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Home My WebLink AboutCVRC Agenda Packet 2006/07/13 '''. p,~~ .. CORPORATION CIWLA VISTA ',;' Pi :t ,'. I.; :..') ( ;. Ii,:' ! }, ~. ,." 'i ( h.,i;..:! " I' !.~'~:<'i ~ ~ ~ ,I ." If ~ \ : REGULAR MEETING OF THE CHULA VISTA REDEVELOPMENT CORPORATION (CVRC) MEETING JOINTLY WITH THE REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA Thursday, July 13, 2006, 6:00 p.m. COUNCIL CHAMBERS 276 FOURTH AVENUE CHULA VISTA, CA 91910 :~ '" , CALL TO ORDER ~ [1 CVRC ROLL CALL Board Members Castaneda, Chavez, Desrochers, Lewis, McCann, Paul, Rindone, Rooney and Chairman Padilla ~ , ~ ~ n REDEVELOPMENT AGENCY ROLL CALL Agency Members Castaneda, Chavez, McCann, Rindone, and Chair Padilla PLEDGE OF ALLEGIANCE, MOMENT OF SILENCE CONSENT CALENDAR (Item 1) 1. APPROVAL OF MINUTES Staff Recommendation: That the CVRC approve the minutes of June 22, 2006. ~ PUBLIC COMMENTS PUBLIC HEARINGS 2. CONSIDERATION OF DESIGN REVIEW APPLICATION (DRC-05-50) AND OWNER PARTICIPATION AGREEMENT FOR EXTERIOR AND INTERIOR TENANT IMPROVEMENTS TO MODIFY AN EXISTING STRUCTURE LOCATED AT 320 THIRD AVENUE FOR THE OPERATION OF A NEW FITNESS HEALTH CLUB 2. Continued On May 25, 2006, the CVRC reviewed the proposed exterior and interior tenant modifications to an existing structure located at 320 Third Avenue for the purpose of opening a 24 Hour Fitness Center. Based on concerns raised regarding the proposed exterior facade changes, the CVRC requested that the applicant meet with community representatives, including the Third Avenue Village Association, Town Centre PAC, and community organizations to consider their design input. Based upon the community input the applicant has incorporated a number of design element changes. Staff Recommendation: The CVRC adopt the following resolution: RESOLUTION OF THE CHULA VISTA REDEVELOPMENT CORPORATION RECOMMENDING THAT THE REDEVELOPMENT AGENCY (1) APPROVE DESIGN REVIEW PERMIT (DRC-05-50); AND (2) ADOPT AN OWNER PARTICIPATION AGREEMENT FOR EXTERIOR AND INTERIOR TENANT IMPROVEMENTS TO MODIFY AN EXISTING 25,742 SQUARE-FOOT STRUCTURE LOCATED AT 320 THIRD AVENUE FOR THE OPERATION OF A NEW ATHLETIC FITNESS HEALTH CLUB (FANCHER DEVELOPMENT SERVICES) 3. CONSIDERATION OF THE CLOSURE OF THE 45-DAY PUBLIC REVIEW PERIOD FOR THE DRAFT ENVIRONMENTAL IMPACT REPORT (EIR-06-01) FOR THE CITY OF CHULA VISTA'S DRAFT URBAN CORE SPECIFIC PLAN On May 30, 2006, a Notice of Completion was filed with the State Clearinghouse and a Notice of Availability was distributed and posted pursuant to the California Environmental Quality Act allowing the City to begin the formal process of requesting comments on Draft Environmental Impact Report 06-01 for the City of Chula Vista's Draft Urban Core Specific Plan. Staff Recommendation: The CVRC: a. ACCEPT ORAL COMMENTS ON THE DRAFT UCSP EIR FOR WRITTEN RESPONSE BY CITY STAFF IN THE FINAL EIR; AND b. UPON RECEIPT OF ORAL TESTIMONY, CLOSE THE 45-DAY PUBLIC REVIEW AND COMMENT PERIOD. ACTION ITEMS 4. CONSIDERATION OF EXCLUSIVE NEGOTIATING AGREEMENT AND FINANCIAL ASSISTANCE FOR AN AFFORDABLE RENTAL HOUSING DEVELOPMENT WITHIN THE MERGED REDEVELOPMENT AREA - (Continued from the meeting of June 22, 2006) Page 2 of 5 CVRC - Agenda - 07/13/06 4. Continued Wakeland Housing and Development Corporation is interested in developing an affordable, family rental project on the former Tower Lodge Motel site located at 1151 Broadway. Currently vacant, the former Tower Lodge Motel, represents an opportunity to remove an existing blighted property and the provision of new housing opportunities for predominately very low income households. In order to determine the feasibility of this project, staff is proposing financial assistance in the form of a predevelopment loan. The Agency is requested to consider a Predevelopment Loan Agreement for $200,000. Staff Recommendation: The CVRC adopt the following resolutions (4.a.) and (4.b.): a. RESOLUTION OF THE CHULA VISTA REDEVElOPMENT CORPORATION APPROVING AN EXCLUSIVE NEGOTIATING AGREEMENT BETWEEN THE REDEVElOPMENT AGENCY AND WAKELAND HOUSING AND DEVElOPMENT CORPORATION REGARDING THE POTENTIAL DEVELOPMENT OF A REAL ESTATE PROJECT LOCATED AT 1501 BROADWAY IN THE CITY OF CHULA VISTA b. RESOLUTION OF THE CHULA VISTA REDEVElOPMENT CORPORATION RECOMMENDING [A] APPROVAL OF A PREDEVElOPMENT LOAN AGREEMENT BY AND BETWEEN THE REDEVElOPMENT AGENCY AND WAKELAND HOUSING AND DEVELOPMENT CORPORATION FOR THE DEVElOPMENT OF AN AFFORDABLE RENTAL HOUSING DEVElOPMENT TO BE LOCATED AT 1501 BROADWAY IN THE CITY OF CHULA VISTA AND AUTHORIZING THE CHAIRMAN OF THE REDEVELOPMENT AGENCY TO EXECUTE SAID AGREEMENT; AND [B] APPROPRIATION OF $200,000 FROM THE UNAPPROPRIATED BALANCE IN THE LOW AND MODERATE INCOME HOUSING FUND FOR SAID PREDEVElOPMENT LOAN TO WAKELAND HOUSING AND DEVElOPMENT CORPORATION The Redevelopment Agency adopt resolution (4.c.): c. RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA APPROVING [A] A PREDEVElOPMENT LOAN AGREEMENT BY AND BETWEEN THE REDEVElOPMENT AGENCY AND WAKELAND HOUSING AND DEVElOPMENT CORPORATION FOR THE DEVElOPMENT AND OPERATION OF AN AFFORDABLE RENTAL HOUSING DEVElOPMENT TO BE LOCATED AT 1501 BROADWAY IN THE CITY OF CHULA VISTA AND AUTHORIZING THE CHAIRMAN OF THE REDEVElOPMENT AGENCY TO EXECUTE SAID AGREEMENT; AND Page 3 of 5 CVRC - Agenda - 07/13/06 4. Continued [B) APPROPRIATION OF $200,000 FROM THE UNAPPROPRIATED BALANCE IN THE LOW AND MODERATE INCOME HOUSING FUND FOR THE PREDEVElOPMENT LOAN TO WAKELAND HOUSING AND DEVElOPMENT CORPORATION 5. CONSIDERATION OF RULES AND PROCEDURES FOR THE FORMATION AND OPERATION OF THE CVRC REDEVELOPMENT ADVISORY COMMITTEE ("RAC") On June 22, 2006, the CVRC approved the procedural framework for CVRC project review and established the Redevelopment Advisory Committee (RAC) model to serve as the appropriate vehicle for facilitating public participation within the CVRC process. As part of that action, the Board and public held significant dialogue about the details of the RAe, including composition and operations, and directed staff to return with more specific procedures for forming and operating the RAe. This report summarizes the key elements of the Rules and Procedures for the Formation and Operation of the RAe. Staff Recommendation: The CVRC adopt the following resolutions: a. RESOLUTION OF THE CHULA VISTA REDEVELOPMENT CORPORATION CREATING A REDEVELOPMENT ADVISORY COMMITTEE AND ADOPTING THE RULES AND PROCEDURES FOR THE FORMATION AND OPERATION OF SUCH COMMITTEE b. RESOLUTION OF THE CHULA VISTA REDEVELOPMENT CORPORATION APPOINTING THE INITIAL MEMBER ORGANIZATIONS TO THE REDEVELOPMENT ADVISORY COMMITTEE 6. CHIEF EXECUTIVE OFFICER'S REPORTS 7. CHAIRMAN'S REPORTS 8. DIRECTORS' COMMENTS ClOSED SESSION Announcements of actions taken in Closed Session shall be made available by noon on Friday following the CVRC Meeting at the City Attorney's office in accordance with the Ralph M. Brown Act (Government Code 54957.7) Page 4 of 5 CVRC - Agenda - 07/13/06 9. PUBLIC EMPLOYEE APPOINTMENT PURSUANT TO GOVERNMENT CODE 54957(b). Recruitment/selection of Chief Executive Officer of the Chula Vista Redevelopment Corporation. ADJOURNMENT The Chula Vista Redevelopment Corporation will adjourn to its next regularly scheduled meeting on July 27, 2006, at 6:00 p.m. The Redevelopment Agency will adjourn to its next regularly scheduled meeting on July 18, 2006, at 6:00 p.m. In compliance with the AMERICANS WITH DISABILITIES ACT The Chula Vista Redevelopment Corporation requests individuals who require special accommodations to access, attend, and/or participate in a CVRC meeting, activity, or service request such accommodation at least forty-eight hours in advance for meetings and five days for scheduled services and activities. Please contact the Community Development Department for specific information at (619) 691-5047, or Telecommunications Devices for the Deaf (TOO) at (619) 585-5655. California Relay Service is also available for the hearing impaired. Page 5 of 5 CVRC - Agenda - 07/13/06 . .. CORPORi\TIOi'\ (HI!LA \1151,\ CVRC Board Staff Report - Page 1 Item No. 2 DATE: July 13, 2006 FROM: CVRC Board Directors d Jim Thomson, Interim Chief Executive Officer' If "IX'" Ann Hix, Acting Director of Community Development~\ Mary Ladiana, Planning Manag~~ Public Hearing: Consideration of Design Review Application (DRC-05-50) and Owner Participation Agreement for exterior and interior tenant improvements to modify an existing structure located at 320 Third Avenue for the operation of a new fitness health club. TO: VIA: SUBJECT: Project Area: Town Centre I Redevelopment Project Area Agreement: Design Review Permit and Owner Participation Agreement Developer: Fancher Development Services Project Site: 320 Third Avenue Project Type: Commercial Project Description: Fitness Health Club The following report is an update to the attached staff report (Attachment A) provided to the CVRC at their May 25th Board meeting and summarizes the events and design changes that have occurred since that time. The analysis included in the previous staff report (Attachment A) is thereby supplemented with this update. On May 25, 2006, a design review application (DRC 05-05) and Owner Participation Agreement (OPA) for the proposed 24-Hour Fitness Center was presented to the CVRC Board for review and recommendation to the Redevelopment Agency. The project consists of tenant improvements and exterior fa<;:ade changes to an existing commercial building located at 320 Third Avenue. The design review plan presented to the CVRC represented modifications to the exterior fa<;:ade and plaza originally submitted by the applicant in April 2005. The applicant had incorporated some of the design changes (Exhibit A) recommended by staff in the design review comment letter dated October 25, 2005 (Attachment B), 2 -1 Staff Report - Item No.2 July 13, 2006 Page 2 However, based on public input regarding design concerns, the CVRC Board continued the item and requested that the applicant present the current tenant improvement design to the following organizations: the Third Avenue Village Association (TAVA) Board and Design Sub-Committee and the Town Centre PAC (TCPAC). In addition, Crossroads II and the Northwest Civic Association (NWCA) requested that the applicant present the design to their groups. On June 14, 2006, the applicant met with members of the aforementioned groups to discuss the current design. However, since the TCPAC does not have a quorum the applicant was unable to present the design to the TCPAC. The TAVA Board and Design Subcommittee met at the Community Congregational Church. A list of attendees is included in the meeting notes (Attachment B). Following the TAVA meeting, the applicant met with members from Crossroads II and NWCA at Stella's on Third Avenue. The following summarizes the major comments made in both of the meetings: · Make an effort to break up the building's mass and scale by creatively identifying individual storefronts · Redesign the plaza to include a quality piece of art . Remove the glass roof from the facade · Use building materials that reflect the historical downtown area . Have the architecture reflect an Art Deco design. · Design the street furniture according to the draft Urban Core Specific Plan Design Guidelines At the end of the TAVA Board and Design Sub-Committee meeting, a resolution was passed which requested that the applicant work with the design committee to create a new facade design that is responsive to the community's desire for an attractive destination point in the downtown urban core. Crossroads II and NWCA also approved this resolution, with a few modification regarding sustainability and landscape materials. The June 14, 2006 meeting notes and statement of the joint resolution are attached (Attachment C). The applicant agreed to create several new design concepts that were responsive to the design suggestions and forward them to the TAVA Board and Design Sub-Committee as well as Crossroads II and NWCA. Since the June 14th meeting, the applicant has made several revisions to design and sent the revised design concepts (via e-mail) to members of the TAVA Board and Design Sub-Committee, Crossroads II and NWCA. Input was gathered on the initial changes and two subsequent iterations were routed for review and comment. Exhibit B shows the progression of design changes that have occurred over the last month. 2-2 Staff Report - Item No.2 July 13, 2006 Page 3 The final design, as proposed by the applicant, was reviewed by the TAVA Board on July 5, 2006 and approved by the TAVA Board. The new design has incorporated recommendations made by the T A V A Board, Crossroads II and NWCA. Some of the more significant design element changes include: · Glass roof removed to reduce the amount of storefront glazing . Building's bulk reduced by creating individual storefronts through structured elements, enhanced color contrasts, and various colored awnings · Existing exposed cylindrical gray concrete columns hidden within the exterior plaster finish walls · Addition of canvas awnings and lighting create a retail oriented scale . Main entry further enhanced using textured plaster portal · Varied roofline parapet heights incorporate Art Deco design elements and allow each storefront to have individual identity . Colors and materials (e.g. tile accent, lighting) better reflect surrounding buildings · Plaza area will include enhanced paving and retain existing trees, and details regarding plaza elements (street furniture, public art vs. water feature) will be postponed pending completion of the Third Avenue Streetscape Master Plan. This item will be incorporated as a condition of approval in the Owner Participation Agreement. RECOMMEN DATION That the CVRC recommend approval to the Redevelopment Agency of a resolution approving Design Review Permit (DRC-Os-sO) and the attached Owner Participation Agreement. EXHIBITS: A. Design Elevations April 2005 and May 2006 B. Redesign Iterations June 2006 ATTACHMENTS: ~ A. CVRC Staff Report dated May 25, 2006 B. Initial Design Letter C. Third Avenue Village Association Meeting Notes PREPARED BY: Frank R. Alvarez, Community Development Specialist II 2-3 EXHIBIT A - -~ - - _-L' - - ---r- ----=-=-=~ . ....;---ill: rrT-r::!JI''' "'- +----@ Ci-----"- ~'J - .--- . ftr rmRlDRFIfY/,TIDN5KFYNGTF, :TIm__,... 'IJ~--""'-"'" IJm......."'" [OJ ~....._--- [J~_..,.._..... [D ~......fW!I""" ITJ~--- IT] m...._ [Dm__ ~ m___ []M__.....__ @] ~-'- ~ ~..;;;;m;;...::.; 'J!jM'U" J!)m""''' EI M"_ :ill m...~... 5outhEI~vation ......+ ~~l....-- r"-- ~ I ~\2L'/I!rn; -~..--..""".......... ::-..,;a=......= =:.'~.::""'..... ~"':::=~...:;'-.."":.:,, ""'........-....- .......- ~ ____ilif-u,.+ -----~ --~ ~ , m ~ 2.-----> .I.----m =- (.-, ..~_I\':- W~5tEI~l'atlon :!iJ,.':___ W-i A-4 ~~--_._- , __Do ~ j ~:.- .:-:=::';.';;:. .,;..---.....:: ExtMior EI~vation5 --.-- Original Design April 14, 2005 FRONT ELEVATION A14FITnESS ... ACTIVE .":'::.: CVRC Design May 25, 2006 2-4 EXHIBIT B E x T E R ) Co R E LEv A T I Co t< S -FITness ........ ACllt'l .. Preliminary Design June 20, 2006 EXTERIOR ELEVATIONS -FITness ..... AI-'IIffl . ,. ~ ~ Preliminary Design June 29, 2006 2-5 . ATTACHMENT A .. .. KED E\/ELOF tV! Et'~T CORPORATION CHULA VISTA CVRC Board Staff Report - Page 1 Item No. 5 DATE: May 25, 2006 FROM: CVRC Board Directors Dana M. Smith, Secretary ~~ David D. Rowlands, Jr., Chief Executive Officer 1f j.c Jl~ TO: VIA: SUBJECT: Public Hearing: Consideration of Design Review Application (DRC-OS-SO) and Owner Participation Agreement for exterior and interior tenant improvements to modify an existing structure located at 320 Third Avenue for the operation of a new fitness health club. Project Area: Town Centre I Redevelopment Project Area Agreement: Design Review Permit and Owner Participation Agreement Developer: Fancher Development Services Project Site: 320 Third Avenue Project Type: Commercial Project Description: 320 Third Avenue BACKGROUND: The applicant, Fracher Development Services, has filed a Design Review application to perform exterior and interior tenant modifications to the existing structure located at 320 Third Avenue for the purpose of opening a fitness health club; specifically, a 24 Hour Fitness center (see Attachments 1 and 2). The structure, built in 1983, was previously occupied by the CinemaStar Theater and has been vacant for over five years. The project site is located within the Vowne Centre I Redevelopment Project Area and an Owner Participation Agreement (OPA) is required from the applicant. The Town Centre I Land Use Policy, as amended by the Redevelopment Agency in January 2002, and the Town Centre Design Manual procedurally govern development proposals for the Town Centre I Redevelopment Project Area. The Chula Vista Redevelopment Corporation (CVRC) is generally the final authority for consideration of the Design Review application; however, because the subject project has an associated OPA, which requires ::s- I 2-6 . - Staff Report - Item No.5 Page 2 approval by the Redevelopment Agency, the CYRC will consider both Design Review and OPA before forwarding a recommendation to the Redevelopment Agency as the final decision-making authority. The Environmental Review Coordinator has reviewed the proposed project for compliance with the California Environmental Quality Act and has determined that the project qualifies for a Class 1 (existing facilities) categorical exemption pursuant to Section 15301 of the State CEQA Guidelines. Thus, no further environmental review is necessary. RECOMMEN DATION: That the CYRC recommend approval to the Redevelopment Agency a resolution approving Design Review Permit (DRC-Os-sO) and the attached Owner Participation Agreement. DISCUSSION: Proposal The applicant proposes the construction of exterior and interior tenant improvements of a currently vacant structure for operation of a new 24 Hour Fitness health cI ub. The proposed fitness center will encompass approximately 25,742 square feet (see Attachment 3). The existing vacant retail uses along Third Avenue will not be included in the square footage of the proposed fitness club. The proposed fitness center will consist of a main gym, free weights area, aerobic room, kid's club and other various uses. The use will be open and accessible to the public twenty-four ~ours a day, seven days a week. The project, as proposed, is consistent with the development standards of the Chula Vista Municipal Code for the Central Business Zone, the guidelines of the Town Centre Design Manual and the Landscape Manual, and the goals and objectives for the Town Centre I Redevelopment Project Area. Project Setting The proposed 24 Hour Fitness is to be located in the vacant CinemaStar theater building that was built in 1983. The project site is located at 320 Third Avenue within the Towne Centre I Redevelopment Project Area. The property is bounded on the north by existing commercial uses; to the east by Third Avenue with existing commercial uses across the street; to the south by Fuddrucker's Restaurant; and to the west by a parking structure. (see . Attachment 1) . ANALYSIS The proposed use is to be located within an eXisting structure. The project proposes exterior fa~ade and plaza enhancements, and interior tenant improvements. As such, the analysis has principally focused upon the projects' potential to energize and enhance pedestrian activity along Third Avenue as well as provide visual relief from the impact of t3 ., --- 2-7 Staff Report - Item No.5 Page 3 the eXlstmg hardscape. In contrast, traditional analysis of a new structure would emphasize the proposed building's height, bulk and lot coverage. land Use The proposed use of the site for fitness center uses is consistent with the Chula Vista Municipal Code land use classification of the Central Business Zone and the Town Centre I Land Use Policy, both of which allow fitness and health club uses at the proposed project location. Development Standards The development standards do not regulate building height within the Central Business Zone. The height and bulk of the existing structure, however, is compatible with the adjacent buildings in the Chula Vista Town Centre I Redevelopment Area. The project proposes to retain the building height of 28-feet. The project also proposes to retain the existing front, side or rear yard building setbacks although these too are not regulated by the Central Business zone. Desi~n and Architecture Existing exterior building materials visible from the Third Avenue include storefront glazing, glass roofs at the entry, exposed cylindrical concrete columns and a horizontal metal signage band located at the vacant retail storefronts. The proposed 24 Hour Fitness design incorporates materials that will help soften the streetscape as well as help create an active pedestrian atmosphere. The exposed cyl indrical gray concrete columns are being squared off and clad with a simulated "stacked stone" material that is warm in color and complements the architectural portals that are being added to the building. The proposed exterior colors and building materials are in compliance with the guidelines of the Town Centre Design Manual and are consistent with the development standards of the Central Business zone The entry to the building has been relocated from its previous location on the northeastern corner of the building to Third Avenue, and redesigned with a textured plaster portal. A 30-square-foot sign incorporating the company's logo will be located above the portal. A "sense of entry" will be established through the addition of those architectural elements, a reduction in the overall amcrunt of storefront glazing and an entry that faces Third Avenue. (see Attachment 4). A de~orative metal trellis and tiered fountain are proposed for the existing courtyard area, which is located on the northeastern corner of the property. The pavement and paving patterns will also be reconfigured within the courtyard area. Vines will be attached to the trellis and the relaxing sounds from the Spanish-inspired water fountain will enhance the existing courtyard space. The water feature will also provide visual relief from the impact of the existing hardscape. The trellis, which will be visible from Th ird Avenue, wi II enhance the pedestrian scale of the two-story structure. Street furniture and fixtures used in the plaza area will complement those existing in the public .-~ - .3- 2-8 Staff Report - Item No.5 Page 4 right-of-way. Ample seating in both shaded and sunny locations will be provided in the plaza area. Parkin!:, Pedestrian Access and Circulation The proposed project is located within the Downtown Parking District of the Town Centre I Redevelopment Project Area. The district was created to increase density in the downtown area. Uses that are allowed by right, such as the proposed athletic use, and that locate within existing commercial buildings along Third Avenue within this district are considered to have met their parking standard. Therefore, no additional parking spaces are required by the proposed project. The main entrance into the structure will be relocated to the front of the structure facing Third Avenue. Access into the proposed fitness center will be through these relocated front doors. This new entry location will encourage and enhance pedestrian activity along the street. Parking will be available in the in the adjacent public parking structure located to the west of the proposed fitness center. Sidewalks from the public parking structure are located along the northern and southern edges of the structure. Patrons can also park on the surrounding streets. The site is accessible from the north by way of Garrett and F Streets, from the east by Third Avenue and from the west by Center Street. The site is also easily accessible by pedestrians. landscapin!: The courtyard area design has six trees and raised planter boxes that would be removed and replaced with fountain and street furniture. The existing street trees along Third Avenue would remain. Vines would be planted to grow on the proposed metal trellis. The reconstructed planter boxes attached to the existing structure would be replanted. Final landscape and irrigation plans will be required to be reviewed and approved by the City Landscape Planner for compliance with the City Landscape Manual prior to issuance of building permits. Conformance with Desi!:n Manual The proposed project is consistent with the Town Centre Design Manual in terms of Compatibility, Building Fa<;flde and Roof Articulation, Overheads and Awnings, Materials and Colors, Landscape and 'screening (see Attachment 6, pages 2 and 3). CONCLUSION: The proposed project is consistent with the development standards of the Municipal Code for the Central Business Zone, the guidelines of the Town Centre Design Manual, City Design Manual and the Landscape Manual, and the goals and objectives for the Town - d 2-9 ;:) -, Staff Report - Item No.5 Page 5 Centre I Redevelopment Project Area. The proposed design review application is recommended for approval subject to the conditions in the draft resolution. The OPA (see Attachment 5) is also recommended for approval. ATTACHMENTS: A. Locator Map B. Application C. Plans D. Front Elevation E. Draft Owner Participation Agreement PREPARED BY: Frank Alvarez, Community Development Specialist II I I ~ 2- 10 AnACHMENT A ROJECT lOCATION . ~'< \'~~\<. ~ C HULA VISTA PLANNING AND BUILDING DEPARTMENT LOCATOR PROJECT F h D ItS . PROJECT DESCRIPTION: C) APPLICANT: anc er eve opmen j)rvlce,s DESIGN REVIEW 2 - 11 PROJECT 320 Third Avenue :>- ~ Request Proposing 24 Hours Filness in T1 Redevelopment Area. Tenant ADDRESS: improvement off closed theater for new construction and operation SCALE: I FILE NUMBER: ot new health club. NORTH No Scale DRC-05-50 Related cases: IS.05-{)20 - ATTACHMENT B .". ...... P I ann n g & B u I d ng Department Planning Division CITY OF CHUIA VISTA APPLICATION T e of Review Re uested RECEIVED CITY OF CHULA VISTA · DEVELOPMENT PROCESSING . TYPE A Part 1 o Conditional Use Permit (]j Design Review o Variance a .speciai Use Permit (redevelopment area only) o Misc. PLANNING AND 8UI BUILDING 01 A lication Information Applicant Name F'ancher Development Services Applicant Address 1342 Bell Avenue. ,Ste 3K. "Tustin,CA 92780 Contact Name Nin" R"",y Phone (714)258-.1808 Applicant's Interest in Property (If applicant is not the owner, the owner's authorization signature at the end of this form is required to process this request.) Dawn o Rent !XJOther: Authorized Aqent Architect/Agent: STDR Architects Address: 3190 K Airport Loop Dr. Costa Mes. Contact Name: !leI Shotwell Phone: (714)444-1960 Primary contact is: iii Applicant 0 AnchitectlAgent Emailofprimaryc.<!ltact:fandev(ildirecpc.com , General Project Description (all types) Project Name: 24 Hour Fitness ProoosedUse:Health & Fitness Club General Description of Proposed Project: '1'I'>n"nr improvement of closed t;heater for construction and operation of new health club. Has this project received pre-application review comments? IX! Yes (Date:) 0 No Subject Property Information (all types) " ~ Location/Street Address: 320 Third- Avenue. Chula Vista I Assessor's Parcel #: S 6 8 ~ 2 7 0 - 2 2 Total Acreage: . 73 Redevelopment Area (if applicable): Yes General Plan Designation: ...H"'tA ~ Zone Designation: CB Planned Community (if applicable): Redevelopment Area Current land Use: ('R Within Montgomery Specific Plan? 0 Ves 5a No "Proposed Project (all types) Type of use proposed: 0 Residential IZ! Commercial landscape Coverage {% of lot): Ex; st; nq o Industrial 0 Other: Building Coverage (% of lot): B 0 5 % .:5 ::; 2-12 276 Fourth Avenue Chula Vista California Q,Q1n (~,q) ~q1-t;'1n1 ~!~ -r- APPLICATION · DEVELOPMENT PROCESSING . TYPE A Part 2 01Y OF CHULA VISTA Residential Project Summary Type of dwelling unites): Dwelling uni13: N/A Number of lots: PROPOSED EXISTING , Bedroom 2 Bedroom 3+ Bedroom TOTAL Density (DU/acre): " Maximum building height: Minimum l.ot size: Average lot size: Parking Spaces: Required by code: Provided: Type of parking (i .e. size; whether covered. etc.): 'Op,en space des~riptiDn (acres each of private. common, and landscapiryg): Nono"Residential Proiect Summary Grossnoor eree: 25. 742SF Proposed: 25; 742SF E'tisting: 25, 742SF Building Height: 28' Hours of operation (days & hours): 24 hours/7davs a week Anticipateq number of employees: 1 00 Maximum number of employees at anyone time: Number and ages of students/children (if applicable): N/A Seating capacity: N/ A Parking Spaces: Required by code: Provided: Exi 5 ting Typ" of parking (i.e. size; whether covered. etc.): Rxi steiner 25 Parking Parkinq Struc:ture structure and street Parking. Authorization Print applicant name: L ~ , NN",':~ t2( Dale: Applicant Signature: Print owner name.: Dale: Owner Signature" Letter of consent may be provided in lieu of signature. ~ 2 -13 276 Fourth AVf'!nllp. rh"l", \t;..+.. '-'_1:":_ ~. P I ann n g & Building Planning Division I Department Development Processing CIIY OF CHUIA VISfA APPLICATION APPENDIX A Project Description & Justification Project Name: 24 Hour Fitness Applicant Name: Fancher Development Services/Nina Raey Please fully describe the proposed project, any and all construction that may be accomplished as a result of approval of this project, and the project's benefits to yourself, the property, the neighborhood, and the City of Chula Vista. Include any details necessary to adequately explain the scope andlor operation of the proposed project. You may Include any background information and supporting statements regarding the reasons far, or appropriateness of, the applicatIon. Use an addendum sheet if necessary. Far all Conditional Use Permits or Variances, please address the required "findings" as listed in the Application Procedurai Guide. The proposal ~ for tenant improvement of vacant building previously used by a movie theater for construction and operation of a 24 hour fitness health club. The scope also includes removincr of existincr store fronts arid exist doors and replacinq with either new walls or new doors. Removal of existincr roof ecruipment and placement of new roof equipment; clean. repair and paint buildincr to match existinq colors and materials. The health club is proposed to operate 24 hours a day, seven days a week. The health club will h@nefit the community ~y r~~~Ti~in~ h~~l~h ~w~r~nQ~C ~n~ fi~n~~~ ~nrl jnh~ ~n ln~~l 1 1 residents. ~ 2-14 276. Fourth Avenue Chul~ Vista Cali 'ornia 91910 (019)6.91-5101 B u i I din " " Planning Division P ! ann & n " " Department Development Processing CnY OF CHULA VI5fA Disclosure Statement Pursuant to Council Policy 101-01, prior to any action upon matters that will require discretionary action by th,,:,Council, Planning Commission and all other official bodies of the City, a statement of disclosure of certain ownership o'r Rnancial interests, payments, or campaign contributions for a City of Chula Vista election must be Rled. The following infonmation must be disclosed: . < ,. 2. Ust tine names of all persons having a Rnancial interest in the property that is the subject of tine application or the contract, e.g., owner, applicant, contractor, sub'j"ntractor, material supplier. ?/, He",.,.. Ji'i tnAM1 A~artners A~ 'I'An~nt '1'0 Californ:La Uenera.L rar"tnersblp The Subject Property "Owner" & Landlord 3. If any person" identified pursuant to (1) above is a corporation or partnership, list the names of all individuals wit! a $2000 investment in tine business (corponation/partnership) entity. Arnold Schlesinger GPegory Scott ' V Ara Guerin If any person" identified pursuant to (1) above is a non-profIt organization or trust, list tine names of any perso serving as director of the nan-profit organization or as trustee or beneficiary or trustor of tine trust. 4. Please identify every person, including any agents, employees, consultants, or indepeflldent contractors you ha~ assigned to represent you before the City in tinis matter. ~ina Raey, Fancher Development 'P.{ll rI1.'zntl'1T1, ?/I H("",,.. li'i-t.Tlt=!:':\H 5. Arnold Schlesinger Gregory Scott Vera Guerin Has any person" associated with tinis contract had any Rnancial dealings with an official" of tbe City of Chu Vista as it relates to this contract within tine past 12 montins. Yes_ No-X- .). - If Yes, briefly describe the nature of the financial interest the official" may have in this contract. ~ ~ 6. Have you made a ~ontribution of more than $250 within tha past twelve (12) months to a current member of t Chura Vista City Council? No _ Yes A If yes, which Council member? - ...._-~qTG4-~-n..:.nJ;2.C6/~h3/D.. D",..., \-\oJ~ 1;:Jhl,f.oLf ~rrrc-r-.\1n~4~ooo .~ 2 -15 ..,~,. ,.. _ _L ._ __ _ '-1..... 1_ \/: ~.._ 0.10.'" ('(;'0' ",,0' _l:i, a 1 r:.t'_ ~_:... City Of Chula Vista Disclosure Statement - Page 2 7. Have you provided more than $340 (or an item of equivalent value) to an official" of the City of Chuta Vista in the past twelve (12) months? (This includes being a source of income, money to retire a legal debt, gift. loan, etc.) Yes No If Yes, which official- and what was the nature of item provided? Si9~"!.L~ 1r~I'/Ol-f) (5C/-fLes/d6~ Print or type name of Contractor/Applicant . Person is defined as: any individual, finm,l co-partnership, joint venture, .association, social club, fratema organization, corporation, estate, trust, receiver, syndicate, any other county, city, municipality, district, or othel political subdivision, -or any other group or combination acting as a unit. Date: 5't' /0S' - Official includes, but is not limited to: Mayor, Council member, Planning Commissioner, Member of a board commission, or committee of the City, employee, or staff members. I I ~---- .--- ..- .3 _ f-.L.. 2 -16 -, , ... .~__, __4 _....4 ~ o . & 2 ~ ~ l!! Q l! ~] ~ 1~ ~~~ :ii ~ 3 ~ (f) ~ ~ 10.. ~ Q 2' ' ~fgS~~ x iJ)~~~~ii: ., " .s ~l ,. ~ Q ~~~~~~ i i ~ f i i 1_, ~ ]~..... .I::s ! - J t "~':;J H~~ i h~f' !i~iii_~~~J~1~j! ~ .. ~ D o .. ij) ~~ I 1) J 'J' !' I ,H ~ ]1 I ~ JH1 '- lih .2. ;)11 -= J,1I <SO tf':ft :E ~H~~ ~ nIB c ji o I.', t: d2t!! E ~u.! ~nH . ; ~ j ~ j j I I~ Hj, i2d ~ oJ ~ I' i! ! !I . lid!!! !dJ:!!HH .,' -. 