Jayken
Way through the commercial center would split
the center in a fashion which would be
detrimental to the design of the center and
its circulation of shoppers and which would
create a dangerous interface of pedestrians
and vehicles. Running Jayken Way
longitudinally east/west through the SDG&E
easement would be unacceptable to SDG&E, which
desires to have perpendicular road crossings
of its easements, and might be in conflict
with SDG&E's future plans for upgrading the
load capacity of the transmission structures
in its easement.
The conceptual plans generated by PSI do
provide for a service road along the outside
of the project running parallel to the SDG&E
easement.
c. Linear Park
The SENA calls for PSI to make a good faith effort
to provide a linear park in the SDG&E right-of-way
to the south of the project, with bike and
pedestrian trails. PSI's architect, James Leary &
Associates, has developed a preliminary design for
a 35-foot-wide linear park including a pedestrian
and bike path and low maintenance, drought
resistant landscaping. PSI has willingly pursued
development of such a park with SDG&E and City
staff.
However, there are two major issues associated with
developing the linear park at the present time.
First, the health effects of electro-magnetic
radiation (EMR) have not yet been defined. The
EIR for the project concludes that exposure to EMR
may be above ambient levels and could represent a
potential health risk, and therefore recommends
delaying construction of the park until after the
EPA study is complete and definitive conclusions
are available. Second, the SDG&E right-of-way is
designated as open space/special study area and
SDG&E has been working with the City to have the
special study completed to determine what areas are
suitable for park use and which are not. As owners
Pagell
of the right-of-way, SDG&E is opposed to use of
this segment of their right-of-way for park use.
The linear park as proposed may conflict with
SDG&E's need to build future facilities within the
right-of-way. SDG&E is interested in using this
portion of their right-of-way for revenue
generation since limited portions of their rights-
of-way are suitable for such purposes. It is City
staff's opinion that development of a linear park
should be deferred until the EPA study is completed
and the environmental hazards of electromagnetic
radiation are known and also until the special
study for the SDG&E right-of-way is completed.
d. High Volume Entertainment Center
The expanded plan agreement requires the inclusion
of a high volume entertainment center in the
project if parking is available in the SDG&E
easement. Initial PSI conceptual site plans have
included a 48,000 square foot bowling alley in the
center, supported by 200 parking spaces in the
SDG&E easement. However, Brunswick Lanes has now
completed its new bowling facility in the Rancho
del Rey Industrial Park and is no longer interested
in the project site. Other bowling alley companies
are not as strong financially and are now deterred
by the presence of the Brunswick Lanes facility in
Rancho del Rey. A multiplex theater has also been
contemplated, again with parking in the easement.
However, none of the main theater operators are
interested in the project because of the number of
existing and proposed theaters in the vicinity. A
10-plex theater will be included as part of the
Chula Vista Mall Expansion. A relocation site for
the roller rink has already been identified on "L"
Street. A major problem associated with an
entertainment use that lenders are unwilling to
finance shopping centers with a major entertainment
use that ties up parking spaces for a long period
of time while not contributing to the synergism of
the shopping center.
Staff is also concerned about two issues related to
an entertainment use on-site: loss of taxable
sales square footage and availability of parking.
The narrow configuration of the project site makes
it difficult to provide optimum space for large
volume retailers needing 50,000 to 100,000 square
feet and ample convenient parking. This
necessitates siting such uses at the west end of
the project where the property depth is greatest.
Pagei2
An entertainment center would have similar site
needs and would therefore significantly diminish
opportunities to place large volume tenants, while
yielding substantially less sales tax revenue to
the City.
The obligation to provide an entertainment center
is predicated on obtaining parking to serve it in
the SDG&E easement, which from preliminary
indications is possible. But two problems arise.
First the parking license with SDG&E is subject to
60-day cancellation unilaterally by SDG&E at any
time, the result of which would be an under -parked
commercial center. Second, the inclusion of
commercial parking in the SDG&E easement would be
inconsistent with the Montgomery Specific Plan
which designates the easement as open space and
would probably obviate any future usefulness of the
easement as public park. As an alternative,
including the entertainment center parking in the
center proper would further erode the available
square footage for retail sales uses. No final
decision has been made regarding the provision of
entertainment uses within the project.
e. Community Center
The idea of some kind of community meeting space
being provided in the center has been preliminarily
proposed by Pacific Scene, Inc. Such a space is
envisioned as 1,000 to 2,000 square feet of space
that would be available for the use of community
groups on an as-needed basis. However, it is
unclear how useful this amount of space would
actually be to the community. Agency staff has
contacted the Library and Police Departments, both
of which indicated they would not be able to use or
staff this amount of space in the shopping center.
Community groups in the Montgomery area already
have use of the Lauderbach Community Center and
other small meeting space areas in addition to City
facilities.
f. Oranae and 4th Librarv Site
It has been preliminarily proposed that in lieu of
providing other amenities, the developer would make
some contribution to the development of an
amphitheater or community performance center that
may be located adjacent to the library at 4th and
Orange. This alternative contribution by the
Page13
developer is currently being investigated by City
staff.
9. Amending the Southwest Redevelopment Project Area
Boundaries
Amendment #1 to the Southwest Redevelopment Project Area
was completed on July 19, 1991. This resulted in all
property within the expanded Palomar Trolley Center
project being included in the Project Area.
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LOW-MED. DENS. RES.(3-8 du/ac)
MED. DENS. RES.(6-t t du/ac)
HIGH DENS. RE S.(13-26 du/ac)
NIGH DENS. RES.(18-27 du/ae)
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GPA 91-04
CHANGE FROM "RESEARCH & LWIfTED INDUSTRIAL` AND
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MERCANTILE d OFF. COMM. ~ AREA TO BE CHANGED
THOROUGHFARE COMM.
100
RETAIL COMM. ~ PARKS 8 OPEN
SPACE 0 400
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EXHIBIT B
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EXISTNO GENERAL PLAN DESIGNATION! RESEARCH 6 LIMITED WUSTRIAL ~ u~ 400,
LETTIERI-McINTYRE AND ASSOCIATES
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