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" " " '" 0 " ,. <J) '" " 3: " UJ ... <> -.:: ., I +> ~ {: x . IJJ J 2 - 20 , z 0 - I f- I < > w ~ w f- Z 0 '" "- I' ! \ , " liJ! ilii! .1 ~!:::: ~i:::: ~~ j;;: ~ ~ .:J"'" /-" 2-21 -, ATTACHMENT D . ATTAc:HMENT E OWNER PARTICIPATION AGREEMENT This Agreement is entered into by and between the City of Chula Vista Redevelopment Agency ("Agency") and A VG Partners, a California General Partnership ("Developer"). The Agency and Developer agree as follows: I. AGREEMENT PURPOSE AND TERMS A. Purpose of the Al!:reement. The purpose of this Agreement is to (i) effectuate the Redevelopment Plan ("Redevelopment Plan") for the Chula Vista Town Centre Redevelopment Project Area approved and adopted by the City Council of the City ofChula Vista by Ordinance No. 1691 on July 6,1976, ("Project"), by providing for the redevelopment of certain real property (the "Site") which is included within the boundaries of the Project area. The redevelopment of the Site pursuant to this Agreement and the fulfillment generally of this Agreement are in the vital and best interests of the City ofChula Vista ("City") and the health, safety and welfare of its residents, and in accord with the public purposes and provisions of applicable Federal, State and local laws and requirements. B. The Redevelopment Plan. herein. This Agreement is subject to the provisions of the City's Redevelopment Plan as defined c. Terms and Definitions. In addition to those terms defined above, the following terms and definitions shall apply to this Agreement: (l) "Compl~mentary retail use" shall mean and include only businesses that will be compatible with the primary use of the Subject Property as a Fitness Center and encourage pedestrian traffic. Said use shall be one that is allowed in the Commercial Business (CB) zoning district. (2) "Minor chang~" or "Minor Field Changes" means those minor changes that make no subst~tial change in appearance and have no adverse effect on the improvements and are made so as to expedite the construction work in response to field conditions. Changes in exterior design, treatment, building materials, site improvements, landscaping or colors shall under no circumstances be deemed minor changes. Changes that conflict with the terms and conditions of this Agreement shall not be deemed minor changes. (3) The "Subject Property" or "Site" shall mean and include that parcel located at 320 Third Avenue, Chula Vista, California (APN 568-270-22), as further 1 .!J _I ~ 2 _ 22 24 Hour Fitness OPA shown on the attached "Site Map", and as more fully described by attached Exhibit "A". The Site currently contains a Cinema Star Theatre to be redeveloped and improved by Developer for the operation of a fitness center, with related retail uses, pursuant to the terms of this Agreement. n. THE PARTIES A. The Aeencv. The Agency is a public body, corporate and politic, exercising governmental functions and powers and organized and existing under the Cornmunity Redevelopment Law of the State of California (Health and Safety Code section 33000 et seq.) As used in this Agreement, "Agency" includes the City of Chula Vista and any assignee of or successor to its rights, powers and responsibilities. B. The Develooer. The Developer is the owner in fee of the Site and a nationwide retail developer owning over 20 sports fitness facilities occupied by a sports fitness facility. "Developer" as used in this Agreement shall include A VG Partners, a California General Partnership, and any assignee or successor-in-interest. The qualifications and identity of the Developer are of particular concern to the City and Agency, and it is because of such qualifications and identity that the Agency has entered into this Agreement with Developer. The Developer shall not assign all or any part of this Agreement without the prior written approval of the Agency. 1lI. DEVELOPMENl'OF THE SITE A. Scooe of Develooment. The Site shall be redeveloped, at Developer's sole expense, to convert the existing movie theatre into a sports fitness facility, with complementary retail uses. The Scope of Development shall be that described in attached Exhibit "B" identifying the scope, amount, and quality of the redevelopment of the improvements to be constructed by Developer on the Site pursuant to the terms and conditions of this Agreement. ("Developer Improvement") t Developer shall develop or cause to be developed the Tenant Improvements in accordance with the Scope of Development, subjectto any and all applicable laws, codes, regulations and policies, including all applicable Federal and State labor standards. Within thirty (30) days of obtaining all necessary governmental permits and approvals, Developer shall commence development and construction of the Site in a manner that allows the operation of the fitness facility. Developer and its consultants shall have discretion to determine the manner and methods in which the Site is developed and improved within the terms and conditions of 2 ~_(~ 2-23 24 Hour Fitness OP A -------;< this Agreement and all applicable laws and regulations in effect as of the date of this Agreement. Developer shall have no obligation to develop and improve the Site Wltil it has obtained legal possession and ownership of it. B. Land Use Approvals. The parties recognize that the Subject Property is located in the Towne Centre Redevelopment Project Area. It has a General Plan Land Use designation of Mixed-Use Residential (MUR) and is zoned Commercial Business (CB). Applicable land use controls permit the development of the Site as proposed in accordance with the provisions of this Agreement. Developer acknowledges that execution of this Agreement by the Agency and approvals of plans hereunder do not constitute approval by the City or any of its boards or commissions of the land use approvals required for the proposed redevelopment of the Site. In no way is the City's discretion limited in the permit and approval process except as expressed herein. Before commencement of the construction of the Developer Improvements, the Developer shall, at its own expense, secure or cause to be secured any and all permits which may be required by any other governmental agency with jurisdiction over such construction, including, without limitation, building permits. The staff of the Agency will, without obligation to incur liability or expense therefor, use its best efforts to expedite the City's issuance of building permits for construction and certificates of occupancy that meet the requirements of the City Municipal Code, and all other applicable laws and regulations. Developer recognizes that the restrictions in this Agreement requiring the retail space to be limited to uses that are complimentary to the Fitness Center is a condition of this Agreement. Retail uses that are not complimentary to the Fitness Center including any office uses shall not be allowed on the Subject Property for the duration qfthe Agreement even if those uses are allowed within the CB Zone. Developer acknowledges Agency's desire to create an active Towne Center emphasizing pedestrian traffic and associated retail uses. Therefore, uses without walk-in customer traffic shall not be allowed on the Subject Property for the duration of the Agreement. All proposed complementary retail uses must be pre-approved by the Agency. C. Cost of Construction and DeveloDment. The entire cost of developing and improving the Site and of constructing all improvements thereon shall be borne solely by Developer except for work expressly set forth in this Agreement to be performed or paid for by the Agency or others. ~ D. Use of the Site. ~ Developer covenants and agrees for itself, its successors, its assigns, and every successor in interest that for a period of at least Ten (10) years, Developer shall devote the Site (or any part thereof) to the use of a fitness facility, and such other uses as expressly allowed by Agency. Agency shall take no action to prevent or interfere with Developer's ownership and operation of the fitness facility at the Site. The foregoing covenant shall run with the land 3 .~ 2-24 24 Hour Fitness OP A E. Insurance and Indemnitv. 1. Bodily Injury and Property Damage Insurance. Prior to the commencement of construction of the Developer Improvements on the Property and throughout the term of Construction, the Developer shall obtain and maintain, or shall cause its contractor or contractors to obtain and maintain a policy of general commercial liability insurance which shall include blanket contractual coverage, and shall have limits of not less than Two Million Dollars ($2,000,000.00) per occurrence, and if a policy form with a general aggregate limit is used or provided, the aggregate limit shall be not less than twice the per occurrence limit. The Agency, the City and their respective officers, employees, agents, and consultants shall be named as additional insureds under the policy. Said insurance shall cover comprehensive general liability, including, without limitation, automobile liability covering owned, nonowned and hired vehicles; contractor liability; subcontractor liability; premises-operations; explosion and collapse; and broad form property damage and personal injury. Any and all insurance policies required hereunder shall be obtained trom companies rated at least "A:VI" or better in Best's Insurance Guide. All of said insurance policies shall provide that they may not be cancelled, non-renewed, reduced in coverage or amount or otherwise altered unless the Agency and the City receive written notice thereof at least thirty (30) calendar days prior to the effective date of such cancellation, reduction or alteration. Any and all insurance obtained by the Developer hereunder shall be and shall state in an endorsement that it is primary to any and all insurance which the Agency and/or City may otherwise carry, including self insurance, which Agency and City insurance for all purposes of this Agreement shall be separate and apart trom the insurance provided under this Agreement. Any and all insurance required hereunder shall be maintained and kept in force until the City has issued the Certificate of Occupancy with respect to the Developer Improvements. The Developer shall furnish an endorsement(s) of insurance countersigned by an authorized agent of the insurance carrier on a form of the insurance carrier evidencing and/or effecting the requirements herein and/or the changes to the Developer's policy to effect such conformity and setting forth the general provisions Of the insurance coverage, and an endorsement that shall name the City and the Agency and their respective officers, boards, agents, employees, and consultants as additional insureds under the policy with respect to this Agreement. The endorsement by the insurance carrier shall contain a statement of obligation on the part of the issuing agent or carrier to notify the City and the Agency of any material reduction, cancellation, or non-renewal of the coverage at least thirty (30) days in advance of the effective date of any such material change, or non-renewal. Not less than fifteen (15) days prior to the expiration date of any policy of insurance required by this Section, Dev~loper shall cause to be delivered to Agency a binder or certificate of insurance with respect to each renewal or new policy, bearing a notation evidencing payment of the premium therefor, or other proof of payment reasonably satisfactory to the Agency. In each instance of the provision of insurance, certified duplicate copies of the policy( s) or renewal policy( s), as applicable, shall be delivered to the Agency's Executive Director within thirty (30) days of the date of such policy( s). The Developer shall also furnish or cause to be furnished to the Agency evidence satisfactory to the Agency that Developer and any contractor with whom it has contracted for the 4 :$" -:LO 2 - 25 24 Hour Fitness OPA performance of work on the Property or otherwise pursuant to this Agreement carries workers' compensation insurance as required by law. 2. Indemnification. The Developer shall defend, indemnify, assume all responsibility for, and hold the Agency and the City, and their representatives, volunteers, officers, employees, agents, and consultants harmless from any and , all claims, demands, damages, defense costs or liability of any kind or nature relating to any damages to property or injuries to persons, including accidental death (including reasonable attorneys fees and costs), which are in full or in part caused by or arise directly or indirectly out of any acts or omissions of the Developer's activities in connection with the Property under this Agreement, whether such activities or performance thereof be by the Developer or by anyone directly or indirectly employed or contracted with by the Developer and whether such damage shall accrue or be discovered before or after termination of this Agreement. Developer shall indemnify, defend and hold harmless Agency from and against any and all claims, liabilities, obligations, costs, with regard to hazardous materials on the Site from and after the date of acquisition of the Site by Developer, regardless of the date of release, spill, or contamination, of or by, hazardous materials. As to any claim or challenge falling under the purview of this Section for which Developer shall indemnify and hold harmless: Developer shall, at City's or Agency's option, either defend the City and/or Agency, or provide the City and/or Agency the cost of reasonable attorneys' fees for an attorney of the City and/or Agency's choosing. IV. EFFECT AND DURATIpN OF COVENANTS Except as otherwise expressly provided herein, the covenants contained in this Agreement shall remain in effect until July 6, 20l6(the termination date of the Redevelopment Plan). The Agency and City are deemed the beneficiaries of the terms and provisions of this Agreement and of the covenants running with the land for and in their own right and for the purposes of protecting the interests of the commurtity and other parties, public or private, in whose favor and for whose benefit this Agreement and the covenants running with the land have been provided. This Agreement and the covenants shall run in favor of the Agency and City without regard to whether the Agency or City has been, remains, or is an owner of any land or interest in the Site of the Project area. The Agency and City t>hall have the right, if this Agreement or the covenants herein are breached, to exercise all right~ and remedies and to maintain any actions or suits at law or in equity or other proper proceedings to enforce the terms of this Agreement and/or the covenants to which it or any other beneficiaries of this Agreement and the covenants may be entitled. V. DEFAULTS, REMEDIES AND TERMINATION 5 .3 -;;&I 2 - 26 24 Hour Fitness OPA A. Defaults - General. Subject to any extensions of time agreed upon in writing, failure or delay by either party to perform any term or provision of this Agreement constitutes a default under this Agreement. The party who so fails or delays must immediately commence to cure, correct, or remedy such failure or delay and shall complete such cure, correction or remedy with reasonable diligence and during any period of curing shall not be in default. The injured party shall give written notice of default to the party in default, specifying the default complained of by the injured party. The injured party may not constitute a proceeding in default until fifteen (15) days after giving such notice. Any failure or delay in giving such notice shall not constitute a waiver of any default or remedy nor shall it change the time of default. B. Lee:al Actions. 1. Institution of Legal Actions. In addition to any other rights or remedies, except for rights or remedies expressly declared in this Agreement to be exclusive, the rights and remedies of the parties are cumulative, and either party may institute legal action to cure, correct, or remedy any default, to recover damages for any default, or to obtain specific performance or any other remedy consistent with the purpose of this Agreement. Such legal actions must be instituted in the Superior Court of the County of San Diego, State of California, and in no other place. 2. Applicable Law. The laws of the State of California spall govern the interpretation and enforcement of this Agreement. C. Remedies and Rie:hts of Termination. 1. Termination bv Developer. Developer, at its option, may terminate this Agreement if any of the following occur: (a) The conditions precedent set forth in this Agreement are not satisfied, after good faith diligent efforts on the Developer's part, within the time set forth herein; or (b) Agency faits to timely perform any material obligation of this Agreement and any such failure is not commenced to be cured and cured within the times provided in this Agreement; Then this Agreement may, at the Developer's option, be terminated by written notice thereof to the Agency. Upon such termination, neither the Agency nor the Developer shall have any further rights against or liability to the other under this Agreement. 2. Termination bv Agencv. 6 ~ _ ?~ 2 - 27 24 Hour Fitness OPA The Agency, at its option, may tenninate this Agreement if Developer or any other successor in interest to this Agreement or any portion of the Site: (a) does not submit pennit applications, construction drawings and related documents as required by this Agreement, and such breach is not cured within fifteen (15) days after the date of written demand therefore by the Agency; or (b) has not perfonned the work required by this Agreement within the time frame specified in the Schedule ofPerfonnance and has failed to cure the same within fifteen(l5) days after the written demand therefore by the Agency; (c) fails to timely perfonn any other material obligation of this Agreement, and any such failure is not commenced to be cured and cured within the times provided in this Agreement; (d) transfers or assigns or attempts to transfer or assign this Agreement or any rights herein or in the Site in violation of this Agreement; (e) is in breach or default with respect to any other obligation on the Developer under this Agreement; then this Agreement, and any rights of the Developer or its successor in interest may, at the Agency's option, be terminated by the Agency by written notice thereof to Developer. If Developer defaults by failing to undertake any matter referred to above, the Agency shall have no right to seek specific perfonnance to require Developer to undertake any of the tasks described therein, or damages, or any other remedy at law or equity, for failure to undertake any such tasks, but Agency's exclusive remedy in the event of such default by Developer shall be termination of this Agreement. VI. SPECIAL PROVISIONS A. Amendments to this Aueement. . The parties shall mutually consider reasonable requests for amendments to this Agreement, provided the requests are consistent with this Agreement and do not substantially alter the basic tenns and conditions included herein. All amendments shall be in writing and approved by the Agency Board. VII. GENERAL PROVISIONS 7 .:)_.:l.32-28 24 Hour Fitness OP A A. Notices, Demands and Communications Between the Parties. F onnal notice, demands and communications between the Agency and Developer shall be in writing and shall be effected: (1) on personal delivery; (2) on the second business day after mailing by certified or registered U.S. Mail return receipt requested; or (3) on the next business day after mailing by Express Mail or after deposit with a private delivery service of general use (e.g., Federal Express) postage or fee paid as appropriate, addressed to the party as shown below: If to Developer, to: Attention: with a copy to: and if to Agency, to: Chula Vista Redevelopment Agency 276 Fourth Avenue Chula Vista, CA 91910 with a copy to: City Attorney City of Chula Vista 276 Fourth Avenue Chula Vista, CA 91910 t B. Attornev Fees. In the event of any legal action between Developer and Agency arising out of this Agreement, the prevailing party shall be entitled to recover reasonable attorneys fees and costs from the non-prevailing party, including those incurred for the purpose of enforcing any judgment. C. Enforced Delav: Extension of Time of Performance. 8 2 - 29 ~ .:A ..'f 24 Hour Fitness OP A In addition to specific provisions of this Agreement, perfo=ance by either party hereunder shall not be deemed to be in default where delays or defaults are due to war; insurrection; strikes; lock-outs; riots; floods; earthquakes; fires; casualties; acts of God; acts of the public enemy; epidemics; quarantine restrictions; freight embargoes; lack of transportation; governmental restrictions or priority; litigation including litigation challenging the validity of this transaction or any element thereof; unusually severe weather; inability to secure necessary labor, materials or tools; delays of any contractor, subcontractor, or suppliers; acts of the other party; or any other causes beyond the control or without the fault of the party claiming an extension of time to perform. An extension of time for any such cause shall be for the period of the enforced delay and shall commence to run from the time of the commencement of the cause, if notice by the party claiming such extensions is sent to the other party within fifteen (15) days of the commencement of the cause. Times and performances under this Agreement may also be extended by written agreement between the Agency and Developer. D. Comnliance with Laws. I. Nondiscrimination in Employment. The Developer certifies and agrees that (i) all persons employed or applying for employment by it, its affiliates, subsidiaries, or holding companies, and (ii) all subcontractors, bidders and vendors, are and will be treated equally by it without regard to, or because of race, color, religion, ancestry, national origin, sex, age, pregnancy, childbirth or related medical condition, medical condition (cancer related) or physical or mental disability, and in compliance with all applicable Governmental Requirements, including Title VII of the Civil Rights Act of 1964, 42 V.S.C. Sections 2000, et seq., the Federal Equal Pay Act of 1963,29 V.S.C. Section 206(d), the Age Discrimination in Employment Act of 1967, 29 V.S.C. Sections 621, et seq., the Immigration Reform and Control Act of 1986, 8 V.S.C. Sections 1324b, et seq., 42 V.S.c. Section 1981, the California Fair Employment and Housing Act, California Government Code Sections 12900, et seq., the California Equal Pay Law, California Labor Code Sections 1197.5, California Government Code Section 11135, the Americans with Disabilities Act, 42 V.S.C. Sections 12101, et seq., and all other anti-discrimination laws and regulations of the United States and the State of California as they now exist or may hereafter be amended. The Developer shall allow representatives of the Agency access to its employment records related to this Agreement during regular business hours to verify compliance with these provisions when so requested by the Agency, unless access to such employment records is otherwise prohibited by law. 2. Standards. Developer shall carry out the design and construction of the improvements to the Site in a timely manner and in conformity with all applicable laws, including but not limited to all applicable state labor and work safety laws and'regulations, including the provisions of Labor Code Sections 1770, et seq. relating to prevailing wages, the City zoning and development standards, building, plumbing, mechanical and electrical codes, and all other provisions of the City Code, and all applicable disabled and handicapped access requirements, including without limitation the Americans With Disabilities Act, 42 V.S.C. Sections 12101, et seq., California Government Code Section 4450, et seq., California Government Code Sections 11135, et seq., and the Unruh Civil Rights Act, California Civil Code Sections 51, et seq. to the extent applicable to the improvements to the Site as to which the City makes no representations. Developer agrees to hold the City and the Agency harmless and to indemnify and defend the City and the Agency from any claims arising under the provisions of Labor Code 99 1720, et seq., including, but not limited to, the provisions of Labor Code Section 1726 and 1781. Developer expressly 9 24 Hour Fitness OP A 3 -~s:: 2- 30 waives any rights it may have under Labor Code Sections 1726 or 1782. It shall be the sole responsibility of the Developer to determine the applicability of such laws to the Developer Improvements. 3. Taxes and Assessments. The Developer shall pay prior to delinquency all ad valorem real estate taxes and assessments on the Property. The Developer shall remove or have removed any levy or attachment made on any of the Property, or any part thereof, or assure the satisfaction thereof within a reasonable time. Notwithstanding anything herein to the contrary, pursuant to the provisions of Health and Safety Code Section 33673 the Property shall be assessed and taxed in the same manner as other privately owned property and Lessee shall pay taxes upon the assessed value of the entire Property and not, merely the assessed value of Lessee's leasehold interest. E. Entire Ae:reement. Written Modifications. Counteroarts. This Agreement integrates all of the terms and conditions agreed upon between the parties, and supersedes all other negotiations or previous agreements between the parties with respect to all or any part of the subject matter of this Agreement. AIl waivers and amendments of the provisions of this Agreement must be in writing and signed by the appropriate authorities of the Agency and Developer. This Agreement and subsequent amendments may be executed in counter parts. F. Maintenance of the Property. The Developer shall maintain or cause to be maintained the interiors and exteriors of the Property in a decent, safe and sanitary manner, in accordance with the standard of maintenance of similar commercial buildings within the City. If at !'lIly time Developer fails to maintain the Property in accordance with this Agreement and Developer does not correct or commence to correct such condition within ten (10) days after written notice from the Agency with respect to graffiti, debris, waste material, and general maintenance, or thirty days after written notice from the Agency with respect to landscaping and building improvements, then the Agency, in addition to whatever remedy it may have at law or at equity, shall have the right to enter upon the applicable portion of the Property and perform all acts and work reasonably necessary to protect, maintain, and preserve the Developer Improvements and landscaped areas on the Property, including a ten percent (10%) administrative charge, which amount shall be promptly paid by Developer to the Agency upon demand. G. Release of Easeuymt. The Parties recognize the applicability of the recorded document described as the "Reciprocal Grant of Easements and Declaration Establishing Restrictions and Covenants" ("Easement"), entered into on December 15, 1983 by the City, Agency and Developer's predecessor in interest. A copy of said agreement is attached hereto and incorporated herein by reference as Exhibit "C ". Prior to issuance of a certificate of occupancy for the Project, Agency and Developer shall enter into a Release of Developers rights under said Easement. Said Release of Easement shall be in a form acceptable to the City Attorney and Agency Counsel. Said Release shall survive the termination of this Agreement. 10 -S -:2. &r 2 - 31 24 Hour Fitness OP A CHULA VISTA REDEVELOPMENT AGENCY Dated: By: Approved As To Form: Redevelopment Agency General Counsel Dated: Approved As To Content: Redevelopment Manager DEVELOPER Dated: By: Approved: Attorney for Developer l S -:1.. 7- II 2 - 32 24 Hour Fitness OP A CVRC RESOLUTION NO. 2006- RESOLUTION OF THE CHULA VISTA REDEVELOPMENT CORPORATION RECOMMENDING THAT THE REDEVELOPMENT AGENCY (I) APPROVE DESIGN REVIEW PERMIT (DRC-05-50); AND (2) ADOPT AN OWNER PARTICIPATION AGREEMENT FOR EXTERIOR AND INTERIOR TENANT IMPROVEMENTS TO MODIFY AN EXISTING 25,742 SQUARE-FOOT STRUCTURE LOCATED AT 320 THIRD AVENUE FOR THE OPERATION OF A NEW ATHLETIC FITNESS HEALTH CLUB (FANCHER DEVELOPMENT SERVICES) A. RECITALS I. Project Site WHEREAS, the parcel, which is the subject matter of this resolution, is represented in Exhibit A attached hereto and incorporated herein by this reference, and for the purpose of general description is located at 320 Third Avenue, Chula Vista; and 2. Project Application WHEREAS, on March 9, 2005 a duly verified application for a Design Review Permit (DRC-05-50) was filed with the City of Chula Vista on behalf of Fancher Development Services (Applicant); and 3. Project Description; Application fOf Design Review Permit WHEREAS, Applicant requests Design Review Permit approval for exterior and interior improvements to modify a 25,742 square-foot building for fitness uses (project) as depicted in plans on file with the Community Development Department; and 4. Chula Vista Redevelopment Corporation Record on Application WHEREAS, the Chula Vista Redevelopment Corporation held a duly noticed public hearing to consider said application on May 25, 2006 and after considering all evidence and testimony presented recommended by a vote of 9-0 that the Chula Vista Redevelopment Corporation APPROVE Desip Review Permit (DRC-05-50); and NOW, THEREFORE, BE IT RESOLVED that the Redevelopment Agency does hereby fmd, determine, and resolve as follows: 5 -.z.~ 2 - 33 CYRC Resolution No. 2006- Page 2 B. CHULA VISTA REDEVELOPMENT CORPORATION RECORD The proceedings and all evidence on the Project introduced before the Chula Vista Redevelopment Corporation at their public hearing on this Project held on May 25,2006, and the minutes resulting therefrom, are hereby incorporated into the record of this proceeding. C. ENVIRONMENTAL DETERMINATION The Environmental Review Coordinator has reviewed the proposed project for compliance with the California Environmental Quality Act and has determined that the project qualifies for a Class I (existing facilities) categorical exemption pursuant to Section 15301 of the State CEQA Guidelines. Thus, no further environmental review is necessary. D. CONFORMANCE WITH DESIGN MANUAL The Redevelopment Agency does hereby find that the Project is in conformance with the Town Centre Design Manual, as herein below set forth, and sets forth, thereunder, the evidentiary basis that permits the stated fmding to be made. 1. The arrangement of structures, parking and circulation areas, and open space should recognize the particular characteristics of the site and should relate to the surrounding built environment in pattern, function, scale, character and materials. In developed areas, new projects should meet or exceed the standards of quality, which have been set by surrounding development. The proposed facade design colors and materials, such as simulated stacked stone veneer that will cover the exposed cylindrical concrete colunms, will help soften the front entry and streetscape. The existing courtyard in the northeastern comer of the proposed project will be enhanced with the addition of a vine-covered trellis and tiered fountain as well as the reconfiguration of the paving and paving patterns in that area. The trellis will enhance the pedestrian of the existing two-story tall building. Street furniture and fixtures used in the plaza area will complement those in the public right-of-way. Ample seating in both shaded and sunny locations will be provided in the plaza area. This outdoor area will connect to the existing northern commercial development, Park Plaza at the Village, as well as enhance the existing outdoor courtyard space. 2. Building entries should be readily identifiable. Use recesses, projections, columns and other distinctive f"chitectural elements, as well as materials and colors, to articulate entries. The existing building's cylindrical gray concrete colunms are being proposed to be squared off and clad with a simulated stacked stone material that is warm in color and complements the architectural portals to be added to the building. The entry to the building has been redesigned with a textured plaster portal with the company's sign .:J - 29 2 - 34 CYRC Resolution No. 2006- Page 3 located above it. This architecture element will reduce the overall amount of storefront glazing and will give the building a "sense of entry". 3. Arcades, canopies, trellises and awnings are recommended for functional as well as aesthetic reasons. A decorative metal trellis will be located alongside the northern edge of the building's front entry and overhang onto the courtyard area. The addition of vines on the trellis and the relaxing sounds from the tiered Spanish inspired concrete water fountain will enhance the existing courtyard space. 4. Colors and materials should be consistent with the chosen architectural style and compatible with the character of surrounding development. The colors and materials samples submitted for review indicate that the building facade will consist of light beige and tan colors, clear glass roofs at the entry and auturnn- colored stone to cover the existing cylindrical concrete columns. The proposed colors and materials are consistent with the contemporary architecture of the building, which in turn is compatible with the surrounding commercial development. The most common colors along Third A venue commercial uses consist of light cream, dark brown, and dark tan colors, as well as lighter warm colors such as pale and dark yellow. Color and materials samples have been submitted to the Chula Vista Redevelopment Corporation for review. 5. All mechanical equipment shall be screened from view. All screening devices should be compatible with the architecture, material and color of the adjacent structures. All utilities and equipment will be architecturally screened and/or located at out public view as required. E. TERMS OF GRANT OF PERMIT The Chula Vista Redevelopment Corporation does hereby approve Design Review Permit (DRC-05-50) subject to the following conditions: 1. The subject property shall be developed and maintained in substantial conformance with the approved application, plans, and color and material board, except as modified herein. 2. Submit all exteAor lighting plans, landscape and irrigation plans, solid waste and recycling plans shall be submitted for review and approval prior to the issuance of building permits. 3. The applicant will devote 1% of the total cost of the proposed project to the procurement and installation of works of fine art. 4. Architecturally screen and/or locate out of public view all utilities and equipment. t:) - .J,c:). _ 2 - 35 CVRC Resolution No. 2006- Page 4 5. Repair or replace all cracked or broken tiles on planter boxes in front and, on the north side, of the building. 6. Repair all damaged walkways surroWlding the building. 7. A graffiti resistant treatment shall be specified for all wall and building surfaces and shall be noted on all building and wall plans prior to issuance of building pennits. 8. The project shall comply with applicable codes and requirements including but not limited to CBC, CFC, CMC, CPC, CEC, ADA requirements, Title 24, and other codes in effect at the time of issuance of any permit. 9. The applicant/owner shall comply with all applicable federal, state, and local requirements, and in any case where it does not comply, this permit is subject to modification or revocation. 10. This permit shall become void and ineffective if not used or extended within one year from the effective date thereof, in accordance with Section 19.14.600 of the Municipal Code. 11. This permit shall be subject to any and all new, modified, or deleted conditions imposed after approval of this permit to protect the public from a specific condition dangerous to its health or safety or both due to the project, which condition(s) the City shall impose after advance written notice to the permittee and after the City has given the permittee the right to be heard with regard thereto. However, the City in exercising this reserved right/condition, may not impose a substantial expense or deprive permittee of a substantial revenue source which the permittee cannot, in the normal operation of the use permitted, be expected to economically recover. 12. The applicant shall and does hereby agree to indemnify, protect, defend, and hold harmless the City, its COWlcil members, officers, employees, agents, and representatives from and against all liabilities, losses, damages, demands, claims, and costs, including court costs and attorney's fees (collectively, liabilities) incurred by the City arising directly or indirectly from a) City's approval and issuance of this permit, b) City's approval or issuance of any other permit or action, whether discretionary or non discretionary, in connection with the use contemplated herein, and without limitation, any and all liabilities arising from the operation of the facility. Applicant shall acknowledge their agreement to this provision by executing a copy of this permit where indicated below. The applicant's contpliance with this provision is an express condition of this permit and this provision shall be binding on any and all of the applicant's successors and assigns. F. EXECUTION AND RECORDATION OF RESOLUTION OF APPROVAL The property owner and the Applicant shall execute this document by signing the lines provided below, said execution indicating that the property owner and Applicant have each read, S i31 2 - 36 CVRC Resolution No. 2006- Page 5 understood, and agreed to the conditions contained herein. Upon execution, this document shall be recorded with the County Recorder's Office of the County of San Diego, and a signed, stamped copy returned to the Community Development Department. Failure to return a signed and stamped copy of this recorded document within ten days of recordation to the Community Development Department shall indicate the property owner/Applicant's desire that the Project, and the corresponding application for building permits and/or a business license, be held in abeyance without approval. Said document will also be on file in the Community Development Department's files and known as Resolution No_. Signature of Property Owner/Applicant Date Signature of Property Owner/Applicant Date G. CONSEQUENCES OF FAILURE OF CONDITIONS If any of the forgoing conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, and any of such conditions fail to be so implemented and maintained according to their terms, the Redevelopment Agency shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; institute and prosecute, litigate, or compel their compliance; or seek damages for their violations. Applicant or successor in interest gains no vested rights by the Redevelopment Agency apprdval of this Resolution. H. INVALIDITY; AUTOMATIC REVOCATION It is the intention of the Redevelopment Agency that its adoption of this Resolution is dependent upon the enforceability of each and every term, provision, and condition herein stated; and that in the event that anyone or more terms, provisions, or conditions are determined by a Court of competent jurisdiction to be invalid, illegal, or unenforceable, this resolution and the permit shall be deemed to be automatically revoked and of no further force and effect ab initio. 1. NOTICE OF EXEMPTION t The Environmental Review Coordinator has reviewed the proposed project for compliance with the California Environmental Quality Act and has determined that the project qualifies for a Class 1 (existing facilities) categorical exemption pursuant to Section 15301 of the State CEQA Guidelines. ":;-3 ~ 2 - 37 CVRC Resolution No. 2006- Page 6 BE IT FURTHER RESOLVED that the Chula Vista Redevelopment Corporation of the City of Chula Vista does hereby recommend that the Redevelopment Agency (I) approve Design Review Permit (DRC-05-50); and (2) adopt an Owner Participation Agreement for exterior and interior tenant improvements to modifY an existing 25,742 square-foot structure located at 320 Third A venue for the operation of a new athletic fitness health club (Fancher Development Services). Presented by: Approved as to form by Dana M. Smith Assistant City Manager! Director of Community Development Ann Moore General Counsel . . .:.J --=3' 2-38 ATTACHMENT B ~ ~ft.. ~ "'€"~~-:: -~- - em OF CHUlA VISTA COMMUNITY DEVELOPMENT DEPARTMENT October 26, 2005 Ms. Nina Raey Francher Development Services, Inc. 1342 Bell Avenue, Suite K Tustin, CA 92780 RE: 320 THIRD AVENUE (FORMER CINEMASTAR SITE) Dear Ms. Raey: At our meeting last week on the design review application for 320 Third Avenue, you requested further design guidance for the exterior of the existing building in order to be responsive to the agreed upon general design concepts revisions discussed at a previous meeting on September 6. 2005, between yourself, the property owners and City staff. The following design recommendations are being provided to facilitate these design changes and are based on the draft design guidelines for the Urban Core Specific Plan (UCSP), as presented to the UCSP Advisory Committee earlier this year. The incorporation of these design enhancements would create an exciting cornerstone project for this segment of Third Avenue Village. ' Active Retail Uses alan!! Third Avenue The project design should incorporate retail uses along the Third Avenue frontage preferably within the existing vacated retail space. This could be a complimentary retail use associated with the 24 Hour fitness facility or an independent retailer. This element is critical to create enhanced pedestrian experience by increasing visual interest and visibility of goods and services, especially given the extensive street wall frontage of the existing building. Storefront Desi!!n. Front Entrance and Plaza Currently the entrance 'to the facility is lost behind a series of cement columns and ineffective plaza. The design should instead emphasize the front entrance area and adjacent plaza. At the meeting we inquired about the status of the cement columns and whether or not they were structural or aesthetic elements of the existing building. If they are not structural elements, it was recommended that consideration be made to their removal in order to open up the building frontage and create a more pedestrian friendly street wall. If the columns are required for structural integrity, we would like to see a design 2 - 39 :;I7RFnIJ~T~AVFNJII:::. r.I-IIJlAVI~TA. r.AII~nRMIA 01Q1n. (A10\t:::01_.c:::nA7. t:^VIC:1mA7c:.J:::~1n ~~f? ~ ~~~~ CIlY OF CHUlA VISTA COMMUNITY DEVELOPMENT DEPARTMENT which can bring out the front entrance towards the plaza and incorporate the columns into the facade. Additional design elements that would enhance the street wall include adding awnings or canopies to create pedestrian scale and provide visual relief to the storefront. Recommended specifications for awnings include: awnings should retractable, frames and supports should be painted or coated to prevent corroding; and have a single color or two-color stripes. Lettering and trim utilizing more colors is permitted, but will be considered a sign area. Glossy, shiny plastic, or similar awning materials are not recommended. The following storefront accessories and details should also be considered: · Light fixtures, wall mounted or hung with decorative metal brackets · Metal grille work, at vent openings or decorative features at windows · Decorative scuppers, catches, and down-spouts · Doors to retail shops should contain a high percentage of glass in order to view the retail contents. A minimum of 50% glass area is required. · Use of glass (at least 88% light transmission) on the first floor is strongly recommended. · Doorways and windows should be accented with quality door pulls and kick plates. In addition, the front entrance and plaza area should contain a visual and somewhat audible feature such as a sculpture or fountain that attracts pedestrian and serves as a landmark. Further, any decorative paving used in the plaza area should complement the paving pattern and color of the pavers used in the public right-of-way. Furniture and fixtures used in the plaza area should complement those in the public right-of-way. Furniture and fixtures should be selected with maintenance consideration in mind. Ample seating in both shaded and sunny locations should be provided in the plaza area. Buildinl! Material and Colors The scale, design char~cter and materials of franchise/corporate architecture should be consistent with adjacent buildings. Natural materials, such as brick, stone, copper, etc. should be used where possible. Selected color should complement colors found on adjacent buildings or in the Village area. All 24 Hour corporate colors should be consistent with the architectural styles and reserved for more refined detailing and transient features. 2 -40 ...."'7.:0 E:::r'l1 LI:)TU ^\I~ldll~ _ ......UI II ^ \l1~T^ _ .....AI 1E:::r"\n""A I"\~""~"" ",......, ...".. ,........... _ ,..,,'" ,........, ....... ............... ~ ~ft.. :----J!t--: ~~--~ ~- ~~ CIlY OF (HULA VISTA COMMUNITY DEVELOPMENT DEPARTMENT The exterior of the building should integrate the following materials and colors: · Walls: Metal, smooth block, granite, marble, new or used face-brick and Terra Cotta. Colors should be varied and include light colored base walls with additional colors for accents to entrances or architectural details. · Accent Materials: Wood, glass, glass block, (store front only), tile (bulkhead), new or used face-brick, concrete, stone, copper, cloth awnings, plaster (smooth or textured), painted metal, wrought iron and cut stone/rustic block (cast stone) · Rooftops: Standing seam metal roofs, crushed stone and built up roof system Landscape The current landscape concept needs to incorporate landscape elements which emphasize California and Mediterranean landscapes and gardens. Native planting, vines, flowering plants, arbors, trellises and container planting are encouraged in the front entrance area/plaza. Landscaping within the plaza area should include a balance of hardscape and softscape materials and provide shaded seating areas. Lil!htinq The following lighting features should be in(:orporated as design elements: · Specialty lighting in the plaza area can encourage nighttime use by pedestrians. Lighting fixtures should complement the building architecture. · Lighting around the fitness center should encourage the use of open spaces and plazas. · Lighting should be used to improve visual identification of the fitness center. We look forward to reviewing the revised design plans that incorporate the above design recommendations. If you have any questions or require further clarification please feel free to contact me please contact me at (619) 691-5079. ~ 2 -41 ,)7A J::f"'\IIDTU A\fJ::lI.tI n:: .. /""UIII ^ \fICT^ .. f"'^1 rcr.o"I'^ n~n~l"\.. (/::"'10\ en.. t:.f'\"""'1 _ r:^V IC""I"\\ A"'7e .::~""..... ~~f? iiMiiii ~~~~ CIlY OF CHUIA VISTA COMMUNITY DEVELOPMENT DEPARTMENT SinCerelY~ .. ~~~~~ Frank R. Alvarez Community Development Specialist II cc: Richard Tanaka, STDR Architects Chris Bailey, 24-Hour Fitness Mary Ladiana, Planning Manager Eric Crockett, Redevelopment Manager Elizabeth Hull, City Attorney's Office ~ 2 -42 ""..,.c c:r\l rnTU A\I~"U Ie: _ ""UIII A \IIC'""!'"A _ ,...,111 IC:""""", ......"'...... _ ,.....,." .....n.. ,.".... _ r-.'V ,.....,,, ....... ............. ATTACHMENTC 24 Hour Fitness - 1\.' '1 j ]'-,J U' Tr:~ .>'", '* ,,--,,,. JUNE 14,2006 7:30-9:30 AM Community Congregational Church MEETING CALLED 24 Hour Fitness BY FACILITATOR Joint Third Avenue Village Association (T A V A) Board and T A VA Design Committee Greg Mattson TYPE OF MEETING NOTE TAKERS leisa lukes, Frank Alvarez and Sarah Johnson City Of Chula Vista Ann Hix Eric Crockett Leisa Lukes Frank Alvarez Sarah Johnson ATTENDEES TAVA Board Lisa Moctezuma, President Susan 0' Shaunessy Glen Googins Stan Jasek Greg Smyth Stella Sutton Dr. Freeman TAVA Design Committee Greg Mattson, Chair Pamela Bensoussan Mary Salas Cheri Mestler Stella Sutton Lisa Moctezuma 24 Hr Fitness Peter Gilbert. property owner Dan Wisk, 24 Hour Fitness Nina Raey, Francher Development Richard Tanaka, Architect I INTRODUCTION The building has been unoccupied for at least seven or eight years, maybe more. The developer looked at the Town Centre I Design manual. the City design manual. and the UCSP to create building fa<;:ade enhancements. In March of 2006, a full set of design plans was given to the City Of Chula Vista. On May 25, 2006, there was a public hearing before the Chula Vista Redevelopment Corporation [CVRC), which is now takinq the place of the Desiqn Review Committee. 2 -43 ATTACHMENT C That hearing was the first formal setting for public input, and the CVRC decided that more public inputvvas needed. SITE. DESIGN COMMENTS . Why is the glass roof remaining? It's dirty, it leaks, collects leaves and other debris. Make an effort to break up the building's scale by creatively identifying storefronts. This will also attract customers. The rock veneer looks too much like the new communities in eastern Chula Vista. It needs to reflect the historic Third Ave. downtown. Study the building materials used in the downtown area. Change the rock veneer to brick? River rock? The building consists of a mish mash of materials. Contemporary glass and concrete with brick and a Spanish fountain...? The current design looks like a "clean-up" job, not a comprehensive redesign. If this property is going to have a 15-25 year lease, the developer should do more with the design to benefit the community. It may be necessary for them to start over on the design. The current vacant use is an eyesore and the new use will re-activate downtown. Redesign the plaza, get rid of the fountain, add attractive storefronts and put in a quality piece of art. This design is a real stretch to be called a destination point. The woman's gym doesn't bring foot traffic; why would this use? No confidence in City staff; feels like staff dropped the ball. Please refer to other 24 Hr Fitness re-use projects; they look so much better. Try to include an Art Deco design like the one in Irvine (converted movie theater) . This project missed the mark. It is a collection of cosmetic "band-aids". Not the best use but since it will be a fitness center, make it look better. One member would like to see a Village and not a massive structure. Is there a unifying design thread? Look at the tile design on the pharmacy building. There are many inexpensive items that can be incorporated. Future growth is coming to the area (ENA projects). Make an effort to create an attractive destination point. Recommend that the applicant go back to the drawing board and they check back in with the Design Review Board with new ideas. Incorporate historical elements into the new design. Recommended not taking out the trees especially to replace them with a Mexican style fountain. The community vqlues the storefronts in the Village and would like that idea to continue and that for it to remain in a pedestrian scale. Make the existing storefronts have individual feel and not just be a part of the project. T A V A wants 24 Hour Fitness to be successful. The association would work with them to assist in any way they could. . . . . . . . . . . . . . . . . . . . . After discussion the group agreed on the joint resolution listed below. Stella Sutton made a motion with a second by Greg Mattson. 2 -44 ATTACHMENT C JOINT RESOLUTION OF THE TAVA BOARD AND DESIGN COMMITTEE RE: 24-HOUR FITNESS June 14, 2006 The T A V A Board and Design Committee requests that the 24 Hour Fitness Project Applicant consider a redesign of the project facade that is: cohesive, includes references to existing historic design elements in the area, is responsive to community desires for pedestrian friendly public spaces, adds greater facade articulation, in general. particularly for the separate retail spaces, removes outdated glass roofing, and adds signature elements that make the site a prime, attractive destination. Throughout the redesign process, the T A V A Board and Design Committee encourage the Project Applicant to interact with the T A V A Design Committee or designated members thereof. 2 -45 24 Hour Fitness - MIi'lUTcS MEETING CALLED BY TYPE OF MEETING FACILITATOR JUNE 14, 2006 10:00 - 11 :00 AM stella's Diner 24 Hour Fitness Joint Crossroads II and Northwest Civic Association Pamela Bensoussan and Pat Aguliar NOTE TAKER Leisa Lukes and Frank Alvarez City Of Chula Vista Ann Hix Eric Crockett Leisa Lukes Frank Alvarez Crossroads II Pat Aguliar Sam L. Lupita H. ATTENDEES Northwest Civic Association Pam Bensoussan KenW. Georgie S. 24 Hr Fitness Peter Gilbert, property owner Dan Wisk, 24 Hour Fitness Nina Raey, Fancher Development Richard Tanaka, Architect INTRODIJCTlON The building has been vacant for at least seven or eight years, maybe more. The developer looked at the Town Centre I Design manual, the City design manual, and the UCSP to create site plans. In March of 2006, a full set of design plans was given to the City Of Chula Vista. On May 25, 2006, there was a public hearing before the Chula Vista Redevelopment Corporation (CVRC), which is now taking the place of the Design Review Committee. That hearing was the first formal setting for public input. and the CVRC decided that rllC)re public input was needed. SITEDESIGNCOMMENJcS. 2 -46 o This project is not rocket science. If a person stands at the project and looks across the street, you will see what we are striving for in this design. Look at the EI Primero hotel down the street. o It is a disgrace that City staff misdirected the applicant by not bringing this project before the community groups. o The City should step up to the plate and incentivize the project's quality components. [The storefront matching grant program was mentioned.) o The applicant was given bad direction from staff. o Design the plaza seating area with anti-homeless in mind. Design the street furniture according to the draft Urban Core Specific Plan. o The trellis design is an outdated idea and the fountains have many maintenance probiems. Public art is a better idea. o The plaza should offer both sun and shade. o The project looks like a "generic mall". o Would like to see Art Deco design elements. o Look at the downtown San Diego Hardware store. Keep sustainability in mind throughout the project. o Trees must produce shade. Consider native vegetation when re-planting the building's planters. o Wants the spillover effect from the plaza and the public art. Together with a nice look, it can connect to the rest of the City. o Members appreciate the fact that the applicant is listening to the ideas and suggestions. o Both Crossroads II and the Northwest Civic Association agreed that the applicant would circulate 3 new fa<;:ade designs to the groups and bring back the recommendation to the CVRC. The Third Avenue Village Association resolution from the prior meeting was read. Both the Northwest Civic Association and Crossroads II voted to accept the Third Avenue Village Association resolution from the morni(lg's meeting. A motion was passed that ecological sustainability and drought resistant landscape materials be considered in the new design. JOINT RESOLUTION OF THE TAVA BOARD AND DESIGN COMMITTEE RE: 24-HOUR FITNESS DRAFT June 14, 2006 The T A V A Board and Design Committee requests that the 24 Hour Fitness Project Applicant consider a redesign of the project facade that is: cohesive, includes references to existing historic design elements in the area, is responsive to community desires for pedestrian frielildly public spaces, adds greater facade articulation, in general. particularly for the separate retail spaces, removes outdated glass roofing, and adds signature elements that make the site a prime, attractive destination. Throughout the redesign process, the T A V A Board and Design Committee encourages the Project Applicant to interact with the T A V A Design Committee or designated members thereof. 2 - 47 CVRC RESOLUTION NO. 2006- RESOLUTION OF THE CHULA VISTA REDEVELOPMENT CORPORATION RECOMMENDING THAT THE REDEVELOPMENT AGENCY (I) APPROVE DESIGN REVIEW PERMIT (DRC-05-50); AND (2) ADOPT AN OWNER PARTICIPATION AGREEMENT FOR EXTERIOR AND INTERIOR TENANT IMPROVEMENTS TO MODIFY AN EXISTING 25,742 SQUARE-FOOT STRUCTURE LOCATED AT 320 THIRD AVENUE FOR THE OPERATION OF A NEW ATHLETIC FITNESS HEALTH CLUB (FANCHER DEVELOPMENT SERVICES) A. RECITALS 1. Project Site WHEREAS, the parcel, which is the subject matter of this resolution, is represented in Exhibit A attached hereto and incorporated herein by this reference, and for the purpose of general description is located at 320 Third Avenue, Chula Vista; and 2. Project Application WHEREAS, on March 9, 2005 a duly verified application for a Design Review Permit (DRC-05-50) was filed with the City of Chula Vista on behalf of Fancher Development Services (Applicant); and 3. Project Description; Application for Design Review Permit WHEREAS, Applicant requests Design Review Permit approval for exterior and interior improvements to modify a 25,742 square-foot building for fitness uses (Project) as depicted in plans on file with the Community Development Department; and 4. Chula Vista Redevelopment Corporation Record on Application WHEREAS, the Chula Vista Redevelopment Corporation held a duly noticed public hearing to consider said application on May 25, 2006 and after considering all evidence and testimony presented recommended by a vote of 9-0 that the Chula Vista Redevelopment Corporation APPROVE Design Review Permit (DRC-05-50); and I NOW, THEREFORE, BE IT RESOLVED that the Redevelopment Agency does hereby find, determine, and resolve as follows: 2 -48 CVRC Resolution No. 2006- Page 2 B. CHULA VISTA REDEVELOPMENT CORPORATION RECORD The proceedings and all evidence on the Project introduced before the Chula Vista Redevelopment Corporation at their public hearing on this Project held on May 25, 2006, and the minutes resulting therefrom, are hereby incorporated into the record of this proceeding. C. ENVIRONMENTAL DETERMINATION The Environmental Review Coordinator has reviewed the proposed project for compliance with the California Environmental Quality Act and has determined that the project qualifies for a Class I (existing facilities) categorical exemption pursuant to Section 15301 of the State CEQA Guidelines. Thus, no further environmental review is necessary. D. CONFORMANCE WITH DESIGN MANUAL The Redevelopment Agency does hereby find that the Project is in conformance with the Town Centre Design Manual, as herein below set forth, and sets forth, thereunder, the evidentiary basis that permits the stated finding to be made. 1. The arrangement of structures, parking and circulation areas, and open space should recognize the particular characteristics of the site and should relate to the surrounding built environment in pattern, function, scale, character and materials. In developed areas, new projects should meet or exceed the standards of quality, which have been set by surrounding development. The proposed facade design colors and materials, such as simulated stacked stone veneer that will cover the exposed cylindrical coqcrete columns, will help soften the front entry and streetscape. The existing courtyard in the northeastern comer of the proposed project will be enhanced with the addition of a vine-covered trellis and tiered fountain as well as the reconfiguration of the paving and paving patterns in that area. The trellis will enhance the pedestrian of the existing two-story tall building. Street furniture and fixtures used in the plaza area will complement those in the public right-of-way. Ample seating in both shaded and sunny locations will be provided in the plaza area. This outdoor area will connect to the existing northern commercial development, Park Plaza at the Village, as well as enhance the existing outdoor courtyard space. 2. Building entries should be readily identifiable. Use recesses, projections, columns and other distinctive architectural elements, as well as materials and colors, to articulate . ~ entries. The existing building's cylindrical gray concrete columns are being proposed to be squared off and clad with a simulated stacked stone material that is warm in color and complements the architectural portals to be added to the building. The entry to the building has been redesigned with a textured plaster portal with the company's sign 2 -49 CVRC Resolution No. 2006- Page 3 located above it. This architecture element will reduce the overall amount of storefront glazing and will give the building a "sense of entry". 3. Arcades, canopies, trellises and awnings are recommended for jUnctional as well as aesthetic reasons. A decorative metal trellis will be located alongside the northern edge of the building's front entry and overhang onto the courtyard area. The addition of vines on the trellis and the relaxing sounds from the tiered Spanish inspired concrete water fountain will enhance the existing courtyard space. 4. Colors and materials should be consistent with the chosen architectural style and compatible with the character of surrounding development. The colors and materials samples submitted for review indicate that the building facade will consist of light beige and tan colors, clear glass roofs at the entry and auturnn- colored stone to cover the existing cylindrical concrete columns. The proposed colors and materials are consistent with the contemporary architecture of the building, which in turn is compatible with the surrounding commercial development. The most common colors along Third Avenue commercial uses consist of light cream, dark brown, and dark tan colors, as well as lighter warm colors such as pale and dark yellow. Color and materials samples have been submitted to the Chula Vista Redevelopment Corporation for review. 5. All mechanical equipment shall be screened from view. All screening devices should be compatible with the architecture, material and color of the adjacent structures. All utilities and equipment will be archite.cturally screened and/or located at out public view as required. E. TERMS OF GRANT OF PERMIT The Chula Vista Redevelopment Corporation does hereby approve Design Review Permit (DRC-05-50) subject to the following conditions: I. The subject property shall be developed and maintained in substantial conformance with the approved application, plans, and color and material board, except as modified herein. 2. Submit all exterior lighting plans, landscape and irrigation plans, solid waste and recycling plans shall be submitted for review and approval prior to the issuance of building permits. 3. The applicant will devote I % of the total cost of the proposed project to the procurement and installation of works of fine art. 4. Architecturally screen and/or locate out of public view all utilities and equipment. 2- 50 CVRC Resolution No. 2006- Page 4 5. Repair or replace all cracked or broken tiles on planter boxes in front and, on the north side, of the building. 6. Repair all damaged walkways surrounding the building. 7. A graffiti resistant treatment shall be specified for all wall and building surfaces and shall be noted on all building and wall plans prior to issuance of building permits. 8. The project shall comply with applicable codes and requirements including but not limited to CBC, CFC, CMC, CPC, CEC, ADA requirements, Title 24, and other codes in effect at the time of issuance of any permit. 9. The applicant/owner shall comply with all applicable federal, state, and local requirements, and in any case where it does not comply, this permit is subject to modification or revocation. 10. This permit shall become void and ineffective if not used or extended within one year from the effective date thereof, in accordance with Section 19.14.600 of the Municipal Code. II. This permit shall be subject to any and all new, modified, or deleted conditions imposed after approval of this permit to protect the public from a specific condition dangerous to its health or safety or both due to the project, which condition(s) the City shall impose after advance written notice to the permittee and after the City has given the permittee the right to be heard with regard thereto. However, the City in exercising this reserved right/condition, may not impose a substantial expense or deprive permittee of a substantial revenue source which the permittee cannot, in the normal operation of the use permitted, be expected to economically recover. 12. The applicant shall and does hereby agree to indemnify, protect, defend, and hold harmless the City, its Council members, officers, employees, agents, and representatives from and against all liabilities, losses, damages, demands, claims, and costs, including court costs and attorney's fees (collectively, liabilities) incurred by the City arising directly or indirectly from a) City's approval and issuance of this permit, b) City's approval or issuance of any other permit or action, whether discretionary or non discretionary, in connection with the use contemplated herein, and without limitation, any and all liabilities arising from the operation of the facility. Applicant shall acknowledge their agreement to this provision by executing a copy of this permit where indicated below. The applicant's cOlI\Pliance with this provision is an express condition of this permit and this provision shall be binding on any and all of the applicant's successors and assIgns. F. EXECUTION AND RECORDATION OF RESOLUTION OF APPROVAL The property owner and the Applicant shall execute this document by signing the lines provided below, said execution indicating that the property owner and Applicant have each read, 2 - 51 CVRC Resolution No. 2006- Page 5 understood, and agreed to the conditions contained herein. Upon execution, this document shall be recorded with the County Recorder's Office of the County of San Diego, and a signed, stamped copy returned to the Community Development Department. Failure to return a signed and stamped copy of this recorded document within ten days of recordation to the Community Development Department shall indicate the property owner/Applicant's desire that the Project, and the corresponding application for building permits and/or a business license, be held in abeyance without approval. Said document will also be on file in the Community Development Department's files and known as Resolution No_. Signature of Property Owner/Applicant Date Signature of Property Owner/Applicant Date G. CONSEQUENCES OF FAILURE OF CONDITIONS If any of the forgoing conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, and any of such conditions fail to be so implemented and maintained according to their terms, the Redevelopment Agency shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; institute and prosecute, litigate, or compel their compliance; or seek damages for their violations. Applicant or successor in interest gains no vested rights by the Redevelopment Agency appnwal of this Resolution. H. INVALIDITY; AUTOMATIC REVOCATION It is the intention of the Redevelopment Agency that its adoption of this Resolution is dependent upon the enforceability of each and every term, provision, and condition herein stated; and that in the event that anyone or more terms, provisions, or conditions are determined by a Court of competent jurisdiction to be invalid, illegal, or unenforceable, this resolution and the permit shall be deemed to be automatically revoked and of no further force and effect ab initio. 1. NOTICE OF EXEMPTION . The Environmental Review Coordinator has reviewed the proposed project for compliance with the California Environmental Quality Act and has determined that the project qualifies for a Class 1 (existing facilities) categorical exemption pursuant to Section 15301 of the State CEQA Guidelines. 2 - 52 CVRC Resolution No. 2006- Page 6 BE IT FURTHER RESOLVED that the Chula Vista Redevelopment Corporation of the City of Chula Vista does hereby recommend that the Redevelopment Agency (1) approve Design Review Permit (DRC-05-50); and (2) adopt an Owner Participation Agreement for exterior and interior tenant improvements to modify an existing 25,742 square-foot structure located at 320 Third Avenue for the operation of a new athletic fitness health club (Fancher Development Services). Presented by: Approved as to form by Dana M. Smith Assistant City Manager/ Director of Community Development Ann Moore General Counsel I 2 - 53 Revised Resolution - Item No.2 RESOLUTION NO. RESOLUTION OF THE CHULA VISTA REDEVEOPMENT CORPORATION RECOMMENDING THAT THE REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA (1) APPROVE DESIGN REVIEW PERMIT (DRC-05-50); AND (2) ADOPT AN OWNER PARTICATION AGREEMENT FOR EXTERIOR AND INTERIOR TENANT IMPROVEMENTS TO MODIFY AN EXISTING 25,742 SQUARE-FOOT STRUCTURE LOCATED AT 320 THIRD AVENUE FOR THE OPERATION OF A NEW ATHLETIC FITNESS HEALTH CLUB (FANCHER DEVELOPMENT SERVICES) WHEREAS, it is the role and responsibility of the Chula Vista Redevelopment Corporation (CVRC) to review Owner Participation Agreements (OPA) prior to submittal to the Redevelopment Agency; and WHEREAS, Fancher Development Services has filed a design review application to perform exterior and interior tenant modifications to the existing structure located at 320 Third Avenue for the purpose of opening a fitness health club; and WHEREAS, the structure, built in 1983, was previously occupied by the CinemaStar Theater and has been vacant for over five years; and WHEREAS, the project site is located within the Towne Centre I Redevelopment Project Area and an Owner Participation Agreement (OPA) is required from the applicant; and WHEREAS, on May 25, 2006, the CVRC held a public hearing to consider this proposed project and OPA and directed the applicant and staff to present the current tenant improvement design to the following organizations: the Third Avenue Village Association (TAVA) Board and Design Sub-committee and the Town Centre Project Area Committee (TCPAC); and WHEREAS, the Northwest Civic Association and Crossroads " also requested that the applicant present the design to their respective organizations; and WHEREAS, these presentations occurred in June and July 2006; and WHEREAS, the applicant has incorporated significant design element changes in response to the input received; and WHEREAS, minor revisions to the OPA will be made regarding the release of an easement, restrictions on retail use, and providing enhanced plaza elements. NOW, THEREFORE, BE IT RESOLVED that the Chula Vista Redevelopment Corporation does hereby recommend that the Redevelopment Agency of the City of Chula Vista (1) approve Design Review Permit (DRC-05-50), including the design revisions noted in the staff report dated July 13, 2006; and (2) adopt an Owner Participation Agreement, incorporating the modifications noted herein, for exterior and interior tenant improvements to modify an existing 25,742 square-foot structure located at 320 Third Avenue for the operation of a new athletic fitness club. PRESENTED BY APPROVED AS TO FORM BY Ann Moore General Counsel Dana M. Smith Secretary RoI'v",ed p I ann n g & Building Planning Division Department Development Processing CllY OF CHULA VISTA APPLICATION APPENDIX B Disclosure Statement Pursuant to Council Policy 101-01, prior to any action upon matters that will require discretionary action by the Council, Planning Commission and ali other official bodies of the City, a statement of disclosure of certain ownership or financial interests, payments, or campaign contributions for a City of Chula Vista election must be fiied. The following information must be disclosed: 1. List the names of all persons having a financial interest in the property that is the subject of the application or the contract, e.g., owner, applicant, contractor, subcontractor, material supplier. ;24 KO\J~ f\T"esS' -r"eNIoNT" IN" rA~T"Hjf'~~ CA'-IFO~IJ.. Gt!JII,;,u1... P"<2.T...-eIC.'H'P f'f.oPP-~T"'(' CHVN~'- 2. if any person" identified pursuant to (1) above is a corporation or partnership, list the names of all individuals with a $2000 investment in the business (corporation/partnership) entity. Af./JII..o ~ c.\'" ~"''''c.~ ~tCec.o '-" 5(..o"fT ~ ~ Vr;#.." If any person" identified pursuant to (1) above is a non-profit organization or trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. 3. Please identify every person, including any agents, employees, consultants, or independent contractors you have assigned to represent you before the City in this matter. C:;~OR..y 6c.o"Tl" . ,Wr.. /I/'NA RAe", F_c.~u... DEV~6\'f' ~eT\i.1L c.ltllalL\. ,.V~ (3,....... OIl6HT"olo( ~'f t-IovL ~ ol!,(U.:r V""~ I, W'G:tz.,-..., ,,^'-0H:>e. W'A~ . Has any person" associated with this contract had any financiai dealings with an official" of the City of Chula Vista as it relates to this contract within the past 12 months. Yes_ NoX- 4. 5. If Yes, briefly describe the nature of the financial interest the official" may have in this contract. 6. Have you made a contribution of more than $250 within the past twelve (12) months to a current member of the Chula Vista City Council? NoP( Yes _If yes, which Council member? 276 Fourth Avenue Chula VistJ California 91910 (619) 691-5101 P I ann n g & Building Planning Division Department Development Processing CllY OF CHULA VISTA APPLICATION APPENDIX B Disclosure Statement - Page 2 7. Have you provided more than $340 (or an item of equivalent value) to an official" of the City of Chula Vista in the pas~elve (12) months? (This includes being a source of income, money to retire a legal debt, gift, loan, etc.) Yes~ No$... RV " Yo, w"''" ~;d,'" '"' ~,' w" ,., ,"om 0' ""m ,=,"," 7 In/oft:, 1/ / C ~~YPD~ Signature' of Contractor/Applicant f<'OdEIL-r A. V""C.rll type name of Contractor/Applicant Date: A"~ r~LT"'~ Print or Person is defined as: any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, any other county, city, municipality, district, or other political subdivision, -or any other group or combination acting as a unit. .. Official inciudes, but is not limited to: Mayor, Council member, Planning Commissioner, Member of a board, commission, or committee of the City, employee, or staff members. 276 Fuurth Avenue Chula Vista California 91910 16191691-5101 . .. CVRC Board Staff Report - Page 1 Item No. 3 CORPORATION C!-ill! r\ VI5T/\ DATE: July 13, 2006 FROM: CVRC Board of Directors / Jim Thomson, Interim Chief Executive Officer (jl IrV Ann Hix, Acting Director of Community Development~\ Mary ladiana, Planning Mana~er W Public Hearing to Close 45-day Public Review Period for the Draft Environmental Impact Report (EIR - 06-01) for the City of Chula Vista's Draft Urban Core Specific Plan TO: VIA: SUBJECT: On May 24, 2005, the City Council and Redevelopment Agency took several joint actions to officially form the Chula Vista Redevelopment Corporation (CVRC). The functions and duties assumed by the CVRC are outlined in CVMC Section 2.55 and include the administrative and quasi-judicial duties of the Planning Commission, including the procedural requirement to conduct a public hearing and close the public review period of Draft Environmental Impact Reports (EIR). The item before the CVRC is a public hearing to accept public testimony on the Draft EIR prepared for the Urban Core Specific Plan (UCSP). The public hearing would close the 45-day public review period, which started on May 30, 2006. As described below, oral testimony submitted at the public hearing, as well as written comments submitted during the 45-day public review period, will subsequently be responded to in written form and will comprise the Final EIR. The Draft UCSP and Final UCSP EIR will be the subject of public hearings later this summer. BACKGROUND The following is a brief overview of the existing procedural requirements for accepting public input on a Draft EIR, including City of Chula Vista's local requirement to close public review with a public hearing. The relevant process specific to the Draft EIR for the UCSP is noted. On May 30, 2006, a Notice of Completion (NOC) was filed with the State Clearinghouse and Notice of Availability (NOA) was distributed and posted pursuant to California Environmental Quality Act (CEQA). Filing of a NOC and distribution of the NOA of the Draft EIR allows the City to begin the formal process of requesting comments on the Draft EIR. Pursuant to CEQA Guidelines Section 15105(a), the public review period for a draft EIR shall not be less than 30 days but not less than 45 days, when submitted through the State Clearinghouse for review by 3 -1 Staff Report - Item No.3 July 13, 2006 Page 2 state agencies. The Draft EIR for the UCSP was submitted through the State Clearinghouse for review by state responsible agencies, such as CAL TRANS. Although public hearings may be conducted on the environmental documents, they are not required as an element of the CEQA public review process. However, in addition to the CEQA statutes and guidelines, the City of Chula Vista has established its own Environmental Review Procedures. These procedures provide additional opportunity for public input through oral testimony at a public hearing which is conducted to close public review. Pursuant to Section 6.8 of the City of Chula Vista Environmental Review Procedures, the public review period for a draft EIR "...shall terminate with the closing of the public hearing ... to provide input on the Draft EIR." All comments received at the CVRC public hearing to close public review, will be responded to in writing as part of the Final EIR. Pursuant to CEQA Guidelines Section 15088(a), the lead agency "...shall evaluate comments on environmental issues received from persons who reviewed the EIR and shall prepare a written response." The requirement that a written response be provided to comments received on a Draft EIR precludes staff from responding to comments provided at the hearing to close the public review period. All comments received on the Draft EIR during the public review period become part of the administrative record and will be included in the Final EIR. All persons and agencies providing comment on the EIR will be afforded the opportunity to review the response to comments prior to the certification of the Final EIR. Finally, at the public hearing the CVRC Board can either make individual comments on the Draft EIR, or through a motion, make comments on the document as a CVRC Board. If only individual comments are made, the CVRC Board does not need to take formal action to comment on the Draft EIR. It is important to note that comments by either the public or the CVRC Board provided at this time should be limited to the adequacy of the Draft EIR. Upon completion of the Final EIR, the entire project (UCSP and Final EIR) will be brought before the CVRC Board for consideration and recommendation to the City Council/Redevelopment Agency. RECOMMEN DATION Staff recommends that the CVRC Board: 1. Accept oral comments on the Draft UCSP EIR for written response by City staff in the Final EIR. 2. Upon receipt of oral testimony, close the 45-day public review and comment period. 3-2 Staff Report - Item No.3 July 13, 2006 Page 3 CONClUSION The foregoing provides a summary of the City of Chula Vista Environmental Review Procedures and the CEQA Guidelines pertaining to receiving and responding to comments received on a Draft EIR during public review. Staff recommends that the CVRC Board conduct a public hearing to receive comments on the adequacy of the Draft EIR for the Draft UCSP. At the conclusion of the public and CVRC Board comments, the CVRC Board should close the public hearing, thus ending the public review period for the Draft EIR. PREPARED BY: Brian Sheehan, Senior Community Development Specialist 3-3 J \:., "? ., -' SC~ ~NING \w"V CENTER G01!ernmental Sen'ices Planning & Urban Design Environmmtal Stlldies Landscape Architecture 1580 Metro Drive July 13, 2006 Costa Mesa, CA 92626 Phone: 714.966.9220 Fax: 714.966.9221 City of Chula Vista Redevelopment Agency 276 4th Avenue Chula Vista, CA 91910 Email:costamesa@pfanningcenter.com Subject: Review of the Draft Environmental Impact Report for the City of Chula Vista's Urban Core Specific Plan, May 2006, on behalf of Mr. Earl Jenl2 To City of Chula Vista Redevelopment Agency: On the behalf of our client, Mr. Earl Jenl2, we have conducted a third-party adequacy review of the Draft Environmental Impact Report (EIR) for the City of Chula Vista's Urban Core Specific Plan (May 2006). Our review focuses on compliance with the California Environmental Quality Act (CEQA) as amended through January 1, 2005, and the State CEQA Guidelines as amended through October 6, 2005. Our review comments on the following pages are organized under two primary categories: (1) Environmental Process Comments and (2) Comments by EIR Section. Technical review comments are included in the latter. We have also attached peer review comments by Urban Crossroads, the technical consultant retained to review the Draft EIR Traffic Study. In general we find this Draft EIR to be a well-organized document with meaningful analysis. We have, however, identified areas of analysis that have not been completed and are important for full public disclosure of the potential environmental impacts of this project. It is our recommendation that a review of these issues be conducted by the City and, at a minimum, evaluation and appropriate mitigation to address these issues be incorporated into the Final EIR for the project. If a determination is made that any of these impacts would result in a new significant impact not disclosed in the EIR, the EIR would require revision and recirculation in accordance with CEQA Guidelines Section 15088.5. Our attached comments also provide our recommendations with respect to environmental review of subsequent projects within the UCSP area. We believe that it is important that the Secondary Study, as proposed for individual development projects be based on the standard CEQA Guidelines Appendix G checklist to assure that potential environmental impacts are not overlooked. If the Appendix G checklist is not used, the City should formally adopt City-specific significance thresholds to evaluate new development. July 13, 2006 Page 2 of 12 We appreciate this opportunity to be of service. If you have any questions regarding our review or specific comments, please contact us. Sincerely, THE PLANNING CENTER , ~/ JoAnn C. Hadfield Director. Environmental Services cc: Brian Sheehan Senior Community Development Specialist ~6 July 13, 2006 Page 3 of 12 ENVIRONMENTAL PROCESS ---.----- . It appears that no Initial Study was prepared and there is no discussion justifying why numerous CEQA thresholds are not addressed. CEOA does not require preparation of an Initial Study if a lead agency has already determined that an EIR will be prepared for a project (CEOA Guidelines Section 15060, Preliminary Review). The CEOA Guidelines, do however, specify that "In the absence of an initial study, the lead agency shall still focus the EIR on the significant effects of the project and indicate briefly its reasons for determining that other effects would not be significant or potentially significant." Although Draft EIR Chapter 9.0 explains the rationale for eliminating agricultural resources, biological resources, and mineral resources from further review, there is no explanation why numerous CEOA Guidelines Appendix G significance thresholds have not been addressed in the respective topical sections. Potential impacts of concern are highlighted under Comments by EIR Section below. As an example, the Draft EIR completely neglects addressing potential vibration issues and construction noise impacts. CEOA Guidelines Section 15063, Initial Study, clarifies that the individual conclusions reached by an Initial Study must be based on some evidence. Entries on a checklist or other form should be briefly explained to indicate the basis for determinations. Since no Initial Study has been prepared and because the Draft EIR does not address several issues that should have been either addressed or closed out and documented within the scoping process, the environmental process for the Urban Core Specific Plan (UCSP) EIR has not complied with CEOA. At a minimum, CEOA Initial Study checklist questions not addressed in the Draft EIR should be evaluated and documented in the Final EIR for the project. If any of the impacts are determined to be potentially significant, the EIR should be revised and recirculated. ~~ . The Notice of Preparation (NOP) identified the document to be prepared as a Master EIR and the Draft EIR describes it as a Program EIR. It is important that the Draft EIR functions as a Program EIR (not an MEIR) with appropriate subsequent environmental documentation for individual projects. The Master EIR (MEIR) under CEOA introduced the concept of "frontloading," that is, the MEIR would be prepared for a planning program such as a General Plan or Specific Plan, and provide project-level detail in order to avoid or streamline subsequent environmental review. The UCSP EIR has not been prepared at this level of detail. Moreover, a Master EIR expires in five years, after which a subsequent or supplemental EIR or specific findings are required. The description of the Draft EIR as a Program EIR as described in Section 2.3.3 and Section 3.4.8.2 is more appropriate. Subsequent project review should be addressed in accordance with CEOA, and rely on the Program EIR only if it adequately addresses potential impacts for the individual project. . The Secondary Studies for individual projects as described in Section 2.3.3, Subsequent Environmental Review, should be based on the standard CEQA Guidelines Checklist or equivalent checklist adopted by the City of Chula Vista. The description of a Secondary Study for future development within the UCSP area is vague. In accordance with CEOA, the environmental review of projects (other than those determined to be exempt from CEOA review) should be based upon the completion of an Initial Study. As with the Draft EIR, if a review of each CEOA checklist question is not performed for individual development projects, it is likely that potential environmental impacts associated with these projects will be overlooked. For example, based on a Secondary Study, decision makers may conclude that a proposed land use is within the scope of, and consistent with, the UCSP EIR, and therefore does not July 13, 2006 Page 4 0112 require additional review. Since the Draft EIR did not address several issues such as construction noise, construction traffic and parking impacts, and vibration impacts, these impacts may subsequently be overlooked for individual projects and not appropriately mitigated. The review process should be defined to include a review of the CEQA Guidelines Appendix G checklist to assure that all potential impacts have been considered. . The review process, as shown on the flowchart on Draft EIR Figure 3-30, for all subsequent UCSP projects not exempt from CEOA should specify completion and public disclosure of a CEOA Initial Study checklist. As indicated in the previous comment, without completion of the CEQA Initial Study checklist, potentially significant environmental impacts may be overlooked. In many cases, the City's Community Development Department may appropriately determine that the Final UCSP Program EIR sufficiently addresses project-specific impacts. This conclusion, however, should be supported and publicly disclosed. . If the City has not formally adopted CEOA significance thresholds unique to the City, both the USCP Draft EIR and subsequent environmental review for projects should rely on the CEOA Guidelines, Appendix G thresholds. There is no evidence that the City has adopted CEQA significance thresholds. Although the analyses of several environmental topics in the Draft EIR mirror the Appendix G thresholds, other sections use customized criteria without an explanation. As noted above, this approach has resulted in the omission of important analysis for the project (e.g., potential vibration impacts, construction-related impacts, etc.). The Final EIR should address each of the omissions as noted in the Comments by EIR Section below, and in lieu of the City adopting customized thresholds, subsequent environmental review should be based on the CEQA Guidelines, Appendix G checklist. ~~ COMMENTS BY EIR SECTION LAND USE . Land Use compatibility conclusions are not adequately supported. Section 5. t .3.4 b., Noise, inaccurately concludes that mitigation measures in the noise section mitigate potential noise impacts, including any related land use incompatibility, to a less than significant level. As discussed below under Noise, these mitigation measures only address noise impacts to future sensitive uses within the UCSP area and do not address existing sensitive resources. Potential project-related noise impacts to existing single-tamily, multitamily, and mobile home residences have not been analyzed and no mitigation for these existing uses has been recommended. Similarly, the noise section does not address potential construction or operational vibration impacts. Such impacts could result in significant land use compatibility issues. . Traffic impacts that result in LOS below the adopted General Plan standard also constitute a significant land use impact (inconsistency with adopted plans). Draft EIR Section 5.8, Traffic, Circulation and Access, concludes that three area intersections and one roadway segment will not achieve an acceptable Level of Service (LOS Dj as defined by the General Plan Update upon buildout of the UCSP and implementation of recommended mitigation. These impacts are determined to be significant, unavoidable traffic impacts. These impacts also represent a significant Land Use impact since the minimum performance standard defined in the General Plan update for the Urban Core is LOS D. Implementation of the UCSP would not be consistent with Land Use Criterion 1 - Conformance with Relevant Plans and Policies. July 13, 2006 Page 5 of 12 . Potential shade and solar access impacts have not been adequately addressed and mitigation performance standards for future development have not been provided. The Draft EIR discloses the potential for future development of multistory buildings to result in one structure blocking an adjacent structure's sunshed or line of sight to the sun. The land use section notes that structures with heights of up to 84 feet (Third and H Street) and 210 feet (at the trolley stations) present the greatest concern. The Draft EIR does not provide an environmental analysis of this impact, but instead defers this analysis to subsequent studies that will be required in accordance with the UCSP development review process. The Draft EIR refers to UCSP, page VI-40. This section of the UCSP (Chapter VI, Land Use & Development Regulations, D. Special Provision for Neighorhood Transition Combining Districts and Transit Focus Areas) requires the following with respect to a future study for potential shade/shadow impacts: h. As part of the project design and submittal, developments within Transit Focus Areas shall conduct studies to assess the effects of light and solar access, shadowing, and wind patterns on adjacent buildings and areas. With respect to CEOA, this is impermissible deferral of analysis and mitigation. The requirement is not formalized as a CEOA mitigation measure (for which subsequent monitoring would assure implementation), and only specifies the requirements for a study. It does not provide performance standards. Moreover, since the requirement only applies to the Transit Focus Areas, it does not encompass all areas that would allow buildings as high as 84 feet (such as Village District V-3). The Final EIR should address this issue, and at a minimum provide mitigation measures, including performance standards, to assure that this potential impact will be analyzed and mitigated for future development. LANDFORM ALTERATION/AESTHETICS ~~ . Visual simulation for Third Avenue is not representative of potentially significant impacts to visual character along this roadway. Draft EIR Figure 5.2-2 shows an aesthetic and likely accurate simulation of potential future visual impacts from the viewpoint of the intersection of Davidson Street and Third Avenue. It would be helpful to have a similar visual simulation prepared for the intersection of E Street and Third Avenue within the proposed V-3 district, which would allow buildings up to 84 feet in height. Considering that this is almost twice as high as the corner building simulated in Figure 5.2-2, it would appear that an 84-foot-high building would be out of scale with the visual character of this roadway. POPULATION AND HOUSING . Information regarding the potential housing units and residents that are likely to be displaced by project implementation is not provided. The analysis in this section relies solely upon the fact that the UCSP would allow a substantial increase in the number of housing units. It does not analyze the location or number of existing housing units that would likely be displaced, or characterize the existing residents of those units. For example, it should be noted whether it is anticipated that mobile-home parks would be redeveloped. There is also no discussion regarding owner- vs. renter-occupied housing and the potential housing mix and availability of comparable housing within the Urban Core in the future under the UCSP. Without further analysis, it is not clear that affordable housing will be available to the residents displaced and this section of the EIR cannot conclude that impacts to existing residents would not be significant. July 13, 2006 Page 6 of 12 . Potential impacts associated with Criteria 2 and 3 should be deemed significant and unavoidable. This section of the Draft EIR concludes that the displacement of substantial housing units and substantial people would be less than significant essentially because "continuous production of housing elsewhere within the Urban Core would ensure replacement of housing and provide a continuous source of housing options." The discussion under both criteria does acknowledge that a temporary housing displacement and displacement of people would occur. The fact that the General Plan Update and UCSP designate land uses to accommodate a significant future increase in housing units does not negate the significance of a substantial displacement of people and housing. Moreover, the conclusion that this impact would be temporary does not make it less than significant. Without further analysis, the Draft EIR should conclude that this is a significant project impact, particularly in light of the fact that the Housing Element for the City is still under preparation. HYDROLOGY AND WATER QUALITY . The Draft EIR fails to address several key, potential hydrological impacts. Among others, the following thresholds included in the CEOA Appendix G checklist have not been addressed for the project: VIII HYDROLOGY AND WATER QUALITY Would the project: g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? ~~ h) Expose people or structures to significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? i) Inundation by seiches, tsunami, or mudflow. Because an Initial Study was not prepared for the project, potential impacts associated with these thresholds have not been addressed. It may be that the General Plan Update EIR addressed these impacts for the Urban Core. If so, the Draft EIR needs to specifically explain and reference that analysis. If not, these issues need to be addressed in the Final EIR for the UCSP. TRAFFIC, CIRCULATION AND ACCESS (The following comments are in addition to the peer review of the traffic study prepared by Urban Crossroads [letter attached].) . The Significance Criteria fail to include a threshold for potential parking impacts or emergency access impacts. The following thresholds included in the CEOA Appendix G checklist have not been addressed for the project: xv TRANSPORTATION/TRAFFIC Would the project: e) Result in inadequate emergency access? July 13, 2006 Page 7 of 12 f) Result in inadequate parking capacity? Although the project description includes a discussion of parking requirements, the adequacy of the parking should also be addressed in the traffic section. Within the traffic section, potential construction-related impacts should also be addressed. Traffic and parking construction-related impacts related to large-scale development as permitted under the UCSP often result in severe disruption to existing uses, such as the retail uses along Third Avenue. The Draft EIR should include the above criteria, address the potential impacts, and detail requirements in the form of mitigation measures to assure that the impacts associated with individual projects in the future are adequately mitigated. NOISE . Analysis fails to address potential vibration impacts. The following threshold included in the CEQA Appendix G checklist has not been addressed for the project: XI NOISE Would the project result in: b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? RAIL-LlNE-RELATED VIBRATION ~~ Vibration impacts on existing or proposed sensitive receptors (structures or people) should be evaluated in the noise analysis. Vibration levels generated by existing and future use of the rail line should be evaluated for the proposed residential in proximity to the rail line. Wood-framed construction could amplify vibration levels felt by occupants by as much as 10 VdB. The acoustical analysis for individual projects should ensure that construction within the vicinity of the railroad would not result in perceptible levels of vibration for future residents. Additional building design measures, such as concrete, iron or steel, or masonry framing, may be necessary for habitable structures in close proximity to the rail line. The Program EIR should analyze the areas of potential impact within the UCSP area and specify mitigation measures and performance standards for future development projects. CONSTRUCTION-RELATED VIBRATION The noise analysis also needs to evaluate vibration levels generated by construction equipment, which may result in damage to fragile historic or potentially historic structures. Buildings founded in the soil in the vicinity of a construction site respond to vibrations, with varying results ranging from no perceptible effects at the lowest levels to slight damage at the highest levels. Ground vibrations very rarely approach levels that can damage structures; however, according to the Federal Transit Administration (FTA), old fragile historic structures are an exception and therefore special care must be taken to avoid damage (FTA 1995). Activities that could result in structural or cosmetic damage to old fragile historic buildings include blasting, pile driving, demolition, and drilling or excavation. As the UCSP area is host to several old historic or potentially historic structures, acoustical analysis for individual projects within the vicinity of fragile historic or potentially historic structures would need to detail construction schedules and equipment usage, which could result in levels of vibration that exceed the FTA's vibration threshold criteria for fragile historic buildings (0.20 inch per second [100 Vdb] for fragile buildings and 0.12 inch per second [95 VdB] for extremely fragile historic buildings). July 13, 2006 Page 8 of 12 The Draft EIR should specify requirements for subsequent project-specific acoustical studies and detail performance standards to limit vibration impacts. Project-specific acoustical analyses should include measures to avoid structural or cosmetic damage to fragile historic structures. As part of the acoustical analysis for vibration, the existing condition of the historic building(s) in the vicinity of the construction site should be evaluated to assess the current foundation and structural condition of the fragile historic or potentially historic structure so that actual cosmetic or structural damage to the historic building that occurs as a result of construction activities can be remediated. . Analysis fails to address potential construction noise impacts. The following threshold included in the CEOA Appendix G checklist has not been addressed for the project: XI NOISE Would the project result in: c) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project Potential construction noise impacts on existing sensitive receptors should be evaluated in the noise analysis. Section 5.9.1.1, Existing Noise Standards, on Page 5-194 details the Cify's Noise Control Ordinance (Chapter 19.68), which includes the City's construction restrictions. The noise analysis needs to include an evaluation of the project's construction noise impacts on existing sensitive uses. The acoustical analysis for individual projects should include an evaluation of the project's construction-equipment-generated noise levels in relation to the City's Noise Control Ordinance. Depending on the type of construction activity, duration, and equipment, achieving a 12-hour Leq of 75 dBA at sensitive land uses may not be feasible without additional construction noise reduction measures. ~~ . The Noise analysis does not address impacts to existing sensitive uses. The analysis of potential project-related noise impacts focuses on the potential noise impact to future development projects (residents, etc.) of the UCSP area. CEOA analysis typically focuses on the impact of a proposed project on existing uses. The noise analysis does not address the potential impacts on existing sensitive land uses, including residences, within the UCSP area. Similarly, it provides no mitigation for such impacts. The location of existing sensitive noise receptors needs to be identified and potential noise impacts of buildout out of the UCSP need to be evaluated. These impacts may include a substantial increase in traffic noise, which could result in an exterior noise environment that exceeds the City's compatibility standards for that land use (see Criterion 1, on page 5-197). With an increase in exterior noise levels brought about by the project, the interior noise environment of residential structures, especially those of older inferior construction, may exceed the state's 45 dBA CNEL interior noise standard and Criterion 2, "Result in interior noise levels that exceed 45 dBA CNEL due to exterior sources for habitable rooms in residences." . The Draft EIR incorrectly states that the California Building Code exempts single-family residences from the 45 dB CNEL interior standard. The 45 dB CNEL standard applies to both single-family and multifamily residential structures. As noted in the previous comment, the analysis should also have included an assessment of project noise impacts to existing sensitive uses. July 13, 2006 Page 9 of 12 . The Draft EIR fails to evaluate single-event noise impacts on the existing and future sensitive noise receptors. The Draft EIR presents single-event noise data for trolleys and freight trains but does not evaluate single-event noise impacts relative to quality-of-life issues such as speech interference and sleep disturbance. The Draft EIR did convert single-event noise to the 24-hour CNEL noise metric, but this noise metric does not directly evaluate whether quality-of-life issues such as sleep disturbance would be affected. The following court cases have established that cumulative noise metrics such as the 24-hour CNEL are not sufficient to address noise impacts. Though these cases were based on airport noise, train noise is similar in terms of having high-magnitude single-event noise levels. The Oakland Airport's sole use of a CNEL noise standard and the deficiency of not addressing noise from single-event flyovers in an EIR was found inadequate in the Berkeley Keep Jets over the Bay Committee v. Board of Port Commissioners of the City of Oakland (Nos. A086708, A087959, A089660), Aug. 30, 2001. The case of Davison v. Department of Defense (S.D. Ohio 1982) 560 F.Supp 1019 also ruled that use of a single cumulative 24-hour noise metric is not sufficient. The court held that the 24-hour daytime nighttime level (DNL), similar to the CNEL, did not adequately inform the public about how an increase in nighttime flights would affect sleep in a nearby residential area. In the case Oro Fino Gold Mining Corp. v. County of EI Dorado (1990) 225 Cal.App.3d 872 [274 Cal.Rptr. 720], the court ruled that citizens' personal observations about the significance of noise impacts on their community constituted substantial evidence that the impact may be significant and should be assessed in an EIR, even though the noise levels did not exceed general planning standards (Id. at pp. 881-882). ~~ . The noise impact of future freeway noise was not evaluated. The Year 2030 traffic noise contours do not appear to reflect freeway noise impacts (Draft EIR Figure 5.9-3). Freeway noise is the largest source of noise in the project area. The Final EIR should either document that these traffic volumes have been reflected or revise the analysis to incorporate this impact. . The potential impact of an increase in freight train volumes should be evaluated. Potential noise impacts associated with future train volumes should be evaluated. The quantity of international freight has increased substantially in the recent past. The Final EIR should incorporate an analysis of potential increases in freight train activity to ensure that noise levels from this source have been adequately documented. AIR QUALITY . It is unclear why the Draft EIR uses the South Coast Air Quality Management District (SCAQMD) significance thresholds instead of the San Diego Air Pollution Control District (SDAPCD) thresholds. The San Diego Air Pollution Control District (SDAPCD) has adopted their own thresholds of significance for projects for the purpose of achieving state and federal Ambient Air Quality Standards within the San Diego Air Basin (SDAB). As such, while the South Coast Air Quality Management District (SCAQMD) thresholds of significance provide a means for assessing air quality impacts, it is more appropriate to use the standards for the Basin the project is located in, when available. This standard can be found under SDAPCD Regulation 2, Rule 1501, 20.2 (d) (2): Operational Emission Thresholds. The following table lists the SDAPCD's thresholds of significance: July 13, 2006 Page 10 of 12 SDAPCD Threshold of Significance (Ibs per day) AIr Pollutant OperatIonal Phase Carbon Monoxide (Co) 550 Ibs/day Nitrogen Oxides INO" \ 250 Ibs/day Sulfur Oxides 150"\ 250 Ibs/day ParticulateslPM,J 100lbs/day Source: SDAPCD Regulation 2, Rule 1501, 20.2 Id) (2): Operational Emission Thresholds If the City has adopted the SCAQMD criteria for significance, the policy document that codifies these thresholds should be cited. . Potential construction-related air emissions are typically evaluated on a daily basis instead of a quarterly or annual basis. The Draft EIR failed to evaluate construction emissions under the daily SCAQMD significance threshold. The SCAQMD no longer requires the use of the quarterly significance threshold but they do require the use of the daily threshold. Daily SCAQMD thresholds for four of the five air pollutants are more restrictive than the quarterly threshold when the daily threshold quantities are extrapolated for a quarter. As such, potential construction-related air quality impacts are likely understated. The hypothetical project construction pollutant emissions shown in Table 5.10-5 and Table 5.10-6 base impacts on a yearly or quarterly basis only; however, construction pollutant emissions are generally greatest during the grading/excavation phase of the project (except for emissions of ROG, which are greatest during the architectural coating phase). Excavation for building footings may require a substantial number of heavy construction equipment and/or soil haul trips, which may generate emissions that exceed the SCAQMD construction emission thresholds. While many individual projects may not exceed these thresholds, the potential exists for a significant impact to occur not only from cumulative projects occurring at the same time within the UCSP, but from individual projects as well. While mitigation measure 5.10.5-4 may reduce pollutant emissions during construction, individual projects would need to demonstrate attainment of the SCAQMD thresholds adopted by the City, including, when adopted, the new PM2., significance threshold. While construction impacts are short term, individual projects should also include an assessment of sensitive receptors that may experience locally elevated concentrations of pollutants. ~~ . The Draft EIR inaccurately concludes that the project would not result in a significant contribution to an existing or projected air quality violation. The Draft EIR states "There are no existing or projected air quality violations in the UCSP area, Furthermore, there are no toxic air emitters proposed as part of the UCSP. All proposed land uses are multi-family residential, commercial, retail, or public uses, and no industrial uses are proposed. Therefore, there will not be a significant contribution to an existing or projected air quality violation, and no significant impact relative to Criteria 2." This statement is inaccurate. The California Ambient Air Quality Standards have been exceeded in the UCSP area and it is in violation for 8-hour ozone, PM,o, and PM2.,. The project will include toxic air emitters such as diesel trucks and cars. Based on the SCAQMD's MATES II air toxics study, diesel particulates are classified as a toxic air contaminant and are responsible for over 70 percent of the cancer risk in the study area. Lastly, the Draft EIR wrongly assumes that multifamily residential, commercial, retail, or public uses would not contribute to the violations in the ambient air quality standards for ozone, PM,o, and PM2.,. These project land uses would generate additional vehicular trips, which result in exhaust emissions, the primary source of man-made air pollution in the air basin. The proposed project was already found to result in an exceedance of the SCAQMD significance thresholds, which indicates that emissions from the project July 13, 2006 Page 11 of 12 are substantial. Though project-related emissions may be less than existing conditions it does not mean that they are insignificant and would not contribute to the current nonattainment of ambient air quality standards. Because the Draft EIR stated that project-related emissions would exceed the significance threshold established by the SCAQMD, it cannot then conclude that "there will not be a significant contribution to an existing or projected air quality violation, and no significant impact relative to Criteria 2." . The mitigation for minimizing the impacts of diesel pollution for residences near roadways needs to be more specific. The Draft EIR notes that significant air quality impacts may occur due to siting residential uses near roadways that have substantial levels of diesel pollution. Mitigation 5.10.5-2 states that site design measures such as ".. .siting residential uses away from the freeway to the extent possible..." would help minimize the exposure to toxic diesel pollutants. The words "extent possible" is vague and undermines the efficacy of this mitigation measure. The Draft EIR already stated that there is a risk of 230 cancers out of 1 million people at a distance of 150 feet from a major roadway. This level of risk greatly exceeds the stationary source threshold of 10 in a million. As such, there needs to be a commitment to remove any sensitive uses within 1,000 feet as suggested in some of the studies incorporated by reference in CARB's CEQA Land Use Handbook. A revised mitigation measure for this impact should detail performance standards for future development within the UCSP area. Mitiga1ion Measure 5.1 0.5-2 states that site design measures to minimize effec1s of diesel pollution would include mechanical and structural measures in the project design. This is vague, and the mechanical and structural measures need to be described and performance standards defined in order for this measure to be implemented and enforced. ~~ ALTERNATIVES No Project Alternative . The conclusion that housing and population impacts for the No Project, Reduced Project, and proposed UCSP would be roughly equivalent is illogical and unsupported. Page 10-1 of the Alternatives section concludes that "Because the potential footprint of the impact area is roughly the same for all scenarios impacts to cultural and paleontological resources, geology and soils, population and housing and hazardous materials risks would be roughly equivalent for the proposed UCSP, the No Project, and Reduce Project alternatives." Housing and Population impacts would not directly correlate to the building footprint for the project. Given that the proposed project would result in an approximate threefold increase in housing and population, this conclusion is blatantly incorrect and should be revised in the Final EIR. . The rationale for concluding that Air Quality impacts associated with the No Project alternative would be greater than the proposed project is not provided. The analysis of the No Project alternative notes that based on modeling results, air quality impacts for the proposed UCSP would be less than those associated with the No Project. The discussion does not explain why this would occur. It is counterintuitive to believe that a threefold increase in housing and population and overall building intensity would result in a decrease in air qualny impacts. This discussion should also address construction-related emissions, which would clearly be much higher for the proposed project than the No Project alternative. July 13, 2006 Page 12 of 12 Reduced Project Alternative . The Draft EIR inaccurately concludes that land use impacts associated with the Reduced Project Alternative would be the same as for the proposed USCP. By definition, the Reduced Project Alternative would result in an approximate 25 percent reduction in development. The Draft EIR (page 10-10) concludes, however, that land use density would be the same as for the proposed UCSP. This alternative should be further described to explain why a decrease in development and number of housing units, etc., would not also result in a decrease in density. It may be logical to define this alternative to include a reduction in allowed building heights, such as in the V-3 District (from 84 feet to 45 feet) to achieve the reduction in housing units and/or commercial square footage. A comparison of a land use plan with appropriate designation to accommodate the uses, and description of height limitations, etc., would be helpful. Since the analysis of this alternative concludes that traffic, noise, air quality, and landform aesthetics impacts would all be less than the proposed project, it seems logical that land use compatibility impacts would also be reduced relative to the proposed project. ~~ 41 Corporate Park, Suite 300 Irvine. CA 92606 949.660.1994 main 949.660.1911 fax www.urbanxroads.com July 12, 2006 Ms. JoAnn Hadfield THE PLANNING CENTER 1580 Metro Drive Costa Mesa, CA 92626 Subject: City of Chula Vista Urban Core Specific Plan (UCSP) Draft Environmental Impact Report (DEIR) Peer Review Dear Ms. Hadfield: Urban Crossroads Inc. is please to provide this peer review of the City of Chula Vista Urban Core DEIR and supporting appendices (traffic study report by Kimley-Horn and Associates dated April, 2006). The DEIR and supporting study evaluate existing and future 2030 conditions and potential impacts with respect to the proposed Urban Core Specific Plan. Key concerns include: . The lack of information regarding the existing parking requirements that are proposed to be superseded by the proposed UCSP parking requirements. The potential for a significant impact to parking availability within the Urban Core area has possibly been ignored based on the lack of information presented. . Similarly, the lack of any existing parking utilization data renders it impossible to determine whether or not the proposed parking supply is adequate to serve the proposed increases in land use intensity within the Urban Core area. Ms. Joann Hadfield THE PLANNING CENTER July 12, 2006 Page 2 · The discrepancies between the DEIR and the supporting traffic study in the appendices to the DEIR regarding the forecasting methodology that was used to determine 2030 traffic volumes. The DEIR refers to a manual factoring process, while the supporting traffic study refers to the regional travel demand model maintained by the San Diego Association of Governments (SANDAG). . Regardless of the forecasting methodology that was actually applied, inadequate information regarding the traffic volume forecasting input data and resulting output information is presented in the environmental document. The DEIR implies that project has been disaggregated to a total of 26 distinct subareas, but no project trip generation data for is provided in the DEIR. · Insufficient information about existing and future (2030) transit utilization is presented in the DEIR. The increases in transit utilization and the resulting affect on vehicular traffic should be expanded substantially to allow a reasonable review of the DEIR with respect to the traffic and mobility findings and conclusions. · Growth in traffic related to residential and office uses appears to be represented in a manner proportional to the growth in actual use. However, the growth in traffic related to retail use is only 60%, while the quantity of retail use is projected to increase by 74%. This discrepancy is explained by a footnote indicating that 650,000 square feet of the proposed retail use (50% of the visitor serving retail use) is assumed to consist of hotels. Although the same footnote references the document Brief Guide of Vehicular Traffic Generation Rates for the San Dieao Reaion, review of this document indicates that no trip rate based on square footage of hotel uses is included in this reference document. Any conversion of square footage to number of hotel rooms or other explanatory variable should be documented in the DEIR. Ms. Joann Hadfield THE PLANNING CENTER July 12, 2006 Page 3 . The roadway capacities cited in the traffic study report indicate that the Urban Core roadways are expected to achieve capacities in excess of typical arterial roadways with the same number of lane elsewhere in the City. This is an unreasonable assumption, as the Urban Core roadways are characterized by reduced lane widths and increased levels of transit, pedestrian, and bicycle activity. All of the factors have been shown to reduce roadway capacity, not increase roadway capacity. The Highway Capacity Manual is cited as the basis of the analysis in the OEIR. These capacity reducing factors should be explicitly included in the analysis, but it does not appear that this is the case. . The OEIR also asserts that "peak hour spreading" will occur in the Urban Core area. No data is presented to support this assumption. Since it is stated that level of service (LOS) "0" is the target that will be maintained for the vast majority of the study area intersections and all of the Urban Core roadway segments, it is not reasonable per the reasoning in the OEIR to assume that levels of congestion will occur that would in fact result in peak hour spreading. . The definition of a significant impact cited in the OEIR includes a requirement that the project cause a five % increase in traffic to result in a significant project impact. This definition is based on a ratio approach that has been increasingly criticized for lack of responsiveness to potential service level changes on roadways that are already heavily traveled. . No information regarding future parking demand and capacity is presented in the OEIR. This lack of information makes it impossible to determine whether or not a significant parking impact should also have been identified. Based on the reduced parking requirements for both residents and guests, as well as the reduced parking requirements for non-residential uses, it is likely that a significant parking impact should also have been identified. Ms. Joann Hadfield THE PLANNING CENTER July 12, 2006 Page 4 SUMMARY Based upon our review, it appears that the DEIR is correct in finding that significant and unavoidable adverse impacts will occur. The DEIR, however, neglects to fully disclose traffic and parking forecasting data and analysis inputs/outputs. Urban Crossroads, Inc. is pleased to provide this review of the Chula Vista Urban Core Specific Plan Draft Environmental Impact Report. Please feel free to contact me at (949) 660-1994 x210 if you have any questions regarding our review of this study. Sincerely, URBAN CROSSROADS, INC. ~~ Carleton Waters, P.E. Principal CW:cg IN:04061-02 : FOLEY )::~ 3 July 13, 2006 ATTORNEYS AT LAW 402 W. BROAOWAY. SUITE 2300 SAN OIEGO. CA 92101.3542 619.234.6655 TEL 619.234.3510 FAX www.foley.com VIA HAND DELIVERY WRITER'S DIRECT LINE 619.685.6426 gmoser@foley.com EMAIL CLIENT/MATTER NUMBER 107841.0101 Board of Directors Chula Vista Redevelopment Corporation and Chula Vista Redevelopment Agency c/o City of Chula Vista 276 Fourth Avenue Chula Vista, CA 91910 Re: Comments on Draft Environmental Impact Report for the City of Chula Vista's Urban Core Specific Plan To the Chula Vista Redevelopment Corporation and Redevelopment Agency: We have reviewed the Draft Environmental Impact Report for the Urban Core Specific Plan on behalf of Earl and Karen Jentz, and offer the following comments regarding the adequacy of this document. Impact on cultural resources The description of "historically significant architectural sites" and the analysis potential impacts of the proposed UCSP in the draft EIR are inadequate because they omit consideration of many buildings in the study area which the City of Chula Vista has previously identified as historically significant in its own publications. For example, in the 1986 publication "Chula Vista Heritage 1911-1986" which was prepared by the city in commemoration of its 75th anniversary, the "People's State Bank" was identified as historically and architecturally significant. This building remains intact at the comer of Third and F Streets in the study area. (An excerpt of this publication is attached hereto as Exhibit A. The complete publication is available in the Chula Vista public library.) Around the same time, the City's own Department of Parks and Recreation prepared a 3- volume "Historic Resources Inventory" which identifies scores of buildings in the UCSP which are not included among those identified in the draft EIR. For example, the City identified the "EI Primero Hotel" located at 416 Third Avenue, as "an important example of the Zig-zag Modeme style in Chula Vista." Also identified by the City (but not identified in the draft EIR), is the Charles Smith Building at 289 Third Avenue which is also said to be of "special significance" for a number of reasons. Excerpts of the City's own analysis of the historical significance of these buildings is attached hereto as Exhibits B and C. BOSTON BRUSSELS CHICAGO DETROIT JACKSONVILLE LOS ANGELES MADISON MILWAUKEE NEW YORK ORLANDO SACRAMENTO SAN DIEGO SAN DIEGO/DEL MAR SAN FRANCISCO SILICON VALLEY TALLAHASSEE TAMPA TOKYO WASHINGTON, D.C. SDCA_290284.1 : FOLEY FOLEY & LARDNER LlP CVRC and CVRDA July 13, 2006 Page 2 These are just examples of the historically significant buildings identified by the City previously, but apparently ignored by the draft EIR. A more complete listing of the historically significant buildings in the study area from the Historic Resources Inventory prepared by the City (and also available at the Chula Vista public library), are attached hereto as Exhibit D. We have also consulted representatives ofthe Chula Vista Historical Society, who provided a list of additional properties located within the UCSP area which are not reflected in the draft ElR. A listing of those properties, and the reason each should be considered historically significant is attached hereto as Exhibit E. Because the draft EIR has failed to identify these historically significant properties from readily available sources, it is inadequate as an informational document and paints a misleading portrait of existing conditions. Since these cultural resources are not identified, it is impossible for the draft EIR to adequately assess the potential impacts of the UCSP on these resources, or whether the mitigation measures proposed will be effective. Consequently, this portion of the draft EIR must be substantially revised. For example, we believe that by allowing construction to 84' in height in the area of the Village District (especially at Third and F, Third and G and Third and Park), the UCSP will encourage and promote the destruction and replacement of historic buildings with new development. Even if these buildings are preserved, their visibility may be obscured by out of scale adjacent developments. Nothing in the mitigation measure proposed requires set-backs, step backs or controls on bulk or scale to reduce the impacts of adjacent developments on the visibility of these historic resources. Land use compatibility and consistency. The draft EIR incorrectly concludes that the UCSP would not result in any land use incompatibility and policy inconsistencies. First, the UCSP conflicts with, and fails to contain even an acknowledgment of, the restrictions placed on the rezoning of property under Chula Vista Municipal Code section 19.80.070-a restriction adopted by a City-wide initiative in 1988. That initiative requires the City to adopt future ordinances, resolutions and policies which are consistent with the restrictions in the initiative. (Chula Vista Municipal Code section 19.80.080.) By encouraging and allowing significant increases in residential densities, it appears that the UCSP is inconsistent with the "purposes, intents and requirements" of the initiative. The stated purpose ofthis initiative was to prevent "intense development" which "has overloaded the capacity of the city streets and thoroughfares to move traffic safely, efficiently, and has failed to meet traffic demands." While the draft EIR does acknowledge that there will be adverse impacts on traffic (e.g., see draft EIR section 1.5.2), it does not acknowledge that the UCSP thereby violates the intent and purposes of Chapter 19.80 ofthe Chula Vista Municipal Code. This inconsistency between the UCSP and current law should be identified and reduced or eliminated. SDCA_290284.1 : FOLEY FOLEY & LARDNER lLP eVRC and eVRDA July 13, 2006 Page 3 Secondly, the draft ErR neither describes, nor acknowledges that potential change in community character of the Village District which is currently characterized by numerous low-rise and historic structures along Third Avenue. Rather than extending the 45' height designation along Third Avenue, the uesp would allow the intrusion of buildings of up to 84' into this area, changing its visual character, and potentially destroying the character of this human-scale, retail-oriented street. For example, at the comer of Third and F, there are currently buildings of historic interest on three of the four comers. The draft ErR does not acknowledge that allowing construction of a building of up to 84' in height on the fourth comer-as the uesp would permit-would dramatically change the character of the Village District. This kind ofirnpact could be avoided by extending the V2 designation to E Street and Third, and as far as G Street. This option should be addressed as a potential mitigation measure. Third, the General Plan current requires that, "New development and other physical alterations in Chula Vista continue to be done in a manner that respect the character, scale and historical value ofthe City. This approach limits discord with the physical and social climate of the City, harmonizing changes to blend in with and enhance the positive aspect of what is already here." As noted above, the UCSP allows changes in adjacent land uses which are not "harmonious," in a manner inconsistent with this General Plan statement in Theme 8 of the General Plan. Housing and population growth. Although the draft ErR ITankly acknowledges that the City's Housing Element is incomplete and that the City has missed all deadlines for completing and adopting this required element of its General Plan, the draft ErR nonetheless concludes that the uesp will not have a significant impact based upon the displacement of existing housing or people that will occur under the UCSP, as proposed. Without a current, legally compliant Housing Element, there is no substantial evidentiary basis for reaching these conclusions. The draft ErR itself provides no substantial evidence supporting these speculative conclusions. The draft ErR indicates that some 7,100 additional housing units are expected under the UCSP-a dramatically higher number than the 1,500-3,600 reflected in Appendix C. No effort is made to address whether these units may be affordable to the existing residents. An inventory of the current housing stock and cost of housing in this area is absent ITom the draft ErR. Such an inventory would show that the current stock of affordable housing is likely to be replaced by new, higher density and higher cost housing, resulting the displacement of substantial numbers of current residents. The draft ErR even acknowledges that anticipated construction and development of the study area will result in the direct displacement of a substantial number of current residents and loss of much of the existing housing stock. But without providing any factual basis, the draft ErR reaches the conclusion that this will be a "temporary" impact, and therefore would not be significant. The draft ErR must be supplemented to provide a factual basis for these conclusions. We note that this burden cannot be avoided by claiming (as the draft ErR also does), that the displacement of people and destruction of affordable housing is merely an indirect social or economic impact which can be ignored under CEQA. The draft ErR indicates that the replacement and expansion of the SDCA_290284.1 ; FOLEY FOLEY & LARDNER LlP CVRC and CVRDA July 13, 2006 Page 4 existing housing stock and displacement of current residents will be a direct impact of the implementation of the UCSP. Under these circumstances, the draft EIR must adequately describe and analyze these impacts and propose appropriate mitigation measures. Based upon these concerns, we believe that the draft EIR is currently inadequate, and must be supplemented to address potential impacts on cultural resources, inconsistent and incompatible land uses and policies, and housing and population displacement. We believe these omissions are sufficiently significant that recirculation of an improved draft EIR will likely be required. We look forward to the opportunity to review the agencies' responses to these and other comments trom the public. Sincerely, ~~~ Gregory V. Moser SOCA~290284.1 CHULA VISTA HERITAGE 1911-1986 ,. .. CITY OF CHULA VISTA l """ -,...... ". -~ "'--. .'-:..>-;0, ._._~_ ~~,. .. '. '''.'' > ,; ~ !;t~ .,' '~,'~'-"-' , ~.:1:t:;..-' ..;~y"" .'0.. .t:"~. / / In 1908, Mr.;, Emma Saylor chose Chula Vista as the plac~ to build an old-age home. Interested in the problems of the elderly, she envisioned a community of senior citizens living together in a home-like environment. With the financial backing of wealthy Henry Timken, the in. ventor of a type of roller bearing. Mrs. Saylor purchased the old Dr. T. S. Sullivan orchard house on a IQ-acce parcel on the east side of Third Avenue. She hired Edward and Charles Quayle, popular San Diego architects, to remodel the house and design additions. The remodeled structure served as the start of Fredericka Manor, which was nam- ed in memory of Mrs. Timken. Residents could choose be- [ween living in one of the small conages on the grounds or residing dormitory style in the remodelled house. Recreational facilities were provided so that the elderly men and women who lived there could keep active and interested in life. Fredericka Manor. with its own farm. chicken coops and dairy. produced its own food for many years. With the financial support of another benefactor, Henry McNabb, Mr.;, Saylor was able to build a hospital at Fredericka Manor. The McNabb Hospital, designed by the Quayle Brothers and Cressey, was dedicated on June 14, 1913. At that time, the facility was one of the most modern and best-equipped hospitals in Southern Califor- nia. The building included an operating room, X-ray room, hydrotherapy, electric treatment room, maternity ward and nursery The hospital was open to all physicians and even housed a school of nursing for the training of staff. Our. ing the first three years of operation, McNabb Hospital served the residents of Fredericka Manor and the rest of the community as well. But by 1916, rising costs forced the hospital to ceas~ its service to the public. In 1986, Fredericka Manor, at 183 Third Avenue, continues to serve the elderly residents of Chula Vista. The original buildings have been replaced by modern structures. In 1909, the first bank was established in Chula Vista. The People's State Bank originated in National City but was moved to Chula Vista by Bishop J. Edmonds when he bought controlling interest in the financial institution. First located at what is now 296 Third Avenue, the bank sold that building to the city trustees in 1912 for use as 46 CHULA VISTA HERITAGE 1911.1986 .-/ ./ ::'4 "'-'1" ~~LJ~ a city hall. The bank then moved into a new, fireproof structure at the northwest corner of Third and "F." San Diego architect Dc:l Harris designed the new bank building. Bishop Edmonds' son, F. Warner Edmonds, who served as cashier of the People's State Bank, became one of Chula Vista's first city trustees in 1911. In 1907, he had married Martha Ward, the daughter of attorney Martin L. Ward, a Chuta Vista pioneer. In 1911, the residents of Chula Vista found their world being touched by events across the border in Mex- ico. A revolution threatened to overthrow the government of Porfirio Diaz. Rebel armies, composed of Mexican peasants as well as soldien; of fortune, students, teachers, idealists, political radicals, driftets and advenrurets, staged ~~ft~5i'F'-' -<A--Ifll I ~ .1'!b. '" ,; ;... , . ,... , <'Q - ~ --~.-.- -- . ....... ~ -'" ":,,- .. ~".. ~~~.: ~~. ~~<:"';- ~"_-_'.l~~~:1::-~~~.'S;:':~a:~ ""OJ"--'" '...., ...-,=..;;;C.,.. ~_.>..~.... ,'. ~"'~::-.~~N";'_-~...,.' 7 ...:-. ~."",:", _,.:____';O:--~. _.,:" . ~~.~..JI .~!,,::-~~""*~\'~ ~#:..~""~~~ ~..-.'t.~i)I.L~' _~,::......tr. ."C:~~~~tg::~:;'::' ':~~}"~1fg:5f;-~ uprisings throughout Mexico. On May 9, 1911, rebels routed the Mexican governmem troops in Tijuana in an attempt to take over Baja California. Eager to whness [hC;'" historic events, local residents drove to the border to watch" the spectack Although American troops tried to prevent Americans from crossing inco Mexico, sightseers and souvenir hunters could not resist. Then panic ensued when one rebel rode through the streets of Tijuana warning the sightseers that a government attack was imminent. Although it turned out to be a false alarm, the Americans ["".teed to the border, tearing their clothes as they scram- bled through barbed wire fences to reach the American side. OnJune 22, Mexican government troops recaptured Tijuana, and the rebels, many of them American, fled CHlILA VISTA 1900-191.f: BIRTH OF ^ CITY ..~ ..,............_",.......,'- i-ii.57vr:1iC RESOURCES i;~...iE;...iTQR r UTM: A C dQ?IiAO B o 3610930 Loc_ IDENTIFICATION 1. Common name: El Primero Hotel 2. Historic name: El Primero Hote' 3. Street or rural address: 416 Thirc .~.,,..e!"lue Ci,y Chula Vista Zip 92010 County San Diego 4. Parcel number: 568-410-29 5. F>resent Owner: Robert E & Barbara A Schubert Address: 457 Park Way CitY Chula Vista Zip 92010 Ownmhip is: P1Jblic Private x 6. p,.sent Use: hote 1 Original use: hotel DESCRIPTION 7a. ArcnitectlJral style: Zig-zag Moderne 7b. Briefly describe the presenttmYSJCal descdprion of the site or structure and describe any major alterations from its original condition: Legal: Baird Sub, N 125' of S 225' of E 99' of Lot 2 One of the few Zig-zag Moderne buildings in Chula Vista, the two story El primero Hotel features large concrete vertical design elements at each front corner. The stucco building has an almost symmetrical appearance with a central entrance and a flat roof with parapets stepped up to a vertical feature at the center. Other vertical elements are placed between and on each side of the street-facing windows. A zig-zag element runs horizontally beneath the sills. The double door entrance is flanked on each side by a set of three windows. Identical sets of windows appear on the second floor just above those on the first level. A smaller window can be seen above the entrance. This window is a replacement and smaller than the original. Most of the windows in the hotel are double hung. The sides of this building are devoid of ornamentation. , , . 8. Construction date: Estimated Factual 19 3 0 9. Architect unknown 10. Builder Den~stedt Canst. Company 11. Approx. proPerty size (in fsret) Frontage ,? 0; Depth q a or approx. acreage 12 Date(s) 01 enclosed photogr;mh(sl 1985 13. Condition: Excellent -<LGood _ Fair _ Oeteriorated _ No longer in existence _ 14. Alterations: nn~ winnnw nn fn~nnp- reolaced 15. Surroundings: (C."eck more than one jf necessary) Open land _Scattered buildings _ Censely built-up ~ Residential _Industrial _Commercial.2L- Other: t 16. Threats to site: None known-K...Private development_ Zoning _ Vandalism Public Works project _ Other: 17. Is the structUre: On iu originaJ site? X Moved ? Unknown? 18. Related features: 1 ;:tnd5caoina SIGNIFICANCE 19. Briefly state historical and/or an::hitecturaJ importance (include dates, Bnon. and persons usociated with the site.) In 1930, the Dennstedt Construction Company erected the E1 Primero Hotel for John and Lilly Ratcliffe. The building, the first modern hotel in Chula Vista, cost $30,000 and had 22 rooms. Built with white cement tile, the El Primero was fireproof and carpeted throughout. The hotel advertized such amenities as steam heat and hot and cold water. The Ratcliffes were well known in the community and had lived in Chula Vista for 26 years. They are said to have pioneered the first apartment house. The El Primero Hotel is significant as an important example of the Zig-zag Moderne style in Chula Vista. The structure appears to retain integrity of design and materials. ~ L.ocational sketch map (draw and label site and surrounding $treen. roads. and prominent landmarks): ANORTH .~ 20. Main theme of the histOric resource: (If more than one is checked. number in order of importan~.) Ard'1iteaure v Arts & Leisure E::cnomic/Indumiai _ Exploration/Settlement Government Military R p.1 igion SociatlEdUC3tion 21. Sources (List books. documents. surveys. personal interviews and their dates). CV Star Dec 5, 1930 A:4&5 City directories CV Tax Assessment Rolls 22 Date form prlP4l'ed R - 1 ? - 1 q R S By (name) T{ W~hc:::'h:n" Organization (";+-u n'f ("hnl~ ~T;c:::t-::! Address: P . n 1=I.n'!.( 1 n R 7 Cjty Chula Vista Zip 92012 Phone: ~ q 1 - 5101 . '~nr,.... ....,'~w ...,1;,....,-=1::;..; iU,'i HA8S_ HAE," UTM: A 492TIO C NR_ B D 3 ~Hl1 'f5ij Loe_ HISTORIC RESOURCES INVENTORY ," /\, " C -c ' r- :!~;- ,- ::-i1- ! -', ',- (......,' )ENTIFICATION -1;a:; Casuelas 1. Common name; 2. Hinoric name: Charles Smi~h Building 3, Street or rural address: 289 Third Avenue C,tv Chula Vista Zip 92010 . County San Diego 4. Parc21 numcer: 568-161-13 5. Present Owner: Dale R. Ohlan City Chula Vista 6. ?resent Use: commercial Addre..: 34 Vista \Vay Zip 92010 Ownenhic is: Public Private x 0', I commercial & residential "9lna use: OESCR IPTION 7a. ArC'1i:ecrural style:Zig-zag :1Cc.e!:'ne 7b. Brierly desc:"ibe ':he present phYSIcal descrlprion of the sita or ttructura and describe any maior alterationJ from its original condition: Legal: Dye~ Tract, Lot 4 ?~e up?er level of this unique two story building is steppec bqck to ;:;=ovic.e for an open patio i!1 :ront on the second floor. Four reeded concrete ~illars, curved inward at t~e UDDer ends, -extend U~ from the first floor. The ~P?e~ ends are tied toqether by a horizontal beam. T~e f~ont encs of several cross beams, which extend from the buildinc rco=, rest on the tie beam. A low wall with a wrought iron railing - ~~lls the space bet~een the concrete pillars on the second floor. The ~c:l features a horizantal zig-zag desiqn just below the railing. T~e =irst =loor has been altered from its original a?~earance. Plate qlass windows have been replaced by smaller, multirle ?ane windows \v:t~ blue cer~~ic tile laid from the ground level to the window sills. ~~e er.tra~ce is recessed and has double weoden doors with a stained q~ass ?a~el a~ove. A second er.t=y on t~e right leads to the seco~d ::2.cor. 8. Construction date: ES1:imated F3C'::uaj 193 C 9. Arct,iteC! H. r,v. ~vhi ts it."": 10. Builder Dennstec."": Const. Com-;:any 11. Approx. prODlJrtJ,I size (in fF?!tJ Frontage 25 DeC'h 108 or apprQX. acrei91! 12. Od~~(S) af endo~ pnotogr:n::r.iSI ~- ~ :;:-: 13. Condition: Ex~lIent --X,.Good _ Fair _ Deteriorated _ No longer in existence _ 14. Alterations: facade on qround level redone 15. Surroundings: (C."edc more than one if necessary) Open land _Scattered building3 _ Densely built-up X Residential _Industrial _Commercial ~ Other: - 16. Threan to ,ite: None knownLPrivate development_ Zoning _ Vandalism _ Public Works project _ Other: 17. Is the structure: On its originaJ site? x Moved? Unknown? 18. Related fenures: none SIGNIFICANCE 19. Briefly SUte historicaJ and/or ard"litectural importance (include dates~ 8venu, and penons associated with the siu.) In 1930, this building was constructed for Mr. and Mrs. Charles E. Smith by-the Dennstedt Construction Company. Victor Tessitore of Chula Vista did the cement work. Charles E. Smith, who served as Chula Vista's first Fire Chief from 1921 to 1931, wanted a fireproof building and hired architect Hammond W. Whitsett of San Diego to design the structure. Whitsitt came to San Diego from Illinois in 1927. He was a graduate of the University of Illinois and had studied .lassical architecture in Euro?e. In Moline, Illinois, he had designed a number of major buildings including a $500,000 Scottish Rite Temple. The Sprouze-Reitz Company leased the Smith Building in the 1930s ~nd 1940s. Kir~y Shoes occupied the store from 1950 to 1970. This building is of special significance as one of the few Zig-zag Moderne structures in Chula Vista, as the work of noted architect H. W. Whitsitt, and because it was owned by Charles E. Smith, Chula Vista's first Fire Chief. LOC3tionaJ sketch map (draw and labet site and surrounding street!, roads.. .1nd prominent landmarks I : ^ NORTH U 20. Main theme of the historic resource: Of more than one is checked. number in orde.r of import3nce~) Arch.tec:ure X Arts & Leisure E'::::Jnomic./fndustrial _Explomiont'Settlement Government Military Rp.ligton Saciat/Educ:ation 21. SoUIU'S (List boob. dOCJments. surveys. personal interviews and their dates). CV Star Oct 17, 1930 CV ~ax Assesswent Rolls City directories CV~S Bulletin 22. Oate form prepared 8 -12 -19 8 5 3y (namel K \vebster OrganiZ3tion C~ty or C."1ula ,i~s~a Address: '0 n ;(n'\( 1 Ii::l 7 CitY Chpl?! Vista Zip 92012 PhOn4!: F=; q 1 - S 'i f") 1 Historic Resources Inventory Letter Streets i HISTORIC NAME ADRIAN, EUGENE ALBRIGHT, FRANK ALEXANDER HOUSE, SHERMAN ANDERSON HOUSE, CHARLES ANDERSON HOUSE, MARY ANDERSON, MARY AUTO COURT, AQUA VISTA AVILLA COURT BARBER, ALBERT BARROWS HOUSE, ROSE BENTON, ROY BERGEN HOUSE, NELLIE BLODETT, PHILIP BOLTZ, CARL BOLTZ, CHARLES ..h................. BOOKS HOUSE, JOSEPH BRIGGS, WILLIAM BRONSON CARRIAGE HOUSE BRONSON HOUSE, BYRON BROWNE, W. J S. BRYANT, HERBERT BUCK, FRED BULMER HOUSE, JAMES BL'NTING, JOliN BURSlDES HOUSE, ALEX BUSH,AGNES BUSH,OAKLEY CAMPBELL HOUSE, ERNEST CAPWELL, WALLACE CARMICHAEL HOUSE, PHOEBE CARREL APARTMENTS . CARTER HOUSE, THOMAS CARVER HOUSE, MAX CHAPLIN, MJNNIE ................................. CHAPMAN HOUSE, JOHN . CHAPPELL,C. C. - JCHARLES, ARTHUR , CHRISTY HOUSE, JAMES CHRISTY, LEO CHULA VISTA STAR Bun.DING ~ ..... --....-----..--........... ............ . CHULA VISTA WOMEN'S CLUB - -_.__._-~ I CLAY HOUSE, PERCY ICLEVELANTI,ANNIE CODINGTON HOUSE, JOSEPH I CODINGTON, JOSEPH j COFFROTH HOUSE, WII i , rOLLAR, IDA ~. COMMON NAME LEON,ARTURO YUFE, JACK SCIN HOUSE, ALBERT ANDERSON HOUSE, CHARLES ANDERSON HOUSE, MARY MDERSON, MARY LAD'S MOTEL A VILLA COURT . EITZEN,ABRAHAM ROBBINSHOUSE,GERALD SIMPSON HOUSE, MARY HOLMES HOUSE, NED . WALTON, ROBERT ..................... BOLTZ, MARY BOL T2, CHARLES WILLIAMS HOUSE V AN HORN, ELECTRA BRONSON CARRIAGE HOUSE .................. -...........-........... BRONSON HOUSE, BYRON BROWNE, WILLIAM CARSON, MICHAEL ........................................ STEVENS, JAMES BULMER HOUSE HOLIMAN, JOHN CONDRON HOUSE, CASEY SWEAT, FORREST ........ .................... VETICIN, MARIAN VILLARlNO HOUSE, ROBERT .... ..... ............................... ................ ......,... CAPWELL, WALLACE COMBS HOUSE, BERTHA G STREET APARTMENTS PENCE HOUSE, ..h.............. BURNS HOUSE, HUGH SHADLEY, REX .... ........................ .. ............................ ......nn........................................ BROWMAN HOUSE, HARREL PELEKAI, DALLAS ,......................... .... MADSEN, JOHN KIRWAN HOUSE, JOHN CHRISTY, LEO FUSON'S GARAGE CHULA VISTA WOMEN'S CLUB ....... ....-..... --. -- -- - --.. BONNET HOUSE, TIMOTHY . . .............-......... LeBRECQUE, JACK WELLS HaLlSf'. NINA DUCKWOR: i ;ORD, SWOPES, Ii' , IHA HUMPHR.[\ ,)BERT LOCA TION 40 PALOMAR DRIVE 285 SEA VALE STREET . 638 THIRD AVENUE I 03 FOURTH A VENUE 693 DEL MAR AVENUE 693 DEL MAR AVENUE 70 BROADWAY 329-331 DEL MAR AVE. . 151 LANDIS AVENUE 20 SECOND AVENUE 25 SECOND AVENUE 780 FOURTH AVENUE 440 E STREET . 34 DAVIDSON STREET 52 E STREET 654 SECOND AVENUE 236 F STREET 611 SECOND AVENUE . 613 SECOI'<TI AVENUE ................. 54 F STREET '30 F STREET ,'163 MADRONA STREET 3 NORTH SECOND AVE 329 D STREET 744 SECOND AVENUE 742 ALPINE AVENUE 144 DEL MAR A VENUE 272 SECOND AVENUE .255 SEA VALE STREET 333 SECOND AVENUE .329 G STREET 152 K STREET 515 FOURTH AVENUE 236 G STREET ..............,..................................... 700 SECOND AVENUE 164 MADRONA STREET 268 MADRONA STREET 22 I SECOND AVENUE 124 HILLTOP DRIVE 331 F STREET 357 G STREET 634 SECOND AVENUE .............. - 249 SEA V ALE STREET 225 J STREET 666 DEL MAR STREET 214 FOURTH AVENUE 343 D SlT: ' . ................ IHISTORIC NAME LOCATION COMMON NAME CONKLIN, CLAUDE 877 COUNTRY CLUB DR. McCANN, BARBARA ! COOK, HAZEL GOES 62 COOK COURT COOK, HAZEL GOES _~ __ ____ I COOMBS APARTMENTS 351 THIRD AVENUE RABAY BUILDING -------- - m - :-----. .- ~ COPELAND, DWIGf:IT____ 633 DEL MAR A ~_u CARNAL, RAY ~__-.:=-------.----I-.-- COUNTRY CLUB BUNGALOWS 49 AND 5\ L STREET COUNTRY CLUB BUNGALOWS.--.---- --- -- --.-- J COWLISHA w, EBEN ._.__ .155 CYPRESS ST~ET ~_.. ARt'10LE, HAiEL----.-.-----~-i.. I CROCKETT HOUSE, ALLISON 320 SECOND A VE~ _.___ CROCKETT HOUSE, ALLlSON.......L._ . CROCKETT, LAURA 321 DEL MAR AVENUE SOUTHWORTH, WILMA i CROCKETT, ~ym __..m. 314 TWIN OAKS AVENUE SCOTT'~~~.~fRA-- ~--~--- ! DAMREN, FRANK 311 D STREET CAMERON, MARGARET ! DARROW, EDIru---- ----.--.-. 273 ALVARADOSTREE~- WILKINsoi'(AGNES ! DAVU:JSON Hous'E:Tc.- -.----388 KSTREET SIMAS HOUSE, JOAN -I -- ......-- ---..---.... .-. . .u.___.__.___ , DAVIDSON HOUSE, JOHN 238 SECOND AVENUE DAVIDSON HOUSE, JOHN . ___ __.. .._. 0'.-.__--.. ... .___ __ 'DAVIES, NADINE 614 SECOND AVENUE BURCH HOUSE, LEE ----------- -----'.-----. DAVIES, JESSIE 175 MADRONA STREET LENNEY, FRANCES - - - -..--- .."-,-------.--------.---- --- --------- . , DAY HOUSE, VICTOR 279 J STREET DAY HOUSE, AUTHUR ------- --..----- .- .~----_. -- --.- . DAYSON COURT 516-5]8 FLOWER STREET DAYSON COURT . DEAN HOUSE,PHILENA.--- ... 28 SECOND AVENUE --- DEAN HOtTsE:PH1LENA -- -..--.., ---.. - ----. .--.-------- DeGONZALES, FRED 447 I STREET DeGONZALES, GLORIA - _.. ...- ----------. DEL MAR COURT 256 DEL MAR A VENUE DEL MAR COURT - - -------.- - ---.-. .---- DENT. SALLIE 217 F STREET DUGGER, MARGARET _. ._ _ _ __ .4__ ___.____~_~ ____.________~~_____ DREW HOUSE, MARY' - 840 FIRST AVENUE WITTMEYER, MARGARET _n_ ___~__n __ _ __._u__ DREW. WILLIAM 475 E STREET SHELDON, DAVID -_.~---------_..__. . ~- ---.--- --. -- DUNBAR HOUSE, GEORGE 674 SECOND A VENUE MONEY HOUSE, JANE __ _._ _____ '__.___.._m_ ____m.________. _ _ _ ___~________ DUPREE-GOULD 344 HILLTOP DRIVE GOULD ---------_._--_.~_.__..__. .----- - _.--~---~-- EDGECOr-.ffi HOUSE, MAE 834 FIRST AVENUE SHEFFIELD HOUSE, JOHN ..-----~_.._- EDMONDS, WARNER 640 DEL MAR AVENUE DlAS, HENRY _ ..._n'___ _. __ ____._._____.___._ EDWARDS, JOSEPH 25 MADISON AVENUE BLUM, DORIA _._______ __'__.m_ ___ EITZE",, ~RA!fAM~__.. .151 LANDIS AVENUE BARBE~~.AL.J3ERT EL PRIMERO HOTEL 4] 6 THJRD AVENUE EL PRJMERO HOTEL --------.-.-.. ~---- --.------ ENGEBRETSON-STAFFORD HOUSE' 640 FIFTH AVENUE STAFFORD HOUSE - ________..__~._.~. - ._..__.._ .O_m... .________, ESTES, JOHN 227 G STREET FORREST, WALTER _ .-... ...-- ....-- --.-..-- -_._---~~--_..~...._. EULITT, MARY 284TWINOAKSAVENUE EULITT,MARY ___ - - _.____..n._._~_._.._.____. .___ ..~ ___ ._.____. EUSTIS HOUSE, PERCY 692 SECOND AVENUE WILLIAMS HOUSE, WALTER - . - ____._._.. __m .._ _ __._._ - FARR. GRACE \63 CYPRESS STREET GOSS, GAIL un_... _.____ ~_ .._.... .___ .__nn_ ,FISCHER, FRANCES 6\7 DEL MAR AVENUE ROBERTS, GLEN ~. ----- ---- --------------~~.__._-_._.._".--.-------_.._--- ---- ------- FISCHER, HENRY 769 BROADWAY HOY, GLEN -- ..----------.--...- -...--.-.- ...- ...----- FLOWER STREET APARTMENTS 500 FLOWER STREET FLOWER STREET APARTMENTS ----.--.-.- . .-.--.------------..-- -- FOOT. FRED 715 ELM AVENUE MARSH, LARRY -_..- -. -~- .-. ------------_._-- FORTNER, ALEC 95 I STREET BRUCE, LLOYD .. - ----'--'--'----'-- FRANCISCO,~Y_ ____ 68j I?E~_MAR.AVENUE BELMON!:ES FRESHOL'R HOUSE, LEONARD 54 FOURTH AVENlJE !\flLLLIAN HOUSE, JACK - __m_____ FUQUA. ELSFN ~___._ _. 189 MADRONA ST!-EET_. FUQUA, ELSEI':I.....___________..___ GARRETTSON.J'I' \1\1]( HOUSE 642 SECOND AVENUE Ff( '. 'K HOUSE ___._n___ ._ ---- GEORGE HOl': I UBERT 14S SECOND AVENUE SIi ".T HOUSE, TIMOTHY __.~.__ __ ________.____~ _____.___ _ _____,__._u___. GILLETTE HOi' ,[)WARD 4,1 !>;OI{TH SECOND AVE. D,- ,0 HOUSE, MARC!':!.! ~ ----- . --.--..-- GILMAN. CR(,.- dZ IV. "-FET \\il LlAMS, FRANK ..-.---.-- ----;---.----. - -----_.~--~ --------- -----" -------- .----.-. ---.----.-. ----..-.-.-----. HISTORIC NAME LOCATION , GLADDEN, ABBY 353 CHURCH AVENUE J GRAINGER HOUSE, BLANCH 88 K STREET . HAINES HOUSE, EVELYN 379 J STREET i HAINES, ALFRED 210 DAVIDSON STREET , HALL, MARCUS 35 H STREET --j --l HALLIBURTON HOUSE, E~ 190 K STREET ',HARDESTY, EUGENE 213 CHURCH AVENUE -, : HARKINS, FLORENCE 639 DEL MAR AVENUE ~ HAYNES HOUSE'\Vll.LIAM 17] FIFTH AVENUE i HERMAN HOTEL CARRJAGE 50 F STREET --i.-------- , HERSUM, TABER 56 F STREET : HOLT, ANDREW .745 CHURCH STREET ....__...._................_m.. HOLT AM, JOSEPH . 670 DEL MAR AVENUE .................. HOW ARD HOUSE, HARRY 82 FOURTH AVENUE ......... ............... HOWE COURT, THOMAS 319 - 325 G STREET HURD, DAJSY 559 E STREET ......................-...-. INSECTARY, SAN DIEGO COUNTY 51\ G STREET INSKEEP, CHARLES 222 SEA V ALE STREET JOBES, NANCY 209 D STREET JOHNSON HOUSE, LEMANDO 280 SECOND AVENUE JOHNSON, JAME 525 F STREET JOHNSON, VIOLA ;;453 D STREET JOHNSTON, BERTHA ] 70 BRJGHTWOOD AVE. ,..". ................, ........ JONES, S H 336 CHURCH AVENUE JUDSON HOUSE, DA V1D 263 J STREET KELLER, FRANK 288 CENTER STREET KINDERGARTEN BUILDING 503 G STREET .-.....-................................. KINMORE. ELMER 230 FIFTH A VENUE KINNARD, SALLIE ]69 MADRON A STREET KONETZKA,1. A. 478 F STREET KRAFT, WILLIAM 664 DEL MAR AVENUE .............. KURFURST, JOHN 275 ASH STREET LAD'S MOTEL 70 BROADW A Y LARGE, ELIZABETH . 46 MADISON AVENUE LEON HOUSE, ARTURO 40 PALOMAR DRIVE LINDENMOOD, JAMES 210 LANDIS AVENUE ................ LOVE, LYNN 507 G STREET LOVELL LESLIE 23\ MADRONA STREET ....... ....... LUZZARO' FRANK 95 D STREET LYLE HOl!SE, ALEX HH~19F()~1!1:~Y1:'~HH MacDONALD HOUSE, IENNIE 644 SECOND AVENUE .......- ...........................- ........................ MARSHALL, CAROLINE 351 CHURCH A VENYE. "H' MASTERS. HENRY 395 I STREET MAUDE. \IRS I: K., BOARDING ]55 G STREET -------- MAYNE, \V1111 . H. 251 MADRONA STREET McCLAE\,R\\' :'\ 7R7CHURCH AVENUE McCREA H.\"I '.. , '''RFTT AVENUE . COMMON NAME TAKASHIMA, RONALD . GRAINGER HOUSE, BLANCH CURTIS HOUSE, TIffiODoiillH CORDREY,RANCEL T A TREAU, STEVEN DA VIS HOUSE, JAMES HARDESTY, EUGENE DlAS, HENRY m....................... OLIN HOUSE, CLARENCE ..... -......... ..... ...............-- SMITH, WILLIAM Me KENSIE, AUTHUR HOLT, CARL ....... -.................... ................. .............._-...... GEVER, ROBERT GOINS HOUSE, ONA .................. HOWE COURT, THOMAS ANASTASI, FLORO INSECTARY .......... ....... INSKEEP,CHJUtLES CAR VER, MARCOS MERCADO HOUSE, MARY JOHNSON, JAME KRUEGEL, HOWARD PILGRJM CHURCH LOUST ALET, EDWARD ............................ ................. ..... JARVIS HOUSE, THILDA CHURCH STORAGE BUILDING ..... ......-.--................. KINDERGARTEN BUILDING,OLD LINDQUIST, NORMA MOE, OLE GRIFFIN, MARTHA .......................................... V ACOUB, VICTORJA OLD COM,\fUNITY HOSPITAL ...AUT() (:OlJRT, A.QUA.YIS:r.A .m............ EARL Y, ROSS ADRJAN HOUSE, EUGENE TAYLOR, IRA ........................ KUBIC, WALTER ALTAMIRANO, GRACE ................ . LUZZARO, FRANK ..............n...... BRJGGS HOUSE, ROY .............. ..... Me CALL HOUSE, JEAN . ..... .......nn....................... LANG, SYLVIA ....., ... ................................ ........ AL V ARADO HOUSE, ARTHUR .e. M,\! 'DE, \IRS B. K. BOARDING H01J~Fi L 'A.TA, DOMINICK \\ .~UUS, ANSEL i. ,ELL!. JOSE .................._-...... ............................ . ................. .;,..- I HISTORIC NAME '"fcPHERSON, BENJAMIN i MELVILLE BLOCK MERCHANT HOUSE, MARY , METHDIST EPISCOPAL PARISH ------------------ _J MIKKELSON, E,MER._____ MILLER HOUSE, BASIL ---.---- MILLER.. MARY _._~---- I MOBLEY HOUSE, OWEN u_ ..____ ....jMOE, OSCAR _ _.____n.. , MONROE HOUSE, JOHN -----1 - - ---" - .--.------ i MORRISON, JOSEPH ! MORRISON, SAriiE--.-.-- ~ ___ - __ _____n____.____.____'. -' MUELLER.. ROBERT____ _ , MURCH, LILA MYERS, OLAF , NATION, JAMES NEECE,ARTHUR NELSON HOUSE, CARL - ----------_._--- NELSON, HORACE - ------~_._------- NEPTUNE HOUSE, FERNANDO ----..-.,.---- NEWCOMB, L!DA - ~------_._- N1CKOLS, CHARLES ._ ~_._____n_ NORMAN, FRANCES, ---+" ---,--- --- OLMSTEAD, HARRY _.___ n_____ PALMER HOUSE, ARTHUR .. ...-..-- PAJ'IKAU HOUSE, HERMAN - ."..---..----- PARK,ROBERT --.------- PAULSON, GERHARD ----- - -- ------.. PAYTON, HAROLD -- - .------- PELL HOUSE, EDWARD PERMAN, JOSEPH--- -- PHILLIPS HOUSE, WlLLIAM --- -- -- --------. PICKERING, JOSEPH POPE. HARLOD -.. -_.---------'----- PRAY. RICHARD -- -_. .--- PROCTOR.. ALBERT - ---- -- PROCTOR.. MERRILL - - ----~--- REESE, DAVID REISLAND, AARON --_._--_.-~- REISLAND, MARIE -'-- .------ RENlCK HOUSE, CALLIE - .__._~-- ----.. RENlCK HOUSE, ROLAND RIACH HOUSE, WILLIAM ----...- RIFE. GFt )k '.,'. ------ ROGERS: '" ". GREG RUSS HO\ ' 'MOND ----~- -----.-- -- ----."--~-----~ ._~_._- ~~_._-- ----- .--..- -- S D G 8.' ,;lIlLDING , LOCATION 224 GLOVER STREET 301 - 305 THIRD AVENUE ----- 278 FIFTH AVENUE 354 CHURCH AVENUE 410 CHURCH AVENUE __ _u_ _____~ 180 K STREET ...---------- 665 DEL MAR A VENUE ~ _m 170 K STREET ------~--- 196 MADRONA STREET 730 SECOND AVENUE n_ ________u 22 F STREET 700 TWIN OAKS AVENUE 33 I STREET ---- .------- -. 706 TWIN OAKS AVENUE ~~------. 240 F STREET - - ----~-~--- 96 OAKLAWN AVENUE -------~-~-- 287 TWIN OAKS AVENUE . ._--~-~ 88 FOURTH AVENUE 470 E STREET 707 FIRST AVENUE . ------ 26 F STREET n_ _____~____ '192 MADRONA STREET -..-.--- 337 DEL MAR AVENUE ---_..._~-- ~- 372 G STREET ------------". 747 FIRST AVENUE - -- .--- 620 FOURTH AVENUE -----~- 54 NORTH SECOND AVE. .__.--~- 691 G STREET 292 SEA VALE STREET ----~- 366 SECOND AVENUE -- ..- ----- 283 TWIN OAKS AVENUE - -------~--_._-- 355 FIRST AVENUE n______ _ __u__ _ _ _ 181 MADRONA STREET _____n_ .________ 42 WEST PALOMAR DR. . -- --.. ----.-- ----~--- 406 CHURCH AVENUE --,--'-- --.. 222 ALVARADO STREET ._-_....__.~-_.- 248 DEL MAR AVENUE - __n_______ _ __.____ 649 CHULA VISTA STREET ~-------- -- 286 SEA VALE STREET -- --~ -- ----- 231 XLVARADO STREET . -- _._----_._~--- 428 FOURTH AVENUE --------.---- 432 FOURTH AVENUE __u..______. 29 L STREET ___n____.~_..__ 630 DEL MAR AVENUE -- ~_...._-_..- 616 SECOND AVENUE '00 K STREET TfT1RD AVENUE -------.- ,COMMON NAME PEOPLES, CASEY SECURITY TRUST BANK BUILDING- r , EUGEN HOUSE, RONALD -- -- , . ___~__. ---+____n_ KNEISS, HELEN , BUDEL, REX..------ _ __1..__ HARPER HOUSE, ROBERT MILLER.. MARY .----- ----- V ANNA TT A HOUSE, JOAN SHIVER.. CLARA DOWDLE HOUSE, DOROTHY PRICE, GEORGE STAUFFER.. JOHN FLYNN, CILIA SORIANO, JESUS PFLIMLIN, JOS~~'!_______L. NATION, JAMES HAYDEN, KENNETH WESTWOOD HOUSE, LEROY -. - --- TUCHSCHER.. THOMAS KELL HOUSE, JAMES LEWlS, ROBERT GREEN, JOHN ----------- ALLEN, KATHLEEN -- . ERICKSON, WILLARD ABBOTT HOUSE, !DELLA PANKAU HOUSE, ROBERT PARK HOUSE, ROBERT - . -------. GARCIA, ESTHE __ - ___n________ CHANEY, NEWTON ALONZO HOUSE, JAMES SPENCER.. NORA JOYCE HOUSE, DELMAR COOLEY, BARBARA .---- .. - -- GARCIA, FRANCISCO BECKER, MERLE ~-------_.__. CLARK, CHRISTIAN -..--- PROCTOR.. MERRILL HATHAWAY, DONALD - ..-------- HENDRICKS, ROBERT _ ---- --- WAVRIN, JOSEPH MATTES HOUSE, ALDA --- ~_..- STEVENS HOUSE, FLORENCE WULFF HOUSE, VICTOR --..-.....--- fIULLEN, ROSEMARY . ,GERS HOUSE, GREG ---C--' ~ ___ - ..._____ ___.___u_ >J\NEY HOUSE, THOMAS __L. i AEL'S BRIDAL BOl ,r I _ .---+------ r- i -t-- --j---_.. -~--- HISTORIC NAME I SALLMON HOUSE, WILLIAM ! SALMON, EMANUEL ~ , SAMPLE,GEORGE . SAN DIEGO COUNTRY CLUB ~'~~=~~~~~~:ktt:~~~~~ ! SEARLE, EDWARDuuu, ... I SELLER, NELLIE l SETTE HOUSE, MARTIN -'SHARP, WALTE ! SHILLING, ALBERT ----< .................................. ~ SHROEDER. WILDE~ l ~~=::~~u ~... _uuu . j SLAUSON HOUS~:~I::J\RE:NCE , SMITH BUILDING, CHARLES -i 1 SMITH, ANDREW ! SMITH, CLARA ~~ I SMITH, EDWIN, JR. 1 SMITH, EDwIN, SR. .. .... .... ~u SNOW. HENRY SNOW, HENRY SOPER HOUSE,W ARREN SPRING, L G. ST JOHN'S ESPICOPAL CHURCH St.ANGE HOUSE, MARlA --'. STEW ART, ELMER . STONE HOUSE, JAMES , STURDEVANT, JENNIE SUMNER. CHESTER SUMNER. HOLOWAY TABER. RAY T AYLOR HOUSE, EMANUEL ..... .............. TAYLOR. FRANK ......... .........m... TESSITORE HOUSE, VICTOR THIEBAUD, L A. ......-...--.--- THOMPSON, ORMSBY THURBER. ADA THURSTON, THEODORE . ......n..... TIBEREND, HARRY TTEZISE HOUSE, RICHARD TUCHECK, JEROME TUCKFR HOUSE, RICHARD TUTTI' IV ARREN ........ ........h........ ..........-.-.-........ ULA',l' . 'OLA \'AII< \,,11,1. , ! 17,ABETH '. 1~t:G!NAL lOCA TION 435 FIRST AVENUE 300AKLAWN AVENUE 466 E STREET 88 L STREET 672 FOUR TH AVENUE 738 ELM A VENUE 220 FIG STREET 22 I I STREET . 254 FIFTH AVENUE 215 I STREET 627 THIRD AVENUE 196 CYPRESS STREET 374 ROOSEVELT STREET 219 SEAVALE STREET 772 FOURTH AVENUE 289 THIRD AVENUE 198 K STREET 264 I STREET 680 DEL MAR AVENUE 616 DEL MAR AVENUE 210 ROOSEVELT STREET .:161 ROOSEVELT STREET 422 SECOND AVENUE ............... . 170 CYPRESS STREET 202 & 206 MADRONA ST 426 SECOND AVENUE 238 DEL MAR A VENUE 436 J STREET 721 CHURCH AVENUE 209 I STREET 654 DEL MAR A VENUE 659 DEL MAR AVENUE i 521 FOURTH AVENUE ..................-. - . 670 F STREET 114 FIFTH AVENUE . U '265 TWINOAKSA\iENiJE . 153 KEARNEY STREET 543 D STREET .. ...................... ........, 89 COUNTRY CLUB DR. ..-.....--.....--... 50 H STREET 682 SECOND A VENUE .. ............... . 235 MADRONA STREET 646 SECOND AVENUE 550 FIRST AVENUE 496 F STREET 180 CYPRESS STREET ? 1 F STREET I COMMON NAME SMITH HOUSE, WILLIAM TSUY AKE, YAMADA GALLIGAN, ELIZABETH SAN DIEGO co1iNTRvcitiBu JUDD HOUSE, DONALD JENSEN, CARL ................. . WAGNER. BERLE SCHUMAKER. ROBERT .........-..-.,........................ WHEYLAND, FLORENCE . ..... ..... ._....... u".... MOREY, CURT ........... ....... ........... ............uu...... MALCOLM HOUSE, JAMES O'CONNELL, WILLIAM ................ ....................... HOLLISTER, JAY SAXTON, MARY YAMADA HOUSE, KAZUMJ ..................... ......... ....... LAS CASUELAS ....................... ANDERSON, WILLIAM FOUR SEASON DAY CARE CENTER HOOVER. MAXINE B~~ALES,LEOPOLDO STEEL, DONALD RANDLE, DAVID HANSEN HOUSE, MARIE WEATHERBIE, RUTH .-.. .............. .. ...... TE~LEBETHSHOLOM .................'.....,... ........ ................................. CHRISTIAN CHURCH HOUSE . .......................... McDERMOTT, DERMO . .......... .........................u............... TOOK HOUSE, PEARL DL'NAWAY, MARlA LEE, KENNETH DA,\;{ELIO, ROSE TABER, MARGARET T AYLOR HOUSE, EMANUEL ................................................ .................... RAY HALPENNY VIESCA HOUSE, RODRIGO . ...................................... McKINNEY, TROY Du"DBRIDGE, NELLIE NISBET, JAMES ..... ...................... .................. ..... ..........................h. HODGE, JAMES LACINA, WAYNE OYAHOUSE, PAUL DUPUIS, JOSEPH FLEMING HOUSE, WILLIAM . WILLIAMS HOUSE, HARRY POLK LEONA SHORT, NATHAN STARKEY, AlI(.r '." ' .. ... .............................. I HISTORIC NAME LOCATION i COMMON NAME ; VAUGHN, ROBERT 388 DEL MAR A VENUE . MADSEN, DANIELLE ]\,ILL_EGRi\N~TERESt\_ _ Un _ . -~~E_~~_~_t\ VENUI;__ _ _ . VII.LE~RAN' TEREsA- -- '-. - WAGNER, ALBERT ___~O~J ..sr.~E~ un ~-. ,WAGNER, Ar..BERT-~--n i-' ...- I WAGI'IE~FRED_ _ _ __ __ _....z~...s~E1'_ ___ _ ___ :CESENA,IWROLFO------- ---1- 1~~~~,~~:S~ .-~---- .nj~9G~-;lili.Y------------- :~~~~~:~---- ---:- :--:--:- lWHITiNGHAM, JOSEPH -------741-ELM AVENuE---- ------'SHEA, ADEliA . +"--.- . 1 wn~LIAMS, DANIEL.' ----- -- . -- -] 86-CYPRE~;S STREET----; AMEiRiz.---------- - --un - ------- --.-----.,...- ---~ -~~ ---t -~~___~_ _~_..;.~___.___. i WOMEN'S CLUB HOUSE 382-384 DEL MAR AVE. ! OLD CLUBH OUSE BUILDING i ---<----.--------,----~~~.--------.---- L-- I WORTHINGTON, GEORGE 669 DEL MAR AVENUE: EL NIDO _'n --L..____ -'--- ____________._ ___L___ _---+__...._ I WORTHINGTON, PAUL 237 GARRETT AVENUE ! WARDEN, WILUAM _'u_~___._____~________ __ J WRIG~!lOUSE'_~TJCIOUS ~_10 SECOND AVENUE _, ~GHT HOUSE, LUCIOUS i YUFE HOUSE, JACK 218 SEA VALE STREET , ALBRJGHT HOUSE, FRANK __;--__ _____.u~_~___......~ , ---------. I ! i I I I I I I I I I I I ! I COMMON NAME , ABBOTT HOUSE, !DELLA -1 ADRIAN HOUSE, EUGENE ALBRIGHT HOUSE, FRANK lALLEN,KATHLEEN l ALONZO HOUSE,iMffiS ----< . ..un... .J ALTAMIRANO, GRACE I ALVARADO HOUSE, ARTHUR I AMBRIZ, -f ~ ~~~~~~ ~~~~E, CHARLES J ANDERSON HOUSE, MARY- i ANDERSON, MARY -: ANDERSON, WILLIAM .ARNOLE,HAZEL . AUTO COURT, AQUA VISTA A VILLA COURT BANALES, LEOPOLDO BARBER, ALBERT BECKER, MERLE BELMONTES BLUM, DORIA BOLTZ, CHARLES ..................... BOLTZ, MARY BONNET HOUSE, TIMOTHY BRIGGS HOUSE, ROY BRONSON CARRIAGE HOUSE BRONSON HOUSE, BYRON ..................- BROWMA.,"! HOUSE, HARREL BROWNE, WILLIAM BRUCE, LLOYD BOOEL, REX BULLEN, ROSEMARY BULMER HOUSE BURCH HOUSE, LEE BL"RNS HOUSE, HUGH ................. '" CAMERON, MARGARET , CAPWELL, WALLACE CARAJAL, RAY CARSON, MICHAEL CARVER, MARCOS CESENA, ILDROLFO CHANEY, NEWTON r'HRISTIAN CHURCH HOUSE .... -~ , flRISTY, LEO !! 'LA \1STA WO!vIFN'S CLUB - , ,i i RCH STORAGE 1\1 " nINO ( LARK, CHRlSTIM, . HISTORIC NAME PALMER HOUSE, ARTHUR . LEON HOUSE, ARnJRO ...................... ".. YUFE HOUSE, JACK NORMAN, FRANCES PELL HOUSE, EDWARD LOVELL, LESLIE MASTERS, HENRY WILLIAMS, DANIEL HURD, DAISY "h...... ...... __ ..-................. u... ANDERSON HOUSE, CHARLES ANDERSON HOUSE, MARY .-................._..- ANDERSON, MARY ......... .... SMITH, ANDREW COWLISHA W, EBEN ................................ LAD'S MOTEL A VILLA COURT SMITH, EDWIN, SR EITZEN, ABRAHAM .................................. PRAY, RICHARD FRANCISCO, MARY EDWARDS, JOSEPH BOLTZ, CHARLES BOLTZ, CARL CLAY HOUSE, PERCY LYLE HOUSE, ALEX BRONSON CARRIAGE HOUSE BRONSON HOUSE, BYRON CHAPMAN HOUSE, JOHN BROWNE, W. J. S. ,FORTNER, ALEC MIKKELSON, E,MER RIFE,GEORGE . ..........--........ BULMER HOUSE, JAMES DAVIES, NADINE 'CARVER HOUSE, MAX DAMREN, FRANK CAPWELL, WALLACE COPELAND, DWIGHT ..................... '" BRYANT,HERBERT ............................ JOBES, NANCY WAGNER, FRED PAYTON, HAROLD .................. St.ANGE HOUSE, MARIA ...........-.-.-...- . CHRISTY, LEO CHULA VISTA WOMEN'S CLUB KFi : FR. FRANK PI-- \1J3ERT I LOCATION 747 FIRST AVENUE 40 PALOMAR DRIVE 218 SEA VALE STREET 337 DEL MAR AVENUE 366 SECOND A VENUE ............................. 231 MADRONA STREET 395 I STREET 1 g6 CYPRESS STREET 559 E STREET ... .................-.--. 103 FOURTH AVENUE 693 DEL MAR AVENUE .......-.."............ 693 DEL MAR A VENUE 198 K STREET .-..-....................... .. 155 CYPRESS STREET .. 70 BROADWAY 329-331 DEL MAR AVE. . 616 DEL MAR AVENUE ...-.-.-.....--................ .. ] 51 LANDIS AVENUE 406 CHURCH A VENUE 6g1 DEL MAR AVENUE 25 MADISON AVENUE 52 E STREET 34 DAVIDSON STREET 634 SECOND AVENUE ..............-........-. ...... 419 FOURTH AVENUE 611 SECOND AVENUE .. 613 SECOND AVENiJE'" 700 SECOND AVENUE ............................. 54 F STREET .. 95 I STREET 410 CHURCH AVENUE 630 DEL MAR AVENUE 3 NORTH SECOND AVE 614 SECOND AVENUE 515 FOURTH AVENUE 311 D STREET .............. 255 SEA V ALE STREET 633 DEL MAR AVENUE .............. .. 30 F STREET 209 D STREET 211 G STREET 292 SEA V ALE STREET 426 SECOND A \TNUE 124 HILLTOP DI" \'\'. 357 G STREEl ng CENTER ~I 222 AL V ARM ". . ." fREEl ..................... . ............,... I COMMON NAME i LOCA TION i COMBS HOUSE, BERTHA 333 SECOND A VENUE I CONDRON HOUSE, CASEY 744 SECOND A VENUE --< COOK, HAZEL GOES 62 COOK COURT "._---.~--_._"-- iCOOLEY,BARBARA 181MADRONASTREET .~ i CORDREY,HANCEL 210 DAVIDSON STREET ~1 _~..___~_ 'COUNTRY CLUB BUNGALOWS 49 AND 51 L STREET - --_.~._---~-----. - - -.--..--..... i CROCKETT HOUSE, ALLISON 320 SECOND AVENUE --1 - ._.__,._ _.____._~_.___ I CURTIS HOUSE, THEODORE 379 J STREET j DAMELIO, ROSE-~u--- 654 DEL MAR A VENUE---- j ~~~~:~~~~~~~~:-~~~;;~~~~~~~~~-= i DAVIS HOUSE, JAMES 190 K STREET I DAY HOUSE, Alinrui----- -279 j -STREET - ----- --I __ "'_.___ __ _.~_~_.__ i DAYSON COURT 516-518 FLOWER STREET -..------- . ~ . - - . ~---~-.- DEAN HOUSE, PHJLENA 28 SECOND AVENUE --_.._----~---- ..- --- DeGONZALES, GLORIA 447 I STREET ---~----- . DEL MAR COURT 256 DEL MAR AVENUE .____n._ DEVANEY HOUSE, THOMAS 200 K STREET -_._._._--~-- . DIAS, HENRY 639 DEL MAR AVENUE -----------..---- --- ---,_. , DIAS, HENRY 640 DEL MAR AVENUE __ _.,~____ . u._________,_.. DOWDLE HOUSE, DORbTHY 730 SECOND A VENUE j.....-.---------- -.- - ----.---..-- -.J DUCKWORTH-FOR!), '_______ '666 DEL MAR S~J;::r:______ DUDBRIDGE, NELLIE_;.___u___ 153 KEARNEY STREET __ DUGGER, MARGAREt 217 F STREET - ------. ---- . DUNAWAY, MARlA 721 CHURCH AVENUE DUPUIS, JOSEPH 235 MADRONA STREET - ---_.._~_.._- ---_._-----~--- EARL Y, ROSS 46 MADISON A VENUE u____._. _.. ._ _.._u. ,__. EITZEN,ABRAHAM 151 LANDIS AVENUE ___~__ __ __ - - ~n ___.. _ _ _ __~_.__ . EL NIDO 669 DEL MAR AVENUE -_._-~-- ------- . -"-~----_._-_._._---- . EL PRIMERO HOTEL 416 THIRD AVENUE ----~-----_.- ----~- -- -.. -- --. --.---------- - ERICKSON, WILLARD 372 G STREET - - --- -- ----..--- -------- EUGEN HOUSE, RONALD 278 FIFTH AVENUE EliLiiT, MARY ..._===~~~:'~~ii~~-o~s AVENUE _ FLEMING HOeSE WILLIAM 646 SECOND AVENUE ; ___._ ' __n_~_ . FLOWER STREET APARTMENTS 500 FLOWER STREET . FLYNN, ciLiA----)3 -ISTREET _____u__._.._._ .__ _.. ---- ___no _________. FORREST, WALTER 227 G STREET ---~ --.-- -. .-..-. -.------- FOUR SEASON DAY CARE CENTER 264 I STREET -----.--...---- --- . FRANK HOUSE 642 SECOND AVENUE I ~_____.____.._ __ _ _._____ FU9UA, ELSE.r:' - _18~MAD~<!.r:'~~TREET , FUSON'S GARAGE 331 F STREET I . _ .._. _n__ JG STREET-APAR~~~__329G STREET______ , GALLIGAN, ELIZABETH 466 E STREET , , \RClA, ESTHE 691 G STREET - -'--"-- \RCIA, FRANCISCO 42 WEST PALO" ';~ DR. \ r:R, ROBERT 670 DEL MAR ^ ,'JE "UJ0fS HOUSE, OJ'.:' 82 FOURTH A \: .'i' 'E .n _.___.___. ---- . HISTORIC NAME CARMICHAEL HOUSE, PHOEBE BURS IDES HOUSE, ALEX COOK, HAZEL GOES--- - ----._---.-. PICKERING, JOSEPH ___..__u.______. HAINES, ALFRED -----:-- -..---- _.--...__._--._-----!._.._--~ COUNTRY CLUB BUNGALOWS CROCKETT HOUSE;-ALLlSON---;-- HAINES HOUSE:EvELYN---~ ---.- .----.--- SUMNER, HOLOW A Y , GILLEm HOUSE, EDWARD ----- .-. ----_.~._-~--- DAVIDSON HOUSE, JOHN . HALLIBiTR:rON-/iOUSE, ERLE --~--- '''_m_ _.____ DAY HOUSE, VICTOR _n_ _._.. ______ DA YSON COURT DEAN HOUSE, PHJLENA . DeGONZALES, FRED------r----- DEL MAR coiJRT- ------- --- . ---------~------ ------- RUSS HOUSE, EDMOND HARKINS, FLORENCE - - - ----- EDMONDS, WARNER .. ~- - ----.-.---------..--. MONROE HOUSE, JOHN ...-- -_._-_.._--_._---~- -..- CODINGTON, JOSEPH -----~----- ..--- ~~---- THOMPSON, ORMSBY DENT, SALLIE STIJRDEV ANT, JENNIE TUCHECK, JEROME - ------- LARGE, ELIZABETH --.- -- -- -. -.--.--.- BARBER, ALBERT - ------.------- WORTIIINGTON, GEORGE .--. ------- EL PRIMERO HOTEL OLMSTEAD, HARRY __ _m____ __n_."'__. MERCHANT HOUSE, MARY ... --- - --.- - EULITT, MARY ..-. .~ - TUCKER HOUSE, RICHARD - --- ----..--- FLOWER STREET APARTMENTS! ._._______n_____ MUELLER, ROBERT --. ---.. ESTES, JOHN _uu ._~ .__.._ SMITH, CLARA - ~----------~~- GARRETT SON-FRANK HOUSE .u _ ._____.__._ FUQUA, ELSEN .._ ._ .m.. CHULA VISTA STARBUTLDING ---.--- -- - CARREL APARTMENTS - --------------~._._-- SAMPLE, GEORGE PAULSON, GERHARD - .--- POPE, HARLOD .-.. ..------..-- HOI T"'!\I, JOSEPH -.-------- ----- I J. . ." HOUSE, HARRY -~.__._-_._-- - - ------ --- --.-..-.- .--- .. i COMMON NAME GOSS, GAIL ! GOULD -j GRAINGER HOUSE, BLANCH I GREEN, JOHN ---j , GRIFFIN, MARTHA J HANSEN HOUSE, MARII;',',',"" I HARDESTY, EUGENE -!HARPER HOUSE,ROBERT ' ~~~~::~;t~ -.J HENDRICKS, ROBERT I HODGE, JAMESmmmm, ' l HOLIMAN, JOHN " l HOLLISTER,iA Y m ,umu HOLMES HOUSE, NED : HOLT, CARL : HOOVER, MAXINE HOWE COURT, THOMAS , HOY, GLEN ! HUMPHREY, ROBERT ! INSECTARY INSKEEP, CHARLES I JARVIS HOUSE, nm.OA ................ JENSEN, CARL ~ , JOHNSON, JAME , JOYCE HOUSE, DELMAR JJUOD HOUSE, DOt:l,~I:>. mUU' ! KELL HOUSE, JAMES ---j KINDERGARTEN BUiiDiNG:OLO' 'KIRWAN HOUSE, JOHN !KNEISS, rffiLE:N . , u .,.m'u I KRUEGEL, HOWARD J KUBIC, WALTER ! LACINA, WAYNE : LAD'S MOTEL . LALICATA, DOMINICK LANG, SYL VL.... LAS CAS1JELAS LeBRECQUE, JACK , LEE, KENNETH , LENNEY, FRANCES LEON,ARTURO LEW1S, ROBERT LJNDQUlST, NORMA LOUSTALET, EDWARD LUZZARO, FR~'" ~fADSEN, D ' ............... ! LOCATION 163 CYPRESS STREET 344 HILLTOP DRIVE 88 K STREET 192 MADRONA STREET 478 F STREET 422 SECOND AVENUE 213 CHURCH AVENUE . 180 K STREET ....................---...... 649 CHULA VISTA STREET .....h............. . 287 TW1N OAKS AVENUE .........---...- 286 SEA VALE STREET .... ................................ 89 COUNTRY CLUB DR, ............... 329 D STREET -.--.................. 374 ROOSEVELT STREET , 780 FOURTH AVENUE .................-- 745 CHURCH STREET 680 DEL MAR AVENUE 319.325 G STREET 769 BROADWAY 343 D STREET 511 G STREET 222 SEA V ALE STREET 263 J STREET 738 ELM AVENUE 525 F STREET 355 FIRST AVENUE 672 FOURTH AVENUE ............-........ 707 FIRST AVENUE 503 G STREET 221 SECOND AVENUE n. m..nn...___" 3 54 CHURCH AVENUE 453 D STREET 507 G STREET 50 H STREET 70 BROADWAY ............... ................. . 251 MADRONA STREET ................. 351 CHURCH AVENUE 289 THIRD AVENUE 249 SEA V ALE STREET ....mm............ 209 I STREET .........n............ 175 MADRONA STREET ... ..................... 40 PALOMAR DRIVE .--............. 26 F STREET ............ . 230 FIFTH ,\ VENUE 336 CHUJ" II \ VENUE ..........-........ 95 D STR, J88 DEL ,":Z ;\ VENUE . ............... .......m.......... ______w...... I HISTORIC NAME FARR,GRACE DUPREE-GOULD GRAINGER HOUSE, BLANCH NICKOLS, CHARLES KONETZKA, J. A. SOPER HOUSE, W ARREN HARDESTY, EUGENE .,." -.......... ................................ MILLER HOUSE, BASIL REESE, DAVID NEECE, ARTHUR ...... ......... REISLAND, AARON ................................-- THURSTON, THEODORE BUNTING, JOHN SKINNER, MARK BERGEN HOUSE, NELLIE HOLT, ANDREW SMITH, EDWIN, JR. HOWE COURT, THOMAS FISCHER, HENRY COLLAR, IDA INSECTARY, SAN DIEGO COUNfY INSKEEP, CHARLES JUDSON HOUSE, DAVID SCHOONOVER, ALBERT JOHNSON, JAME PHILLIPS HOUSE, WILLIAM ................. .m.. SCHNEIDER HOUSE, FREDERICK NEPTUNE HOUSE, FERNANDO KINDERGARTEN BUll.DING CHRISTY HOUSE, JAMES .......... .................................................... METHDIST EPISCOPAL PARISH JOHNSON, VIOLA LOVE, LYNN TIBEREND, HARRY ........................... AUTO COURT, AQUA VISTA .. ..... ............. .................. MAYNE, WILLIAM MARSHALL, CAROLINE SMITH BUILDING, CHARLES CLEVELAND, ANNIE SUMNER, CHESTER DAVIES, JESSIE ADRIAN, EUGENE ............... ...........-.......... NEWCOMB, LIDA KINMORE, ELMER JONES, S. H I L:ZZARO, FRANK 'HN,ROBERT COMMON NAME r LOCA TION HISTORIC NAME MADSEN, JOHN 268 MADRONA STREET CHARLES, ARTHUR MALCOLM HOUSE, JAMES 527 THIRD AVENUE SHJLLING, ALBERT --- - -_.--...._--~ MARSH, LARRY 715 ELM AVENUE FOOT, FRED --j MATTES HOUSE, ALDA 428 FOURTH A VENUE m ..__. RENICK HOUSE, CALLiE' -i !'!:'.l!~E, MRS B K. BOAR!>ING 155 G STREET !'!:'.l!DE, MRS. Ii K., BOARDrNG'T- ~ Me CALL HO!]SE, JEAN_ ~==. 644 SECOND AVENUE MaeDONALDHOi.iSE,'iENNm -.--.'1- : Me KENSIE, AUTHUR 56 F STREET HERSUM, T ABER ---..---~..--'~-- _I McCANN, B~B.~_'.~~_ 877 COUNTRY C'.:.~_ DR___. _ . CONKLIN' CL/\UDE__-=~=-=~L ~- j ~:~=~T~~;~~_~_--= ~.~~: ~M::~~~ -=~_~_ ~~~Jr;:t::~~=.==~=~ .__. -1 MERCADO HOUSE, MARY _____28~S_ECO_NDAY!ONUE JO~SOJII HOUSE, LEMANDO . -i MILLER, MARY ... 6(j5 DEL MAR A,,:!,~_._ MIL.~ER, MARY _; MiLLLlAN HOUSE, JA~~._.__. . 54F.OURTH AVENUE. FRESHOuRHOUSE~iEONARD. : MOE, OLE 169 MADRONA STREET KINNARD~'S-ALLiE-"--~-r--- 'MONEY HOUSE,JANE . -.--.-. 674 SECOND A. ~=.~~=_ D~ARH~uEE~ GEORGE---~-- --;------ : MOREY, CURT 2151 STREET SHARP, WALTE -------------. -- -.". ---,~----- . NATION, JAMES 96 OAKLAWN AVENUE NATION ,-iAMBS . .-..-----~-... -~ NISBET, JAMES---.- --... '543 D STREET ---..-..---. THURBER AD-A' -.-----...,~- - -.- . NOVELLI, JOSE 225 GARRETT AVENUE M~CREA, HARRY -- ._------~-------. ..---- ..-. --..- --_._-_._--~--- O'CONNELL, WILLIAM 196 CYPRESS STREET SHROEDER, WILDEMAR -~~----_..- -- -,,""_._------ OLD CLUBH OUSE BUILDING 382.384 DEL MAR AVE. WOMEN'S CLUB HOUSE , OLD COMMUNITY HOSPITAL --"'275 ASH STREET ____m._. KURFURST,jO'HN.--.--' __.__..._.._u__._.____ ____~.._._..__._.__. <_ ...._._._._ _ __.___~____~_ OLIN HOUSE, CLARENCE 171 FIFTH AVENUE HAYNES HOUSE, WILLIAM .----. -_...__._-~ .-----. .__._._----------~----- OY A HOUSE, PAUL 682 SECOND A VENUE TTEZISE HOUSE, RICHARD --.------------ -.- --~ -_.._------_.__._._---------~-_.. . PANKAU HOUSE, ROBERT 620 FOURTH A VENUE PANKAU HOUSE, HERMAN ~ -------~- ------ ------------..-.--.---- - --- PARK HOUSE, ROBERT 54 NORTH SECOND AVE. PARK. ROBERT . PELEKAI, DALLAS -.-.-. - 164 MADRONA STREET.---- -. CHAPPELL:C:'Eu ---..----..-,.- -------------.-------. - -------- . --. -.----.- -.------ .-- PENCE HOUSE, JOHN . 152 K STREET CARTER HOUSE, THOMAS --- --- ---- -------------.---. - - - -----.-----.. PEOPLES, CASEY 224 GLOVER STREET McPHERSON, BENJAMIN ------.! - --- -..----- ----.-.--..---.- ---.------ ._._.._--_._--~----- ! PFLIMLIN, JOSEPH 240 F STREET MYERS, OLAF ----------------.-- .-------- -- -.---.-.--- PILGRIM CHURCH __ _. _.___. 170 BRIGHfWOOD A ~_. . JOHI'I:S~'<:>1'<~~EIt.~____..~___ . POLK, LEONA 496 F STREET ULAND, VIOLA __.__~_________..__..~ .._ __.._._______ __.. _._._.___.__n__~_._~ PRICE, GEORGE 22 F STREET MORRISON, JOSEPH . -...-------...--- ~------ .-.....--. --- --------- .--.----- . PROCTOR, MERRILL 248 DEL MAR AVENUE PROCTOR, MERRILL --.-.......--.------------..- _._-~- -.---- . RABAY BUILDING 351 THIRD AVENUE COOMBS APARTMENTS .. ----.---- --.---.---.--...... - -...- -------- ! RANDLE, DAVII).__~___3~I_RO()S);;VELT STREET _.__S~~~'_HENRY RAYHALPENNY 670 F STREET TAYLOR, FRANK ----i _ _____~__u_... __ _.___. .----. - - -~-.-~--. · ROBBINS HOUSE, GERALD 20 SECOND AVENUE BARROWS HOUSE, ROSE ROBERTS, GLEN=.._=--------61!:~E'L MAR AV~__u._.::._F!SC~l(~~!:!'.~. . ROGERS HOUSE, GREG 616 SECOND AVENUE ROGERS HOUSE, GREG ----'- _._~--_.- - -_._----~-- -- -...... ---.-.---.--.-- I SAN DIEGO CO~:r:.CU~____.._88L STREET . SA.NJ)[E~_CO~Y CLUB___L._ SAXTON. \iARY 219SEAVALE STREE1'.__ SI<ll'i1'{E~~~_ _. ___._~..u_ SCHUMAKER, ROBERT 221 I STREET SELLER. NELLIE -_._-- _. u_..____ ___ 'SCIN HOUSE, ALBERT .638 THIP) AVENUE ALEXANDER HOUSE, SHERMAN ----< - -.-----,..--- ---.--- --- - --- --- - I SCOTT, ELECTRA 314 TI'::'" ).\KS AVENUE . CROCKETT, MARY ;SEClTRIT\ 'I:: Tf1ANKBUILDING ',01.3 ."II<DAVENUE- MELVrLLEBLOCK- ---- ---~---_._' .--.- ----- .-. _.- ! SHADLE\ . 236 (, " [REET . : WLIN, MINNIE -, t.. L , -+-----,-- , ~_._- -..------..-- ....----- ---- I COMMON NAME , SHEA, ADELLA ! SHEFFIELD HOUSE, JOHN J-,;;!'SHELDON DAVID 'EST '... j SHIVER, CLARA I SHORT, NATHAN .... m ..... ... j SIEWERT HOUSE, TIMOTHY' SIL VEYRA, AUGUST ~.... n' n..... j ;:E~~~~~ ~~~~~~~: . ~~~=~~1~t~~ -l ..... '. '.m : STAFFORD HOUSE I . '.... --! STARKEY, AUGUSTA j STAUFFER, JOHN . STEEL, DONALD STEVENS HOUSE, FLORENCE STEVENS, JAMES SWEAT, FORREST SWOPES, HIAWATHA . TABER, MARGARET' TAKASHIMA, RONALD TATREAU, STEVEN TAYLOR HOUSE, EMANUEL TAYLOR, IRA ..................... TEMPLE BETH SHOLOM .__,.. Hh........ ...................... . TOOK HOUSE, PEARL TSUY AKE. YAMADA ......................... TUCHSCHER, THOMAS V ACOL'B. VICTORlA V AN HORo'!, ELECTRA VANNATTA HOUSE, JOAN _._._.__.._.m.. VETICIN, MARIAN VIESCA HOUSE, RODRlGO VlLLARINO HOUSE, ROBERT VlLLEGFL~, TERESA WAGJ'o,'EFL ALBERT W AGNEFL BERLE W AL TEFL REGINAL ...................... WALTON. ROBERT WARDEN. WILLIAM WATROl..'S, ANSEL WAVRIN. JOSEPH WEATHr:RBlE, RUTH \VE!.1 : ':[' N1NA LOCATION ,HISTORIC NAME 741 ELM AVENUE WHfTINGHAM, JOSEPH .834 FIRST A vENUE EDGECOMB HOUSE MAE >'. , . 475 E STREET DREW, WILLIAM 196 MADRONA STREET . MOE, OSCAR . 180 CYPRESS STREET' ......... ..... . "v AUGHN, ELIZABETH ..........-............. - ,..--, . 145 SECOND AVENUE GEORGE HOUSER()BERT 39 G STREET WESSELS, LOUISE 388 K STREETm. mm. 'm ....J)AVII>SON~i)USE,i:c: 25 SECOND A VENUE . BENTON, ROY m ... ....435 FIRST AVENUE .. ............................SALLMON HO'USE:WJiiiAM .................................... 50 F STREET HERMAN HOTEL CARRlAGE . 706 rWINOAKS A VENiJE.m ............MUREH,iiiX..m .. 321 DEL MAR AVENUE CROCKETT, LAURA ............................. .....-......... .................... 283 TWIN OAKS AVENUE PERMAN, JOSEPH -.-.......... ..........-........... ..... 640 FIFTH A VENUE ENGEBRETSON-STAFFORD .............-.................. .._------- 21 F STREET VAUGHN, REGINAL ................. ..........-................. 700 TWIN OAKS AVENUE MORRlSON, SADIE .. .-..-............. -...... 210 ROOSEVELT STREET SNOW, HENRY ....... ...... ..-........ 432 FOURTH AVENUE RENICK HOUSE, ROLAND 163 MADRONA STREET BUCK, FRED 742 ALPINE AVENUE BUSH, AGNES ........ ............ .................. . 214 FOURTH A VENUE COFFROTH HOUSE, WILLIAM 659 DEL MAR A VENUE T ABER, RAY .............-................. 353 CHIJRCH AVENUE GLADDEN, ABBY 35 H STREET HAil, MARCUS ...... ........... ......-...... ...... 52! FOURTH A VENUE TAYLOR HOUSE, EMANUEL 210 LANDIS AVENUE LINDENMOOD, JAMES ...........-.......... 202 & 206 MADRONA ST ST JOHN'S ESPICOPAL CHIJRCH 436 J STREET STONE HOUSE, JAMES 30 OAKLAWN A VENUE SALMON, EMANUEL 470 E STREET NELSON, HORACE .............-.-................ 664 DEL MAR AVENUE KRAFT, WILLIAM ............. 236 F STREET BRlGGS, WILLIAM .......................... 170 K STREET MOBLEY HOUSE, OWEN ..............................- 144 DEL MAR A VENUE BUSH, OAKLEY 114 FIFTH AVENUE TESSITORE HOUSE, VICTOR ....................,.. ........ ..... 272 SECOND AVENUE . CAMPBELL HOUSE, ERNEST -....................................-.. 629 DEL MAR AVENUE VlLLEGRAN, TERESA ................ 202 F STREET WAGNER, ALBERT .........._.........-............. ..............,.. ,220 FIG STREET SEARLE, EDWARD ................ ......................... 219 F STREET WALTER, REGINAL ..--...... ICor04MON NAME ILOCATION !HISTORIC NAME I . WESTWOOD HOUSE, LEROY 188 FOURTH AVENUE : NELSON HOUSE, CARL! ~~ WHE~AND, FLO~N(;~_.u un _j2~~FII'TH ~ Y!'NIJE .__. : SETIE HOUSE, MARTIN 1 WILKlNSON, AGNES i 273 ALVARADO STREET . ~u'DARROW, .iilliTH- U. - -..--+. - - - -- - - -- ---~--~____ -+______ - - - - __~ ___.. _..._m _ ________.___. ___~____.,____~_ __ _ _~_..j.___ I WILLIAMS HOUSE 1 654 SECOND AVENUE : BOOKS HOUSE, JOSEPH I ---!....... -..---.-.-..------...-'-'--."-__.~____+_- __..___..__,____ --- _..__ n_. >_ ____________.__ _~_____._ .. _ ___......__. 1::ti:~ :60~:: ~~R-_-._-l ::H~Jl~1;~ ----- . --L~~~ii;~~~RCY --.----T- -< .-- -.-- . -....-.-....- ----1--.-----.-- ------. ~_____._____ I WILLIAMS, FRANK - i 222 H STREET - -! GILMAN, CROZIER w~-------7-.-u 1 WrrTMEYER-:- MARGARET--- ---T840 FIRST AVENUE ----~REW HOUSE, MARy---------~- WRIGHTliOUSE, LUCIOUS----- -I-IOSEC(::>ND A VENUE------ ---rWRrGHTHOUSE, LUCIOUS-------;-- WuLFF HOUSE,"VJCTOR---------.-. 29LSTREET --= ---- -tR!AC~-HOUSiCWJiiIAM---~-- .. --U----uu.---------.-.--..-~_r:c--- ---------- -------- --- _j-_ Y AEL'~ BRIDAL BOUTIQUE __' 337 THIRD AVENUE __~ S D G. & E. BUILDING -L___ YAMADA HOUSE, KAZUMI -t7n FOURTH AVENUE ! SLAUSON HOUSE, CLARENCE ! ------.----___,_._.__~___~___~-------1 ' _ _~_______________---- YUFE, JACK i 285 SEA VALE STREET ! ALBRIGHT, FRANK ' -_..----- --------~~ --+------ Historic Resources Inyentory Number Streets -- ~._~~ I House House 40 1\ 0 Second Lucious Lucious 8/18/86 7/28/87 N I A venue Wright House Wright House 41 614 Second Nadine Davie~ Lee Burch 7/28/86 7/28/87 Y Avenue House House 42 616 Second Greg Rogers Greg Rogers 7/28/86 7/28/87 Y A venue House House 43 642 Second \ Garrettson- Frank House 7/28/86 7/28/87 N (Y) Avenue Frank House / ?? 44 644 Second Jennie Jean Meal! 7/28/86 7/28/87 .. Avenue MacDonald / House House 45 3 11 D Street Frank Damren Margaret (?m?) House Cameron House 46 I Rohr Manor 8/25/86 7/28/87 Y . Owners submitted letters to City Council at the 7/28/87 meeting requesting no designation. .. The Historical Site Permit was originally imposed by City Council on 7/28/87, but was later removed by City Council on 12/20/94 by request of property owner. -- --- C ifJ$$ REFE.R.9fi ~y LDeA T! ,..............,... LOC....TlON 95 D STREET 209 D STREET 311 D STREET 329 D STREET 343 D STREET 453 D ST REET 543 D STREET 52 E STREET 440 E STREET 455 E STREET 470 E STREET 47S E STREET 559 E STREET ......-........ 21 F STREET 22 F STREET 25 F ST REET 30 F ST REET 50 F STREET 54 F STREET 55 F STREET 202 F STREET 217 F STREET 219 F STREET 235 F STREET 240 F STREET 331 F STREET 478 F STREET 495 F STREET 525 F STREET 670 F STREET 39 G STREET 155 G STREET 211 G STREET 227 G STREET 236 G STREET 319 - 325 G STREET 329 G STREET 357 G STREET 372 G STREET .....,...... HISTORIC NAME LUZZARO. FRANK JOBES. NANCY DAMREN. FRANK BUNTING JOHN COLLAR. IDA JOHNSON. VIOLA THURBER. ADA BOLTZ. CHARLES BLODETT. PHILIP SAMPLE. GEORGE NELSON, HOR:,C.E DREW, WILLIAM HURD, DAISY VAUGHN, REGINAL MORRISON, JOSEPH NEWCOMB, LIDA BRYANT, HERBERT HERMAN HOTEL CARRIAGE HOUSE ........."...... BROWNE. W. J. S. HERSUM, TABER WAGNER, ALBERT DENT. SALLIE WALTER, REGINAL ... m......,.. BRIGGS, WILLIAM MYE RS. OLAF .............. . CHULA VISTA STAR BUILDING KONETZKA. J. A. .........,... ....,.. ULAND, VIOLA JOHNSON, JAME TAVLOR. FRANK WESSELS, LOUISE "...""..,,,,," MAUDE, MRS. B. K.. BOARDING HOUSE: WAGNER, FRED ESTES, JOHN CHAPLIN, MINNIE HOWE, THOMAS, COURT CARREL APARTMENTS CHULA VISTA WOMEN'S CLUB HOUSE OLMSTEAD. HARRY ()0 - , COMMON NAME LUZZARO, FRANK CARVER, MARCOS.. CAMERON. MARGARET HOLIMAN. JOHN HUMPHREY, ROBERT KRUEGEL, HOWARO NISBET, JAMES BOLTZ, CHARLES WALTON, ROBERT ....... ....,..... GALLIGAN, ELIZABETH ...................................... TUCHS~~ER.,THO~S SHELI)()N.,D:'',I'D.. . ANASTASI, FLORO d...".............. STARKEY, AUGUSTA PRICE. GEORGE . ......................... LEWIS, ROBERT CARSON, MICHAEL SMITH, ~I~~I.^.M ...B.R.OW.~~.!..\'VI.L.LlAM.... . .....~cKEN.SI~,":IJ~HUR. WAGNER, ALBERT ...... .......... ..-.......... ... DUGGER, MARGARET .......-............................ . \'VAL TEFI'.FI~l>IN.AL... . . . VAN H()R.N.!E~EC.TR.": PFLlMLIN, JOSEPH .... .. w...... FUSON'S GARAGE GRIFFIN, MARTHA . ............................u..... POLK. L.EONA JOHNSON, JAME RAY HALPENNY .... ..d......--.. ,.. SILVEYRA' AUGUST ."",,, ,,"."c.,,_, ......... MAUDE. MRS B. K. BOG. HSE. CESENA. ILDROLFO FORREST, WAL.TER wd.... . .'m. ..... SHA[)LEY,i1E)( . .. HO.W.E., THOM":~, COURT G STREET APARTMENTS CHULA VISTA WOMEN'S CLUB H ERICKSON. WILLARD --.-- ._~'-'.- - ---..- sn") G STRE ET 507 G STREET 511 G STRE ET 691 G STREET 35 H STREET 50 H STREET 222 H STREET 33 I STREET 95 I STREET 209 I STREET 215 I STREET ,..." .............. 221 I STREET . .m...........................,. 264 I STREET ................ 395 I STREET 447 I STREET .......,...,..... 225 J STREET .........-............ 263 J STRE ET 279 J STREET ............"..." 379 J STREET 436 J STREET . ...................... 88 K STREET 152 K STREET 170 K STREET .... ....... .. 180 K STREET 190 K STREET 198 K STREET 200 K STREET 388 K STREET 29 L STREET 49 AND 51 L STREET .................".. 88 L STREET 355 FIRST AVENUE 435 FIRST A VENUE 550 FIRST AVENUE 707 FIRST A VENUE 747 FIRST A VENUE 834 FIRST A VENUE 840 FIRST A VENUE .......'......... 3 NORTH SECOND A VENUE KINDE RGA RTEN BUILDING LOVE. L VNN INSECMRV. SAN DIEGO COUNTY PAULSON GERHAR.c>.. HALL. MARCUS TIBEREND. HARRY GILMAN. CROZIER W. MUELLER, ROBE.R!. FORTNER. ALEC SUMNE R. CHESTE~.... SHARP,WA~TE SELLER. NELLIE ........... ...................... SMITH, CLAR^.......... n MASTE~S.,. H~NF\Y DeGONZALES, FRED .........,.......... ..'-..... . CO DINGT O~ ..rI()':!.s.~.'.~(?~~~H JUDSON HOUSE, DAVID DAV HOUSE, VICTOR ....".... ............. HAINES HOUSE, EVEL VN STONEH()USE, JA.~.~.S...... GRAINGER HOUSE, BLANCH CARTE R HOUSE. THOMAS MOB LEV HOUSE, OWEN .".....................,..... MILLER HOUSE, BASIL HALLIBURTON HOUSE, ERLE .......... ............"....".". SMITH, ANDREW RUSS HOUSE, EDMOND ...D^.V.I.DS()~J:i.()~.S~'J...C: . RIACH HOUSE, WILLIAM COUNTRy CLUB BUNGALOWS SAN DIEGO COUNTRY CLUB .......,.... . . ".......,..........."..... PHILLIPS HOUSE, WILLIAM ..... . .........., SALLMON HOUSE, WILLIAM TUTTLE WARREN NEPTUNE HOUSE. FERNANDO PALME R HOUSE,^.F\TH~R . EDGECOMB HOUSE, MAE ..."................. . DREW HOUSE, MARV BULMER HOUSE, JAMES KINDERG' RT~N B' !!WING 0'..[' i , KUBIC. WALTER INSECT ARV GARCIA, ESTHE TATREAU, STEVEN LACINA, WAVNE WILLIAMS, FRANK FLVNN. CILIA BRUCE. LLOVD LEE. KENNETH MOREV, CURT.. SCHUMAKER, ROBERT FOUR SEASON DAV CARE CENTE ....,.,.....,..."., ..".!,LY!'FV<DO HOUSE,:".R!J:iUR. DeGONZALES, GLORIA ........ ............. ................, .......WELLS HOUS.E.,..~I~... JARVIS HOUSE, THILDA ....... ........ DAV HOUSE, AUTHUR .................. CURTIS HOUSE, THEODORE ......,... .,..... ........ TOOK HOUSE, PEARL ........................... GRAINGER HOUSE, BLANCH .................'. PENCEr!(J~SE,J(JrI~ VANNATTA HOUSE, JOAN HARPER HOUSE, ROBERT DAVIS HOUSE, JAMES .......H......... ANDE RS()~,.I:v.I.~~I.!'i:A. DEVANEV HOUSE, THOMAS ,,,......... ........., ..... SIMAS HOUSE, JO!'~n.. WULFF HOUSE, VICTOR COUNTRY CLUB BUNGALOWS "....".... ....... ...... .. .......,.. SAN DIEGO COUNTRY CLUB ......-................... ...."........."...,......". JOVCE HOUSE. DELMAR ...................."..... SMITH HOUSE. WILLIAM WILLIAMS H.OU.SE,.H.^.F\R.V KELL HOUS JAMES ABBOTT HOUSE. IDELLA .. ......... .,......., .S.riEFF.IELD..H()US.E,JOIO~.... .... . ... VVITTMEVER..,M^..RG!,RET ......"....-.... BULMER HOUSE --- -- - -- '44 NORTH SECOND AVENUE 54 NORTH SECOND AVENUE 10 SECOND AVENUE 20 SECOND AVENUE 25 SECOND AVENUE 2& SECOND AVENUE 145 SECOND AVENUE 221 SECOND AVENUE 238 SECOND AVENUE ......".......-....... . 272 SECOND AVENUE 280 SECOND AVENUE 320 SECOND AVENUE 333 SECOND AVENUE 366 SECOND AVENUE 422 SECOND AVENUE 426 SECOND AVENUE 611 SECOND AVENUE 613 SECOND AVENUE 614 SECOND AVENUE 616 SECOND AVENUE 634 SECOND AVENUE 642 SE COND A VENU E 644 SECOND AVENUE 646 SECOND AVENUE 654 SECOND AVENUE 674 SE COND A VENU E 6B2 SECOND AVENUE 692 SECOND AVENUE 700 SECOND AVENUE 730 SECOND AVENUE 744 SECOND AVENUE 289 THIRD AVENUE 301 - 305 THIRD AVENUE 337 THIRD AVENUE 351 THIRD AVENUE 416 THIRD AVENUE 627 THIRD AVENUE 638 THIRD AVENUE S4 FOURTH AVENUE ........".........,...,. 82 FOURTH AVENUE 88 F au RTH A VENUE 103 FOURTH AVENUE 214 FOURTH AVENUE 419 FOURTH AVENUE GILLETTE HOUSE, EDWARD PARK, ROBERT WRIGHT HOUSE, LUCIOUS BARROWS HOUSE RDSE BENTON, ROV DEAN HOU5 E, PHILENA GEORGE HOUSE, ROBERT CHRISTY HOUSE, JAMES DAVIDSON HOUSE, JOHN CAMPBELL HOUSE, ERNEST JOHNSON HOUSE, LEMANDO CROCKETT HOUSE, ALLISON CARMICHAEL HOUSE"P,t:I?E6.E ,." PELL HOUSE, EDWARD SOPER HOUSE,WARREN ,............ ."w.. St.ANGE HOUSE, MARIA ........... ............ BRONSON'CARRIAGE HOUSE BRONSONt:I?US~!BYF\ON , DAVIES , NA~I,NE.. " ROGERS HOUSE, GREG CLAY HOUSE, PERCY GARRETTSON.FRANK HOUSE . ........... ..".."'''' . MacDONALD HOUSE. JENNIE 0>...... w..... TUCKER HOUSE'flICH:"-RD B()()KS HOU~E,J()SE~':i.. ' [)Ut-I6.AR':i()~Si:,.~Eo.flG~"", ' ' TTEZISE HOUSE, RICHARD EUSTIS HOUSE, PERCY .""c:':i"PMAN Ho.U.Si:,JO':if'""", MONROE HOUSE. JOHN ,13U.RSIDES':"<:1U~E, ALEX ....... ..'....... ,S~IT':", B,U I LDI~G.,c:HAR~ES MELVILLE BLOCK S, D, G, & E, BUILDING COOMBS APARTMENTS EL PRIME RO HOTEL " SHILLING,ALBE,RT" ALE)(AN[),ER"ri?,~,Si::"~':"E~~!,~"",, " . ................. FRESHOUR HOUSE, L=ONARD ,HOWARD HOUSi:,riARRY NELSON HOUSE, CARL "A~DERSON Hc>USE,CH,ARLES COFFROTH HOUSE'VVILLIA~ LYLE HOUSE, ALEX DARLING HOUSE, MARCELLA PARK HOUSE, ROBERT WRIGHT HOUSE, LUCIOUS ROBBINS HOUSE, GERALD SIMPSON HOUSE, MARY DEAN HOUS~, PHILENA SIEWERT HOUSE, TIMOTHY KIRWAN HOUSE, JOHN DAVIDSON H()U.~E, JOHN, "',' VILLARINO HOUSE. ROBE RT MERCADO HOUSE, MARY ...........,... . CROCKETT HOUSE, ALLISON COMBS HOUSE, BERTt:IA ALONZO HOUSE, JAMES ..w.................."..... , HANSEN HOUSE, MARIE ........"....... . CHRISTIAN CHURCH HOUSE "1:' ..,........................ BRONSON CARRIAGE HOUSE .... .................... B RO~,~Of' H()US E,B~fI()~.. BURCtiHOUSE, Li:E., ",' ROGERS HOUSE, GREG BONNET HOUSE, TIMOTHV FRANK HOUSE . ................ ." ~c,CA.LL"t:lCJUS.E",JE:"-N, '" FLE~I,N G"ri?,U.S.e."vvIL LIAM WILLIAMS HOUSE MONEY HOUSE, JANE ......... ......... ...".................. OYA HOUSE, PAUL .............." WILLIAMS HOUSE, WALTER 13f1()VVhAANri()USE,riA.RR.E.L '" DOWDLE HOUSE, DOROTHY CONDRON HOUSE, CASEV "" ,.,,,,.,.,,..,. LAS CASUELAS .............."...... SECU RITV TRUST BANK BUILDI~ "......... W' YAEL'S BRIDAL BOUTIQUE ....... ...,.,....._.... .... "'on' . RABA Y BUI LDING ......,........ EL PRIMERO HOTEL ........ .,..........".."... ,. .. MALCC)LMIiOU.Si:,JA"-1E,S.. SCIN HOUSE, ALBERT ............... M.IL LLlA~.ti().U.S.E., ..J:":c:I<.... GOINS HOUSE. ONA ....""".......... . WESTWOOD HOUSE, LEROV . "'."....... . ...ANDERSON..l:'Igu.SE,.CI:'IARLES.. SWOPE.S.'.uHI^.W.!,T~",. ..... BRIGS HOUSE, ROY .xLi- 428 FOURTH AVENUE 432 FOURTH AVENUE 515 FOURTH AVENUE "u > ......"._..'u...w..... .....'m 521 FOURTH AVENUE 620 FOURTH AVENUE 672 FOURTH AVENUE 772 FOURTH AVENUE 780 FOURTH AVENUE ref(i:o~;..p;;1iI!2 114 FIFTH AVENUE ....,.. . . ...... ,. .. 171 FIFTH AVENUE 230 FIFTH AVENUE 254 FIFTH AVENUE 278 FIFTH AVENUE ..'.n"'....................,..... 640 FIFTH AVENUE RE NICK HOUSE, CALLIE RENICK HOUSE, ROLAND CARVER HOUSE, MAX ........,............ .. ............. TAVLOR HOUSE EMANUEL PANKAU HOUSE, HERMAN ..... SCHNEIDER HOUSE, FREDE~ICK... SLAUSON HOUSE, CLARENCE .......................,," BERGEN HOUSE, NELLIE ...m.......... ... MATTES HOUSE, ALDA STEVENS HOUSE, FLORENCE BURNS HOUSE. HUGH ............. .."............. TAYLOR HOUSE. EMANUEL P~,~~AUH()U.S.~, RO~~.RT JUDD HOUSE DONALD . ......m..........-......... YAMADA HOUSE, KAZUMI HOLMES HOUSE, NED ........ .......".".......,....... "'..m.....w................................ ................., TESSITO~~.HOUSE, VICTOR HAVNES HOUSE, WILLIAM KINMORE, ELMER .....".........,............ ......"................... SETTE HOUSE, MARTIN m. ........ _, . MERCHANT HOUSE, MARY w......."................,.... ..w.............. ENGEBRETSON-STAFFORD HOUSE' VIE~c;1.'..I:i?~S~,~O[)R.IGO .. .o.LI~HOUSE, CLA..~.E..NC.E LINDQUIST, NORMA ......... . "'00........... ........m WHE, YLAND FLORENCE ..................................... ,.. EUGEN HOUSE, RONALD ................"... . STAFFORD HOUSE Co- {(.;VI' l' """) ____ ____.;"---1 ., ~\ ;--c- rC-'L. -- I t -.;...- .~ I) LOCATION HISTORIC NAME 337 DEL M"K "VENUE NORMAN HOUSE, FRANCES 231 MADRONA STREET LOVELL HOUSE, LESLIE 186 CYPRESS STREET WILLIAMS HOUSE, DANIEL 693 DEL MAR AVENUE ANDERSON HOUSE!MARV. 155 CYPRESS STREET COWLl5HAW HOUSE, EBEN 329-331 DEL MAR AVENU AVILLA COURT 616 DEL MAR AVENUE SMITH HOIJSE, EDWIN SR. 406 CHURCH AVENUE PRA V HOUSE, RIC:'::!"fI[) 25 MADISON AVENUE EDWARDS HOUSE, .J.')SEP'::I. 34 DAVIDSON STREET BOLTZ HOUSE, CARL. 410 CHURCH AVENUE MIKKELSON HOUSE.~...~.U\AER 630 DEL MAR AVENUE RIFE HOUSE, GEORGE..... 255 SEA VALE STRE.ET CAPWELL HOUSE, WAL.L,I\!=.E. 633 DEL MAR AVENUE COPELAND HOliSe,'I>\I1IlfiH.T 681 DEL MAR AVENUE FFlANCISCOH()US.E!~".RX. . . 292 SEA VALE.~TRE;ET .... ,PAYTON HOUSE,H".FI.')~I)... 124 HILLTOP DRiVE CHRISTY HOUSE.!...~EO............... 288 CENTER STRE~!. ...KELLER BUILD.U'I<;,.Fi'I:'",K. 222 ALVARADO STREET . PROCTOR HOUSE, ALBERT LOCATION HISTORIC NAME 62 COOK COURT COOK. HOUSE!HAZELG()ES.... 181 MADRONA STREET . PI!=KERI",G HOliS~,ALM()"'I)..... 210 DAVIDSON STREET HAINES HOUSE, ALFRED 654 DEL MAR AVENUE SUMNER HOUSE, HOLLAWAV 516-518 FLOWER STREET DAVSON COURT 256 DEL MAR AIIENUE DEL MAR COURT ........... ....,. 640 DEL MAR AVENYE. .' EDMONDS HOUSE, WARNER 639 DEL MAR AVENUE HARKINSHOU~E!~tPFlE....C,i::.... 666 DEL MAR AVENUE CODINGTON.H()USE..J.')~E.PH.. 153 KEARNEY STREET THOMPSON HOU~~"..~.~,~,~~V 721 CHURCH AVE":'llE STIJFlDEVANTH.o.IJSi::...~,=-';I,,!IE 235 MADRONA STREET !UC;H.ECK HClIJ~i::,~E.fI()~e.:...... 46 MADISON AVENUE LARGE HOUSE. ELIZABETH 151 LANDIS AVENUE BARBER HOUSE ALBERT 669 DEL MAR AVENUE 'WOFlTHINGTo.N'::I()U~.E~.(;.e,OFlGE 284 TWI.,,!...OAi(S .AVENUE EULlTTHOUSE..':"".FlY. 500 FLOWER STREET FLOWER STREET APARTMENTS .. m....' ... ,,,,.......,,....',,. ...." 189 MADRONA STREET FUQUA HOUSE, ELSEN 42 PALOMAR DRIVi::.....'liES1, POPEHOUSE!'::I"FI.')LD. 670 DEL MAR .".VENIJ.E HOLU.M HOUSE,J.().~E.~H. 163 CVPRESS STREET FARR HOUSi::,G.R".c;E 344 HILL TOP DRIVE DUPREE-GOULD HOUSE ."..".." . ........w.....,... 192 MADRONA STREET NICKOLS HOUSE, C.H"FlI,ES 213 CHURCH AVENUE HARDESTY HOUSE,EUGE,,!E 649 CHULA VISTA STREE' REESE HOUSE, DAVID ........"'"',,.... /4 M /Yf /1J1w!; - I J / . . . COMMON NAME ALLEN HOUSE, KAl H~EEN ALTAMIRANO HOUSE,.GRA..C,E. AMBRIZ HOUSE ANDERSON HOUSE, MARV.. ARNOLD HOUSE. HAZEL AVILLA COURT BAN/>.LES HOUSE, LEOPOLDO BECKER HOUS~'.~i::FlI,,=-............ .BLUM HOUSE, DORIA BOL TZ HOUSE, MARV BUDEL HOUSE. REX ............................".... BIJLLEN HClIJSE.ROSE~:'.FlX CAPWELL HOUSE, WA.LLA.c;E CARV:'J"LHOli~E. .R"X ,CASA BELMONTES p....."".".......... .':HAi'lEVIiOUSE!NE'f.'TO... CHRISTY.t;lCllJSE..LE.I:J..w..... . CHURCH STORAGE BUILDING ......"m _ ........... . CLARK HOUSE. CHRISTIAN ................ COMMON NAME ........,,,...... CO.')KHOl)SE, HAZELGOES . CO()LEX'::IClU~E,BAFlBA.RA. . . COR[)REYHOUSi::!'::I:'i'I.c;E.L. . DAMELIO HOUSE. ROSE DAVSON COURT DEL MAR COURT .,......... .P'" ; DI~~Ii()U~~,IiEI'IRY. .... . . DIAS..'::IOUSE.HEi'lRX .... DUCKWORTH-FORD HOUSE . DUDBRIDGE..H()USE. NELLlE... DUNAW A Y.IiO'IJ:;t:.J>:I^.RI.A..... .... DUPUIS li<:>liSE.,J()S.e.:p.liw EARLY HOUSE, ROSS . EITZEN H()IJ:;E,..:'BfI!'H.:'.Mw . ,EL NIDO ..,=-u.~rrTHOli~J:.~A.FI'f. ...... ... FLOWER STREET APARTMEN FUQUA HOUSE. ELSE.Nw GARCIA HOUSE.!FR:'IIi.':I:;CC).. GEilER HOUSE. ROBERT .,.................,... . ........... ............'" ................ GOSS\iOUS.E! G:,IL.. w . ..... ... 'GOULD HOUSE ..........,. ..om ..w.............. GREEN H()l)S.E.,~OHN . . HARDESTY IiOUSE, EUGENE HATHAWAV HOUSE. DONALD fLOCATlON. HISTORIC NAM= CO~MON NA~E 267 TWIN OAKS AVENUE NEECE HOUSE, ARTHUR HAYDEN HOUSE, KENNETH 286 SEt, VALE STREET RIESLAND HOUSE, AARON HENDRICKS HOUSE, ROBERT 89 COUNTRY CLUB DRIVE THURSTON HOUSE, THf'OD.ORf'.. HODGE HOUSE, JAMES 374 ROOSEVELT STREET SKINNER HOUSE, MARK HOLLISTER HOUSE, JAY 745 CHURCH AVENUE HOLT HOUSE, ANDREW.. HOLT HOUSE, CARL 680 DEL MAR AVENUE SMITH HOUSE, EDWIN JR. HOOVER HOUSE, ~A)(INE 769 BROADWAY FISCHER HOLlSE, HENRY HOV HOLlSE, OLEN 222 SEA vALE STREET INSKEEP HOUSE, CHARLES ... . .., INSKEEP HOUSE, CHARLES 738 ELM AVENUE SCHOONOVER HOUSE,A~lIE.R.!.CJENSENtiOUS.E,CA!lL. 354 CHURCH AVENUE METHODIST ESPISCOPAL PARS(KNEISS HOUSE, HELEN 71) BROADWAV AUTO COURT, AQUA~I~:r1\ LAD'S MOTEL 251 MADRONA STREET MAYNE HOUSE, WILLlA~........ .... LALlC.....T A HOUSE, DOMINICK 351 CHURCH AVEN':'E.... MARSHALL HOUSE, CAR..?LI':IE.....LilNG HOUSE, SyLVI.I\...... 240 SEA YALE S.r.R.EE.T CLEVELAND HOUSE, AtltI'E. LeBRECQUE HOUSE, JA.c:.K 175 MADRONA STREET DAVIES HOljSE, JESSIE LENNEV H?USE.,FR./':tlc:ES 40 PALOMAR DRIVE ADRIANH()USE,EUGE.NE. LEON HOU~E,AR.:rUR().. ....... 336 CHURCH AVENljE: ...... ..JONES .HOUSE.,S. H. LOUS:rJlLE:,-ti()lJ~E:,E.[)W.IIR[) 388 DEL MAR AVENUE VAUGHN HOUSE ROBERT MADSENti().uSE,DI\NIE:~LE 268 MADRONA STREET CHARLES HOUSE, ARTHUR MADSEN HOUSE, JOHN ......... ......... 715 ELM AVENUE FOOT HOUSE, FRED . MARSH HOUSE, LARRY 236 DEL MAR AVENUE ....,STEWART HOUSE, ELt:lE.F\ Me DERMOTT HOUSE, DERMO 677 COUNTRY CLUB DRIVI;C()toIKUNH()U:;E, CLAU.DE MeCANNIi()USE,.BARlIJlR.iI.. .... 265 TWIN OAKS AVENU.E THIEBAUD HOUSE, l;^....... McKINNEY HOUSE, TROY 665 DEL MAR AVENUE MillER HOUSE, MARY.. MILLER HOUSE, MARY 169 MADRONA STREET KINNARD HOUSE, .S.AlLIE. .tAOEHOlJ~E, ()~E.. H ..H..... 96 OAKLAWN AVENUE NA:rION HOUSE, JAMES NATION HOU:;E,J^.MESH .. 225 GARRETT AVENUE McCREA HOUSE, HARRY NOYELLI HOUSE, JOSE "' "........... ,...".""............. ..m....' .......................... 196 CYPRESS S~.EE.T SCHR()Ei)ER HOUSE.,.."".I~DE.MI\R.():CONNELL HOUSE WILLIAM 382-384 DEL MilRHI\~.ENljli.W..()~N'S CLUBHOUSE OLD CLUBHOUSE BUILDING 275 ASH STF,lEET . KURFURST HOUSE.,JOtitl OLD COMMINITY HOSPITAL 154 MADRONA STREETc:HilPPE.LLH()USE,c::C; ... ....... PELEKAIIi()lJ~E'H[)ilLL,,~ w ... 224 GLOVER STRE.E.! . McPHERSON !:lOUSE, BE:.N.J.ilMIN.'~E.()P~E..s.!:I()IjSE.,CJI~E\,. 170 BRIGHTWOOD AVENUE. JOHNSON HOUSE, BE.R.THA PILGRIM CHURCH.tiO.ljSE 248 DEL MAR AVENUE~FI()C!OR H()USE'IdE:R.R.I~L . PR()C-r()I'I':i()Ij~E, IdE:FlRIL~ 361 ROO.SEVELT ..S.!FlEET 'Si40ViH()USE:,..HEIoIR.\' RANDLEH().ljSE,[)AVI[) 517 DEL MAI'\..JI~E.N.':'.e.' FIStiE.Rti(jIj:;E,Ff\^.t4c:E~ROBEI'\TS':i()U~E'G..~E:':I... 219 SEA VALE STREET ,SKINNER HOljSE, lvIill'\~... SI\)(TON.ti?ljse.,t,lAR.Y 314 TWIN OAKS..AVENUE ,CR.O(;KETT HOUSE,.IdJlF\\'.... SCOTT HOUSE, ELECTRA 741 ELM AVENUE WHIT!lN<atiilMHOlJ~E,~O~EP':i SHEA HO.lJSE, "DELLiI ... ....... .... 196 MAMONA STREET MOE HOU~E., .0Sc;"R ... ...' Stil.VE.R. .':'()lISE.'C:~I\FI" ............. ... 180 CYPRESS :;,-.I'IE.E.-r...~Aljl1IiN':i()USE.,E.L.I<,:JllIe.-r!:l SHO.R-rIi()lJ~E.' N"THAN 706 TWIN OAKS AYENUE MURCH H(jUSE,.. LlL.1I . .......... .... . SORIAN()Ii()ljSE'm~E.SUS. .... 321 DEL MAR AVENUE ..C:F\(jCKE.TTH()USE,lJlljRI\. .... SOUTHWOR-r':4HOU!:iE, ViILId 283 TWIN OAKS ..^.VENUE . PERMAN HOUSE, JOSEPIi. SPENCER HOUSE'.N.ORiI... ..... 701) TWIN OAKS "VENUE . MORRISON HOUSE, SADIE ST"UFFER HOUSE, JOHN LOCATION 210 SEA VALE STREET 163 MADRONA STREET 742 ALPINE AVENUE 659 DEL MAR AVENUE .....,............... 353 CHURCH AVENUE 210 LANDIS AVENUE 202 & 206 MADRONA un. ............ 30 OAKLAWN AVENUE . ....................... 144 DEL MAR AYENUE ......,. .-.,..,..... 629 DEL MAR AYENUE 220 FIG STREET ........"........ .............. 237 GARRETT AVENUE ..............,.......... ..."..,..".,. 287 CHURCH AVENUE ..................................... 231 ALVARADO STREET .......... ................................................... 170 CYPRESS STREET ...................................m......... 273 ALVARADO STREET ....... ...,..................................... 664 DEL MAR AYENUE ...,.................... ..............,.... 285 SEA YALE STREET i HISTORIC NAME ICOMMON NAME SNOW HOUSE. HENRY 'STELL HOUSE. DONALD BUCK HOUSE. FRED ..STEVENSH.()lJ~I:'. ..J~t:AE~.,~. . .BUSH HOUSE. AGNES 'SWEAT HOUSE, FORREST TABER HOUSE, RAY TABER HOUSE. MARGARET G LA'DD~~~'O~SE.~ElB" ..',.."'......". ."..TAKA~~i~~~~:iJ's~',~O~A<D. LlNDENMOOO HOUSE. JAMES,T ~"L()R H()U~I:,IFlA.. STI ST, JOHN'S ESPICOPAL CHURC~'TEMPLE BETH SHOLOIIA .............. ......... ......".............................. .........."......... .......... .,.,SAL~()tI'::'OlJSI:,I:...~tllJI:L T~lJ"~x:E.t::'()lJs.I:''',A:~~P~.,, NO BUSH HOUSE, OAKLEyjVETICINH()U8.e..t:A...R1AN YI~~E<>~NI::'()lJSE,TEFlI:S.....u ... .L",ILLEGRA",HOlJ,S.E,TERE~A , S E....F!LE.t:'()lJS.E..I:,[)YI~I'!,[).,"',., ." ",iYl"'~IIIE:I'1,t::'()IJ.SE.'ElI:.FI'I'L WORTtil.III~T()III...l:'olJ~E:.,.,,~~.UL :.V:'....R[)E:lllu.l::'()lJ.s,E:...V:'I~.~.IA....,.... . "'.cc;LJ.'I.":'.H.!:)':I,~.E:.~..,~~"I:,':II:)A.,...... ...:Yl1.'TFI()':I~...I:'()lI.S..I:.'....A."'sl:~..... REISLAND HOUSE. MARIE ,WA VRIN HOUSE. JOSEPH ....~~~i~~...~.o.~~.~.:.~,~':::'..........'..IVi.~~i~E,~~iE'A~~#~,",R.~!H...... DARROW HOUSE, EDITH : WILKINSON HOUSE. AGNES ,....;.,.....,..."'..."...........;.............'....'....................,..,..,,,,,......,,.......................................................,............,....... .' KI'1~~!I::'()lJSE.,\\,I~L.I.A.",w. . .'I'Ac;O'lJBIi()l!~E:~~II:::!()f'lI... ALBRIGHT HOUSE. FRANK iYUFE HOUSE. JACK ,.I t <.. /-:-; l' Tv 11.1 c: N rav{ c: c~~"l-1 f2~lCc-u~j) ( ~, LOCATION I HISTORIC NA"'E jCOIoA...ON NA"'E 40 PALOMAR DRIVE ADRIAN HOUSE, EUI:'E,.E____ LEON HOUSE, ARTU~_<?___ -- 285 SE'" VALE STREET ALBRIGHT HOUSE,_F~I'IIC--- YUFE HOUSE,_JA<:;IC.------- 693 DEL MAR AVENUE ANDERSON HOUSE, MARV ANDERSON HOUSE, MARV 70 BROADWAV_m__ AUTO COURT,_AQU_,,__~I~.!^__LAD'S "'OT~L_ ---- 329-331 DEL MAR AVENU AVILLA COURT .__ ,AVILLA COURT --..----- 151 LANDIS AVENUE.____ _.~ARBER HOUSE,....~..!'_RT--!:HZE~ HOUSE,..~.~~~HA~- 34 D'" VID~~.N_S!~~.!'T __"'_ .!'.?~:r~ !:I()~~5.,_c:!'_~___._.____."BOL T~~.~U~.':~.'AARV 163 M"'DRONA STREET BUCK HOUSE, FRED . STEVENS HOUSE, JA"'ES -------_..---~'-- - ......_._----..---_._--_._"'--~----....- -.--------..-.--- 742 .....LPINe..^.yEN~~.-___ __~U.S.1i H<?IJ:;~,"'~NE~__--__--..:>.WE^.!.--H~U~E! FORREST 144 DEL.....AR AV!,~~!:,,!:I_()I!l!S~-I-i()':!...S!:, c?!,_KLEY.- .~!:TIc:I':I~OI:l.S.!'L~RIAN 255.SEA VALE.STR!'I!..T--. C.:^:PWELL.t:'~U~s...!lALLAC~--__-c:^,!'",e.~!:.-I:I~l!.!'E, WALLACE 164 M"'DRONA STREET CHAPPELL HOUSE, C. C. F'ELEKAI HOUSE, DALLAS . . ___ n" .. .0"'__" -..-----------..---------..--..---......------ ------.--...-------.- 268 MADRONA STREET CHARLES HOUSE, ARTHUR ......DSEN HOUSE, JOHN ---..--...-.------.--..--..- -----.------.------- 124!11~_L.!.O~_ DRIVE ______!::!'IFlI:;.~I:IClI,I:;e.~~-------i.c:HFI.!~TY H~USE, LEO 240 SEA VALE STREET CLEVELAND HOUSE, ANNIE ; LeBRECQUE HOUSE, JACK 'isM DELw.RuAveNuE--"'.--CODiNcnON-HciuSE~uJOSEPH -. -TD'UCKW ORTti.-F'O RD' HOUSE -----~-~.....-_._.._--_.._.,- ---..--...--------.-...--.---..---....--.-----.-----..-,..,.\-....-.-..-.-..--..... ~1!__c:.~Y!!TR,!,-CLU~RIVI C~NK~~HOUSE, CLAUDE MCCANN HOUSE, BARBARA 6.2_.cO.O"S_~~~RT---.-.-..!:=()().!'.ti~IJ.~!" HAZEL GOES ...:....C9_~_.!:tOUSE, HAZEL GOES 633 DEL IoAAR A't'!'...-'!~...._ COPELAND HO-'!s.e.,_pWIGH-':'...... ; CARVAJA~I:I.!>!I_~!'-'-Fl~!....-- 155 CYPRESS STREET COWLlSHAW HOUSE, EBEN 'ARNOLD HOUSE, HAZEL __._m.._ .____n"'_ ..__..... ----.-.---.--.--.-...--.-..----....- -.- ----.-....-...--- 321..D_E.!:__M~~..:^VENUE C.ROCKETT HOUSE, LAURA _____~.().-I!.!!:'WORTH HOUSE, WILW .?,!~_,!WI~_OAKS AVENUE CROCKE.TT HOUSE, IoAAR!__. ; SCOTT HOUSE, ELECTRA l-_~ AL~^...R~p_O S!.~__~...~~OUSE-, EDITH .___....J_~!LK!NS()N HOUSE, AGNES 175 MADRONA STREET DAVIES HOUSE, .JESSIE ; LENNEY HOUSE, FRANCES ..U'__ .__"....______._______.___.___.._______u___________....~_u..---..------..----- 516-518 FLOWER STREETi DAVSON COURT ! DAYSON COURT .-.. -. ..-...-- .....---. - ,-...- -. .-----~---'-_.._. ",.-.,.. ..------.".-.--.. .._~,.. -,....-----~..._.._-'^ -. _..~,----_.. .-.... -.----....-..---...-.---.--------- 256 DEL MAR AVENUE 'DEL MAR COURT : DEL MAR COURT ~___.___ u.u___...._____... ...' . --------- ~.~.~_HIL~_T~.~_E..RIVE__-.., DI!.~REE-GOULD HOUSE i G()UlD HOUSE -- ~~O_~e.L_~....'!.~.v..E_N~~_~D...~....~S-!iOUSE. WARNER .___J DIA_Ii_!:,,5)USE2~ENRY --- 25 .~()I_SON~!E.!"..'!~--...e..()~!'.FI~S-~,5)~SE, JOSEPH ._~,=-I,I..~.I-iOUSE, _ D~~___. 284 TWIN OAKS AVENUE EULITT HOUSE, ......RY i EULITT HOUSE, MARV _... .......' __...... __ __...____.._:--.._._______. --.---r::;-;:.--.--.-... 1_61..c::_YI"R.E_:;_~.STREET FARR HOUSE~ GRACE _ __' GOSS HOUSE, GAIL ?~~.BR()....()~~~--------2'LIi.c::!i.e.~-HOI,ISE, HENRY J.!fOV HOUSE, OLEN 617 DEL ......R AVENUE ,FISHER HOUSE, FRANCES ; ROBERTS HOUSE, GLEN ........ __._.._._.._____. ... ..._............._.._ ___.__...____. .t.... ..---.-----..--..-...---.---- .~~!'__~l()W...e_!!..~TREE! FLOW,ER STREET APARTMENTS i FL~_WER STREET APARThlEN1 715 ELhI AVENUE FOOT HOUSE, FRED : ......RSH HOUSE, LARRV .,.,___,,"~.__"~__ ____ I - - ~~.!.-DEL ~.R AVENUE _ FRANC.!~CO HOUSE, "'ARY i CASA BEL"'ONTES 189 MADRONA STREET FUQUA HOUSE, ELSEN i FUQUA HOUSE, ELSEN 353' CHURC-H"AVENUE-SLADOENHOUSE, Arn--..--~-TAKASHlhlA HOUSE, RONALC 2-10'OA;;-IDSOH-STREETTHAINES-HOUSE,'ALFRED ---!CoRDREVHOUSE, HANCEL _~_____. _.,......_,_~__.. ___..__-.--,----'~---"---.__.._.,_._---...-- --" --~.'1'-.-_..-..,.,,--,._--_. 213 CHURCH AVENUE HARDESTY HOUSE, EUGENE : HARDESTY HOUSE, EUGENE 639-i:>-El-MA-F\-AVENUE HARKINS HOUSE, FLORENCE '--'D'iAS"HOUSE, HENRV --....-------.---.......---..---...---.---..-.-....--------------.........-------... LOCATION ... . HISTORIC NAME iCO......ON NA"'E 7.i5-GHURCH~.v-E~U~----HOLTHOUS-E,..;.NDREW .- i HOLi--HOU.5E~c...RL-.---- -670 "DELMAR AV-ENue'HoLTAM'HOUSE:-:;OSEPH-- -fGE-VERHOUSE, ROBERT 222 SEA ;i,i,Le"'sTREEi--- -INS'KEEp.-tiouse:-CHARLES-'--!iNS-KEEP-H-oliSe,-CHARLES- LOCATION IHISTORIC t:AME [COMMON NAME 170 ~RIGHTWOOD...~E!'IUE JOHNSON HOUSE, BE:.!"-'!.~__ PILGRI" .C:HURCH-tl~USE 336 CHURCH ~~E~"'-~.._ .__ JONE_SHOUSE. S. H._._____.. _ LOUSTALET HOUSE, EDWARD ~88.t:~NT~II.S.!~EET___.-!ELI.!'R-.~~II:[)IN-(;,-!, RA'!'__.-~HUR<:':!..~!.()RAGE BUI LDING 169 MADRONA ST_~~~T__ KINNARD HOUSE, S.ALL!!:---.- MOE HOUSE, OLE__________ 6604 DEL MAR AVENUE KRAFT HOUSE, WILLIAM _ VACOUB HOUSE, VICTO~IA 275 ASH STREET KURFURST HOUSE, J~~_--.-- ~_OLD.c:OM~I~I!.V-.!!.()!;?I~ . ~6. ",A~I S.<'IoI.A -"E:~l!.E__._. ___~R~E _tl()~_~~, E:.1:.I~BE,!!!-_ _ _I:A.f!~Y __ H()l!IIE,':IOSS 21 0 1:~':I[)!II.~ VI:~UE:_____.~II'I.~E_':I~().().I>__Ii.()USE, JAMES..!...'{.1:.()~-OU.:;-':, IRA 231",~[)RO_~_ST!I-~~T ___.!:()V.~LL_H()U-SE,-L.!'.IILlE .___._~~ _r:...~!I_~I'I.O_ HOUSE, GRACE 351 CHURCH AVEN'!_E_____ MARSHALL_':i()US.E,-CA!!OLlNI:. _:_~NG HOLJIiE,_S!~_~I~_. 251 MADR_ON~_.!!!~!I:!.___ -""'YNE_HOUSE,~!LI:IAM-------L....~I-CAT..A.!"I-O.!lSE, DOUI~ 28?_c::!:,URC:':t ~!ENUE .__~c:c::~..!.""..Ii!'.LJSE,-~VENDA W~TR()US !:lOUSE, ANSEL _2~5 ~"R,!!,!!...-".!!NU!.____M!,C:~E....-!lC)~!S-!iAf!~Y 'N~:-'.I:.!-LI H()U S 1:., JOSE ~~~_~~.()!!,_R_.STREEI--------_~C:.!'!:II:RS().!'I-tl()-USE, BENJAMIN i PEOP,:~HOUSE:.! CASEV ~.~~c::':'..U-~~-ti--"'!.E:NUE:_._~I:!!:I.OD'-!IT _E8.PISC:OPAL PARse: KNI:~_SS tiOUSE, HELEN ~1~_~_lI.RCH AVENUE M~~~!:~_II()!!_ti_()lI_II~' ELMER ___L~l!DEL-H~~~. REX 6_~~. DEI:...UA.!!. AVENUE __.!-4I':~-ER tI()~Ii_E:,_.~RV _ t,AILL5i! HOUSE., MARV _1.!I6~"I:?I'IO-""~--STREE.!..- MOE_tiOU~I:.,..9.Ii~AR _ SHIVER HOUSE, CLARA 700 TWIN OAKS AVENUE MORRISON HOUSE, SADIE ,STAUFFER HOUSE, JOHN -:' .. -. --.' .--.---.----.-----.-.-- --. ----- --.---.----------- -...-. .--.---...----.------------ 7~1I_:r:.~I_..._()AKS AVENUE MURc::':'....HOUI!~'..!:!~~___---' SO'!.,!-.N.<?..!"IO~~E, JESUS 96 OAKLAWN AVENUE NATION HOUSE, JAMES NATION HOUSE, JAMES ,,"-.-- ----------- -------.---------.-. -------..----.----..-- ~!. TWIN OAKS AVENUE NEECE HOUSE, ARTHUR _~V~N- HOUSE, KENNETH .!.!I!~~[)RONA STREET NIC'-'.?~.S HOUSE, CHAR~ES ._ 'G~5.f!.HOUIIE, JOHN ..33?__~~~_~!!_.,,~ EN.\J~__.-"'~~~!I__H~\J_~~.FRANCES--j!'L~!I-!'I?U~E!-.KA THLEE~_ ~_2_..!E.,,_..!...LEIi~'!:._..!A V!__O.......Ii__OUS!'.'---HAROLD-~.~NE:~J:I~USE.!.-"'EWTO~- 283 TWIN OAKS AVENUE . PERMAN HOUSE, JOSEPH 'SPENCER HOUSE, NORA --,----'~--- ---..-..- 181 MADRONA STREET PICKERING HOUSE, ALUOND : COOLEY HOUSE, BARBARA _.._____._ _____..______ t-"-.-...-----.. _~_..~AL~t.IA~ DRIVE WES:!!:OP~_~OU~~,_ti~RO~-----.."-~Rc::-'.A HOU!~_!JRA.NCISCO ~~6__ CH.':'.!"~_ti__" ~E:NUE______~~.y--~()US!,-~.!<:.':i-"R[)---... _:_~_E_C:KE R .HO~_"_I:L~~RLE .2.~~.. _"LV!'!!~[)'?-S.!!'~E.!--_ P_I!'?~()!! H'?\J~E.,__"LBE R!____~~L,6.R~.. HOU.~E:' 5HRISTIAN .. 2411 DEL MAR AVENUE PROCTOR HOUSE, MERRILL : PROCTOR HOUSE, MERRILL ~~~~._CHUL,,--~!STA STREiREEif~.:B~~s~; ~,,!~D . .. : HAT~WAV HOUSE, DONALD 231.ALVARA[)()ST~EE:!- RE~SLAND HOUSE, MAI,,~E.__..... WA.VRI.N HOUSE, _J()S.~~ti._. 286~EA!ALE_ ST~I:!'_'!:.___I!ESLAI>jP. H.~\Js~-,,,~~ON ___.--+..I'!I:-"D-RI~.!~--Ii()\J!E!- ROBE:~ ~~~~E:L_~AR AVENUE RIFE _1i_~l!.S_E, GEORGE ,BULL.E:_N_ HO,:!SE, ROSEMARV _~~..9AKLAW~ AVENUE SALMON HOUSE, EMANUEL 'TSUVA"E HOUSE, VAMADA 2.3~_!~!-A AVE.."!':'5____!~H.<:>-<:>--~():-'.E:.~- H()USE,ALBERT___~E:~.t::t<:>\J!I-E,C-".!'.!:..---- 196 CYPRESS STREET SCHROEDER HOUSE, WllDEMAR ,O'CONNELL HOUSE, WILLIAM _' _._.__ _......_.._.._._....,.___.._....___..__._..._ ...-_.___'_ _._._._..__..__ ...1--___..._...._....__ --.------.----- 2.2.~.F!~__II!_f:1.~E:I______._~.!""I!.~~_IiOUSI:L!!?WA RD . ~!'~NE:_~!:'<:>':'.~!'__~ RYL__ 374 ROOSEVELT STREET SKINNER HOUSE, MARK 'HOLLISTER HOUSE, JAV ----------." --.---------------- ----..- _2.1_~__SE!'._~..._~_E_.IiT'!~~__y.~~NE 1'I_!:I~)US5,)AAI!K----- S"EO.......HOU_!I:-'~AR~- 680 DEL MAR AVENUE SMITH HOUSE, EDWIN JR. HOOVER HOUSE, MAXINE .-.. .---" ---. ._---_.._----_._--_.._-----.._--..._.....-----_.-._--_..~.--------..----.--.----- 616 _[)E:~_~R.A'iE...UE._____..s_~I:rH__ti.<:>U SI:,.I:DW_'!I_~!I-,--__ __~~LE. S_Ii()\JI!_S-L!,OPOLDO _~61!,OOSE--VE L! S.:r:.~EE!.._._ SI>jOWH?_lIS'=-,Hi:!'I!'Y---- ..!'~!IDL.E-Ii()US-I:.,-[)A....~---- 210 SEA YALE STREET SNOW HOUSE, HENRV STELL HOUSE, DONALD LOCA TION INaTORlC NA"E I CO....ON NAME 170 C!P~ES_S ~JR~E~__ 15!,~~N_~~~~~E, L._ c;:____ _._ _~~~!.HERBIE-!:'~USE, RU.!~_ 202 8< 206 "ADRONA STII ST. JOHN'S ESPICOPAL CHURC~:TEMPLE BETH SHOLOM ~38 DE~ MAR AVENUE !STEWART HOUSE, ELMER _ ' Mc DER"OTT HOUSE, DE~~ 721 CHURCH AVENUE I STURDEVANT .HOUSE, JENNIE _J DUNAWAY HOUSE, MARIA _~54_.I:I.E:-L--~-!l~VE.!'IUE ____l_SUIoI~ER HOUSE, HOLL"WA!______:.().AIoIElIO H~USE, ROSE - 659 DEL MAR AVENUE :TABER HOUSE, RAY TABER HOUSE, MARGARET --'-- - - -.-...... 265 TWIN OAKS AVENUE i THIEBAUD HOUSE, L. A. : McKINNEY HOUSE, TROY 153 KEARNEY STREET i THOIolPSON HOUSE, ORIoISBY I DUDBRIDGE HOUSE, NELLIE 89 COUNTRY CLUB DRIVE i THURSTON HOUSE, THEODORE I HODGE HOUSE, JA"ES 235 IoIADRONA STREET \TUCHECIC HOUSE, JEROME ! DUPUIS HOUSE, JOSEPH "180-CYPRESS STREET ! VAUGHN HOUSE. ELIZJ\BETH i SHORT HOUSE, NATHAN ~_88 DH MAR AVENUE IYAUGHN HOUSE, ROBERT ~ADSEN HOUSE, DANIELLE 629 DEL MAR AVENUE ! YILLEGRAN HOUSE, TERESA i YILLEGRAN HOUSE, TERESA 741 ELIoI AYENUE I WHITTINGHA.. HOUSE, JOSEPH i SHEA HOUSE, ADELLA _186 CYPRESS STREET -1 WILlIAIoIS HOUSE, DANIEL _ lAIoI8RIZ HOUSE 382-384 DEL MAR A YENUli WOWAN'S CLUBHOUSE 10LD CLUBHOUSE BUILDING 669 DEL WAR AVENUE :WORTHINGTON HOUSE, GEORGE !EL NIDO 237 GARRETT AVENUE I WORTHINGTON HOUSE, PAUL 'WARDEN HOUSE, WILLIAM Historic- Resources Inventory Name Streets, Avenues, Drives, Courts and Circles Historic buildings In the Chula Vista Urban Core '" Not in the draft E. I. R. ~ 221-"'1'" 1 pJlder ~rtm"nt ~tn.... In 19.58, The Leader Department Store moved to this address from 250 Third AVenue. It did business here successfully until the 1980s when. it wu unable to compete with modem malls. Mter many years of being vacant, it is now being used again for this generation of Chula Vistans. 226. VotueTheater. The Vogue Theater opened on January 19, 1945, during the last year of World War II. The first feature was "Happy Land" starring Don Ameche, considered one of the ten best movies of 1943. The only other theater on Third A venue was the Seville Theater at G Street. It was razed in the early 1960s. So the Vogue is the only original theater in Chula Vista that is more than 50 years old. The construction of the Vogue Theater was noteworthy. All four walls are one unit and were all poured at once -- a process called a "monollthic pour." Some 400 cubic yards of cement were poured in a 14-hour period. The building also featured 8 radically new ventilation system that changes the air in the theater every 3 minutes through giant intake and exhaust channels. Zill Zontek's (,.sfe. In 1940, three Zontek brothers opened a restaurant at 273.Third Avenue (Irving's Shoe Store today) and operated successfully there for twelve years. In 1953 the brothers made two changes - Stanley left to open Me!'s Root Beer, a sandwich shop, t 321 Third Avenue and Blase and Walter built and opened a new Zontek's Cafe at this address (230). Zontek's Cafe operated successfully here from 1953 until 1968. Then it became a restaurant called the House of Munich. Succeeding that was Edelweiss, and now it is a Thai restaurant, Mea Kwan. So this site has been a restaurant for more than half a century. .2.S5. Bank of America. In 1948 the Bank of America moved from its original location at 300 Third Avenue to this location. The Bank subsequently moved in 1956 to its present location at Third Avenue and E Street. As can be seen, this building has since been divided into three addresses - 253, 255 and 2S7Third Avenue. The original bank vault is still in the rear of this building. ~* Sprouse Reitz Store. Sprouse Reitz moved in when the building was builtin 1948. Note that the name "Sprouse Reitz" is still.!n the tile in the sidewalk outside, Sprouse Reitz was a popular "dime store" of the time. ZB2'" c.harles Smith Buildin.. Built in 1930 by the Dennstedt Construction Company, this building is a good example of Zig-zag Modeme arehiteeture. Mr. Smith WaS Chula Vista's first Fire Chief and wanted a fireproof building. The building was occupied by the Sprouse Reitz Company from 1935 until they moved to 261 Third Avenue. The building is as eonstructed exeept the ground-level facade has been redone. ~ Carrell Phannacv. It is unknown when this building was constructed, but it was probably in the early 19205. In the late 19205, and at least until 1930, it was occupied by Bryant Electric, whose main sales item was the Majestic Radio. From 1936 until about 2000, a succession of phaTDlscies occupied this building. In 1954 the building was remodeled to its present configuration. ~ Peooles State Bank. This building was built in 1910 as the "Peoples State Bank." In 1927 it became the "Bank of Italy," and then in 1931 the Bank of Italy changed its name to "Bank of America." In 1948, the Bank of America moved north 00 Third Avenue to 255. Since 1948 this building has been a Berner-Judd Woman's Clothing store and later it was Roberto's Restaurant. Today the building is occupied by a Christian Science Reading Room. Although the building almost looks tall enough to be a 2-story building, it is only one story. (The second story in the back was added much later.) When the Christian Science folks decided to put in a skylight, they found that they had to cut through 80me 12 inches of eoncrete in the ceiling -- the top of the old hank vault! 301-305 The Melville Buildin~. This building has been the most continuously familiar sight on Third A venue for generations of Chula Vistans. It was built in 191 I. It has been used for such businesses as several banks. real estate offices. dental offices. dry goods store. and many more. This building is an example of Eclectic Commercial architecture, although some of the ornamental features have been stripped from tbis fonnerly elegant business building. m" snn&1= Building. This building was constructed in 1926 or 1927 by San Diego Consolidated Gas and Electric Company. the predecessor to 5DG&E. The front of the building bas recently been altered for new uses. ~ EI Primero Hotel. This hotel was built in 1930. was the fust modern hotel in Chula Vista. and is certainly the oldest hotel in Chula Vista. The hotel is an important example of Zig-zag Modeme style of architecture. and the new owners have restored the building to its original look. EStreet 'llJ'l.'" Albert Wa.~er House. This unaltered bungalow was constructed in 1925. The house is a good example of bungalow style with the Craftsman iDfluence demonstrated by the exposure of structural members. 211* Sallie Dent Hnuoe This bungalow, in Greek Revival architectural style. was constructed in 1908 or 1909. ~ Re~na1d Walters House. This house was built in 1908. The house is classified as a Pyramidal Fold House and is one of the few remaining examples of tbis architecture in the city. ~" Wi11iam Bril!l!s House. This bungalow. built circa 1924, is unaltered. Although now a business, this carefully designed bungalow ret.ains its integrity of design and materials. The porch exhibits careful attention to detail and fine carpentry work. ~ Olaf Mvers House. This house was built in 1926 and the bungalow is tmaltered except that the porch has been enclosed, cement steps and an iron railing added. This house represents a good example of the compact rectangular bungalows of the 19205. m Con~~ationa1Cburch. The original Congregational Church was built on this site in 1894. and was the first church in Chula Vista. In 1911 they doubled tbe size of the church with RD. addition. Then in 1951 they razed those structures and built the buildings you see now. 50 this site has been occupied by the Congregational Churcb for more than 100 years, and in their present buildings for more than 50 years. ~ Security Pacific Bank. The Security Pacific Bank was originally located in the Melville Building. at the comer of Third and P, but in 1953 had this building constructed. When the bauk. occupied the Melville Building, it instalJed a large outdoor clock on the comer of that building. When the bank moved here they brought that outdoor clock along and mounted it on the southeast comer of this building. As you can see, tbe cutTent bank (Pacific Trust Bank) is continuing that tradition. (LStreet m'" Woman's Club. Completed in 1928, the Woman's Club has been unaltered ever since. The Woman's Club is significant as an important example of Spanish-Colonial architecture, and was designed by Edgar Ullrich. an important San Diego architect who also designed some of the Classic Renaissance buildings on the University of San Diego campus, St Charles Borromeo Church in Point Lorna, and Casa de Maiiana Hotel in La Jolla. ~ W'" Henrv Fischer House. Built circa 1891, the Fischer House is a one and one-half story Victorian home featuring high, hipped and gable roof with a boxed cornice, carved brackets, and a paneled frieze. Other details include wide, horizontal shiplap siding, an interior brick chimney and an open wooden porch. The hotise is significant as one of the few remaining 19th Century Victorians in Chula Vista. Landjs Avenue llQ. James Undemood Hou.qe. Built in 1923, tbi~ one-story bungalow features a medium front- facing gable roof with wide eaves, eJtposed rafter ends, and visible support beam ends. The horizontaJ clapboard siding on this house has been laid in a one wide, two DIIITOW, one wide board pattern. The house is a good example of the bungalows of the 1920s that were built in Chula Vista. * Not in the draft E. 1. R. . .. CORPORATION (HULA VISTA eVRe Board Staff Report - Page 1 , / Item No. 'S...... '1 DATE: JUII~ .&..., 1006 -,11-3/ 0 ~ FROM: CVRC Board Directors Jim Thomson, Interim Chief Executive Officer f Amanda Mills, Housing Manager~~\{V- \ Consideration of Exclusive Negotiating Agreement and Financial Assistance for an Affordable Rental Housing Development within the Merged Redevelopment Area TO: VIA: SUBJECT: Project Area: Merged Agreement: Exclusive Negotiating Agreement (ENA) Developer: Wakeland Housing and Development Corporation Project Site: 1501 Broadway (Tower Lodge Motel Site) Project Type: Affordable Rental Project Description: 1-3 bedroom affordab1e rental units for households earning 30% to 60% of the area median income BACKGROUND: The Community Development Department has been looking at new opportunities for the development of affordable housing within the City's redevelopment project areas to meet critical housing needs for the community and to advance the Redevelopment Agency's goals. Currently vacant, the former Tower Lodge Motel, located at 1501 Broadway, represents an opportunity to remove an existing blighted property and to provide new housing opportunities for p'fdominately very low-income households. Wakeland Housing and Development Corporation (Wakeland) has been pre-qualified by staff for the redevelopment of this 1.35 acre site into an affordable family rental project with 1,2 and 3 bedroom units for households earning 30 to 60 percent of the area median income (AMI). In order to determine the feasibility of this project, Wakeland must complete a number of reports, studies and analyses. To facilitate the development of affordable housing at this location, staff is proposing entering into an Exclusive Negotiating Agreement (ENA) with 4-1 Staff Report - Item No.3 June 22, 2006 Page 2 Wakeland and providing financial assistance, in the form of a predevelopment loan, for the completion of the project feasibility studies. Staff is, therefore, presenting the attached ENA for consideration and a Predevelopment Loan Agreement for $200,000 to cover those necessary soft costs related to the feasibility analysis. The following provides a brief overview of the site, information about Wakeland, and issues regarding the project. ENVIRONMENTAL REVIEW: The Environmental Review Coordinator has reviewed the proposed activity for compliance with the California Environmental Quality Act (CEQA) and has determined that the activity is not a "Project" as defined under Section 15378 of the State CEQA Guidelines; therefore, pursuant to Section 15060(c)(3) of the State CEQA Guidelines the activity is not subject to CEQA. Thus, no environmental review is necessary. RECOMMENDATION: Staff recommends that the Chula Vista Redevelopment Corporation adopt the following resolutions: 1) Approving and authorizing the Chair to execute an Exclusive Negotiating Agreement with Wakeland Housing ahd Development Corporation for an affordable rental project located within the Merged Redevelopment Project Area of the City of Chula Vista, and 2) Approving a recommendation that the Redevelopment Agency appropriate up to $200,000 of Redevelopment Low and Moderate Housing Set-Aside Funding for a predevelopment loan to Wakeland, and execute any agreements necessary Staff recommends that the Redevelopment Agency adopt a resolution [A] Approving and executing a Predevelopment Loan Agreement with Wakeland Housing and Development Corporation for the development and operation of an affordable rental housing project to be located at 1501 Broadway in the City of Chula Vista and authorizing the Chairman of the Redevelopment. Agency! to execute said Agreement; and, [B] Approving the appropriation of $200,000 from the Redevelopment Agency's Low and Moderate Income Housing Set-Aside Fund for a predevelopment loan to Wakeland. BOARDS/COMMISSION RECOMMENDATION: On May 24, 2006, the Housing Advisory Commission recommended that the Redevelopment Agency provide financial assistance in the form of a $200,000 4-2 -, Staff Report - Item No.3 June 22, 2006 Page 3 predevelopment loan and additional financing in an approximate amount of $5 million for the development and operation of an affordable housing development. DISCUSSION: Affordable Housing Requirements in a Redevelopment Area Redevelopment agencies playa vital role in the funding and production of affordable housing. Within adopted project areas, redevelopment agencies receive a higher level of property tax revenues that would normally be allocated to the state and other taxing entities. In exchange, the state requires that 20 percent of all of these "tax increment" revenues be set aside (Redevelopment Set-Aside) for the development of affordable housing and funds are to be expended in proportion to the needs of very low, low and moderate income households. To ensure that these monies are in fact used for the production of affordable housing, the state requires that 15 percent of all new residential units built in an adopted project area be restricted to households of very low- and low- and moderate incomes. Based upon these requirements, of critical importance is the provision of housing opportunities specifically for very low-income households. The Council's/Agency's leadership to proactively plan for affordable housing opportunities in the redevelopment project areas is critical to meeting the Redevelopment Agency's legal obligations. The timely production of affordable units is a priority because of the nearing expiration dates of the various project areas. ~. Development Proposal Wakeland is interested in developing approximately 40 units for an affordable, family rental project on the former Tower Lodge Mote! site located at 1501 Broadway within the Merged Chula Vista Redevelopment Project Area. It is proposed that the project will serve primarily large families (3 bedroom units) and predominately extremely low and very low- income households (30 to 50 percent of the AMI), meeting the City's critical housing needs and the expenditure and production requirements of the Redevelopment Agency for very low income housing. Based upon FY 2006 HUD Income limits, monthly rents would average from approximatel~ $449 to $610. Site The property located at 1501 Broadway, just north of Anita Street, currently has a closed and blighted motel on the site. The motel has a long history of community complaints, code violations and police calls for service. In 2004, Tower Lodge had the highest calls for service per room ratio in the City according to the Chula Vista Police Department, six times the median. Dating back to 1987, the motel has been issued numerous Notices of 4-3 Staff Report - Item No.3 June 22, 2006 Page 4 Code Violations. On April 29,2005, the Tower Lodge Motel was posted as a substandard building, all tenants were ordered to vacate, and the owner secured the building, which has remained vacant since that time. The property has a General Plan designation of Mixed Use Residential (MUR) and is within the South Broadway District. The zoning for the property is Thoroughfare Commercial with a Precise Plan modifier (CTP) and is currently inconsistent with the General Plan designation. To implement this designation, a rezone of the property will be required to allow land uses compatible with the MUR designation (residential, retail and office). A mix of compatible and complementary land uses are envisioned for the district, with the MUR designation contemplating a mix of land uses within one development proposal/site. Development of anyone of these land uses separately could still be in keeping with the General Plan vision and policies for the district. This approach would constitute a "horizontal mixed use" and may be deemed acceptable in this area. Through the application for rezoning of the property, the development proposal and the desire to provide horizontal mixed use in this area would be evaluated for consistency with the General Plan. For more information regarding the proposed development site, please refer to Exhibit A, as attached. Financial Assistance Financing and development of this project is proposed as a joint private-:public partnership. Wakeland is proposing the use of Low Income,HQusing Tax Credit financing to support the majority ($7.1 million) of the estimated $13.8 million cost of constructing the project. At this time, staff is recommending the appropriation of a maximum of $200,000 in Redevelopment Low/Moderate Income Housing Funds to fund the predevelopment costs of the project. Predevelopment expenses are an eligible use of Redevelopment Set-Aside funding, provided that the affordable units are actually constructed. The Predevelopment Loan will be made on the following loan terms: 1. No interest shall accrue upon the loan. 2. The Predevelopment LcA3.n!shall be due and payable if Wakeland and the Agency are not able to enter into a subsequent Development and Loan Agreement within the Negotiating Period as set forth in the attached ENA. Should Wakeland execute such agreement for the development of the site, repayment of the Predevelopment Loan shall be set forth within this Agreement. The Predevelopment Loan repayment is unsecured. 4-4 >" Staff Report - Item No.3 June 22, 2006 Page 5 3. Loan proceeds shall be used to pay for actual and reasonable costs related to the preparation of plans, studies, and reports for the project site. As stipulated within the Agreement, Wakeland will be responsible for repayment of any and all predevelopment funds expended in relation to the project in the event that the affordable units are not constructed. If an affordable project is successfully completed, the Agency may roll the predevelopment loan into any loan that may be provided by the Agency. Pending completion of due diligence, Wakeland is estimating a remaining financing gap of $5.24 million. To close this gap, Wakeland has committed to deferring part of their fee as developer of the project. Additionally, they are anticipating a request for direct financial assistance of approximately $5,000,000 or $125,000 per unit from the Redevelopment Agency to close this financing gap. The Redevelopment Agency will consider this request at such time as a preliminary evaluation of the property and project has been completed and financing costs have been more clearly identified. Agency financial support will be essential to the successful completion of an affordable project on this site. In recent years, land and construction costs have risen dramatically. As an example, in September 2005, the City approved additional financing for the 40-unit Seniors on Broadway development due to significant cost increases, amounting to a total assistance level of approximately $90,000 per ~it. Affordable housing developments are not able to adapt to higher costs. These developments are limited in their ability to generate income based upon the restricted rents. In turn, this affects Wakeland's ability to .qualify for additional financing and absorb higher construction costs. With the proposed development targeting deeper affordability levels of extremely low and very low income households, the project will not be able to generate sufficient revenues to support the predevelopment and development costs. While the subsidy anticipated is high, this development provides the Agency with an opportunity to commit and expend redevelopment funds on an affordable housing development that is locate~,in a redevelopment project area and which assists extremely low and very low income. Both of these factors are noteworthy given the Agency's requirement to provide 6 percent of the housing within Redevelopment Project Areas as affordable to very low income households (California Health & Safety Code 9 33413) and to expend its Redevelopment Low and Moderate Income Set-aside funds in relation to the community's need for very low income households and the population under the age of 65 (California Health & Safety Code 9 33334.4). 4-5 Staff Report - Item No.3 June 22, 2006 Page 6 Article XXXIV Article XXXIV of the California Constitution (Article 34) requires that voter approval be obtained before any "state public body" develops, constructs or acquires a "low rent housing project". This project is applicable under Article XXXIV of the State Constitution, Proposition C, passed on April 11, 1978, authorized the development, construction and acquisition of 400 units of housing for persons of low-income in the City of Chula Vista. Currently, there are 66 units remaining as authorized under Proposition C. The restriction of the approximately 40 units will be counted towards this remaining authorization thus leaving the City with only 26 remaining units before the City would need to consider taking the issue of low-income housing back to the voters. In previous projects the Agency has only restricted a portion of the units within a project and therefore not triggered the Article XXXIV provisions. The Agency will restrict all units within the proposed development to satisfy its affordable housing obligations under Health and Safety Code Sections 33413 and 33334.4. Developer Qualification As previously presented to the CVRC, on May 11, 2006, staff described the newly established ENA process which seeks to match highly reputable developers with .a site rather than looking at specific development proposals. The Agency is interested in finding quality developers with a proven track record who are committed to working with Chula Vista and understanding Chula Vista's interests, .history, and vision for the future. By selecting highly reputable developers with experience building and designing in an urban market and matching them with appropriate sites, the end result will be a development that better meets the goals of the City, and Agency and community. Although Wakeland approached the Agency after getting the property, under contract, staff has pre-qualified Wakeland based on the required qualification criteria and the suitability of the developer's qualifications to the respective development site, as summarized below. For a complete Developer biography and list of projects please refer to Exhibit B. Wakeland has significant experience in developing in-fill affordable housing in redevelopment areas such as a 74-unit project ("Lillian PlaceN) in the East Village and {"Town Square Row Homes"i a 6-unit, for-sale project in downtown National City. Wakeland is well qualified lan~ has demonstrated their desire and commitment to partner with the City and Chula Vista Redevelopment Corporation, to develop a project that meets the City's affordable housing objectives and to work cooperatively with the public in the design of the project. 4-6 ", Staff Report - Item No.3 June 22, 2006 Page 7 Exclusive Negotiating Agreement An ENA is a road map for the evolution of a redevelopment project. ENAs establish a predictable and agreed upon process, timeline, and parameters for developers and the CVRC to cooperatively design and process redevelopment proposals that meet the goals and objectives of both parties. For the CVRC, the ENA process strategically evolves a proposal from initial concept to a defined project that is consistent with relevant and applicable plans and policies, aligned with community character, and designed to meet the City's strategic and economic goals for public amenities and community revitalization. As crafted, the ENA generally describes the proposed development site, establishes a timeline for milestones and public participation, defines the negotiation period, and establishes a maximum predevelopment loan amount. The ENA timeframe is approximately 300 days, which encompasses the predevelopment work through formal review and approval. CONCLUSION The approval of an ENA between Developer and the CVRC is the first step in the process for the cooperative development of the Tower Lodge Motel site. As proposed, the development of affordable housing on the site will meet a critical housing shortage of rental housing for extremely low and very low income households and remove a currently blighting influence on the community. The Agency's participation will fulfill its requirements to expend its funds and produce housing for very low-income households. If predevelopment financing is approved, staff will begin working with the development team to commence the predevelopment tasks, including the pre-design public workshop. If discussions, negotiations, and tasks under the ENA process are successful, the Agency and Wakeland may consider entering into a Development and Loan Agreement or Owner Participation Agreement (OPA) for construction of the approved development project and the Predevelopment Loan may be incorporated into this Agreement. If no Agreement is executed, the Predevelopment Loan shall be immediately due and repaid. Under a successful process, the overall timeframe for construction and completion of a development project is bep.veen 18 to 36 months from execution of the Development Agreement or OPA. FISCAL IMPACT: The Predevelopment Loan of $200,000 will be set aside from the available balance in Redevelopment Agency's Low and Moderate-Income Housing Set-aside Fund and appropriated in the Agency's Budget. Should Wakeland and the Agency enter into a 4-7 Staff Report - Item No.3 June 22, 2006 Page 8 subsequent Development and Loan Agreement within the Negotiating Period as set forth in the attached ENA, the Predevelopment Loan may be incorporated into this Agreement. The Predevelopment Loan shall be immediately due and repaid if no Development and Loan Agreement for the site is executed. Any repayment of the loan will be deposited into the Redevelopment Agency's Low and Moderate Income Housing Set-aside fund for further use in providing affordable housing programs. EXHIBITS: A. Map of Proposed Site B. Wakeland Housing and Development Corporation Biography and Projects PREPARED BY: Leilani Hines, Senior Community Development Specialist . . . I ! 4-8 o 0.01 0.02 , , 0.04 0.06 0.08 Miles Merged Chula Vista Redevelopment Project Area ANITA <IJ ~ '-J en o ENA Site 4-9 - ' EXHIBIT IICII gJ:JJ Wakeland Housing and Development Corporation Exhibit B - Staff Biographies Ken Sauder, President Ken Sauder is president of Wakeland Housing and Development Corporation. He was the organization's founding executive director in 1999. Under Mr. Sauder's leadership and assisted by a strong staff and board of directors, Wakeland has grown its development portfolio to 4,000 units in 19 projects throughout California and Washington. Mr. Sauder has over 25 years of community development and affordable housing experience, working exclusively for non-profits, both internationally and nationally. He has extensive expertise in working with a variety of funding sources - tax credits, tax exempt bonds, municipal bonds, HOME funds, CDBG funds, set-aside money and foundation funds. He previously held positions as director of community development for South Bay Community Services; founding director of Latin American Program for Habitat for Humanity International; and the first director of Tijuana-San Diego Habitat for Humanity. Mr. Sauder holds a master's degree in city planning from the University of Peimsylvania, and a bachelor's degree in social work from Temple University. He is active in a variety of organizations promoting affordable housing and serves on the board of Directors fQ~. the San Diego Housing Federation. Barry Getzel, Senior Project Manager Barry Getzel has over 25 years of experience in re'al estate acquisitions, development and finance, including 18 years in community development and affordable housing. He has worked as: director of a $200 million downtown redevelopment project for the City of Seattle, Washington; Director of Acquisitions for Home Capital, once a major investor in market-rate housing development throughout the United States; a planning and low-income housing tax credit consultant; and as Southwest manager of community development lending for Bank of America, where he oversaw\t\e lending of over $150 million to affordable housing developers in Southern California, Arizona, New Mexico and Texas. At Wakeland, Mr. Getzel is responsible for new project feasibility analysis, conceptualization and design, finance and development. 4- 10 Wakeland Housing and Development Corporation Exhibit B - Staff Biographies Page 2 Emily Monahan, Director of Asset Management Emily Monahan has nearly 10 years experience in the affordable housing industry and oversees a diverse project portfolio at Wakeland. Her experience includes property management, construction management, asset management, project management and resident services. She worked for several years as a real estate development coordinator for a non-profit developer in central California. She spent two years as a regional manager for a well-known San Diego property management firm. Ms. Monahan has a strong background in the development and oversight of tax-credit and bond-financed projects. She holds a bachelor's degree in social science. Rebecca Davis, Project Manager Ms. Davis serves as a project manager for several of Wakeland developments. Before coming to Wakeland she spent six years as an associate regional planner at the San Diego Association of Governments (SANDAG), where she gained expertise in affordable housing issues, iI).cluding the preparation of housing elements for local jurisdictions and the deteIIDination and allocation of regional housing needs. She also developed and implemented an outreach program to educate elected officials, community members ~d. 1:he media about affordable housing. Ms. Davis has also worked as development director at the Center on Policy Initiatives, a social and economic justice research and policy development non-profit, and project manager at United Indian Nations CDC, a non-profit working to increase culturally-based community organizing and development in the Bay Area's American ITIdiait community. She received her masters degree in city and regional planning from the University of California, Berkeley in 1998, where she focused on community and economic development. Tracy Borhart, Accounting Manager Tracy Borhart provides fisaUmJnagement for Wakeland's operations. Previously, she served as assistant director of finance for Hospice of the Comforter, a community-based, non-profit hospice serving terminally ill patients in Central Florida. Ms. Borhart has 16 years of accounting experience. Her experience includes budgeting, financial analysis and project management. She holds a bachelor's degree in accounting. 4-11 Wakeland Housing and Development Corporation Exhibit B - Staff Biographies Page 3 Shonna Irving, Resident Services Coordinator Shonna Irving has 13 years of experience working with youth, families and. seniors. She manages multiple resident services programs for Wakeland properties, designing programs and activities that reflect the educational, cultural and social needs of each affordable housing community. Her broad experience in education and community development helps generate and strengthen partnerships that bring resources to the residents, including ESL and GED preparation, computer training, job skill development classes, health literacy and onsite medical support services. Her focus is to support residents as they become self sufficient in school, home and work environments. Doreen Kartes, Project Administrator Doreen Kartes. has many years experience in tax credit and bond applications. She is the contact person responsible for packaging tax credit/bond and other funding applications. Ms. Kartes is also responsible for administrative office operations. She has been involved in the development field since 1985, working with Starboard Development Corporation for 10 years and Catellus Developm.~ht Corporation for three years. '" t" 4 -12 WAKELAND HOUSING AND DEVELOPMENT CORPORATION TOWN SQUARE ROWHOMES . Town Square Rowhomes is located in the "Brick Row" Neighborhood at 9th Street and "A" Avenue in National City. · Town Square Row Homes is a new construction project of 6 detached homes. The homes were sold to families earning approximately 90% area median income. Two units are income restricted at 120% area median income. · The development is in the Redevelopment Area of National City, and is consistent with the objective of the City's Redevelopment Plan - to promote home ownership. . The units are approximately 1,500 square feet, three bedrooms and three baths. ~ . Each unit is based on a three story neo- Victorian design that includes a large room for a ground level business use, if desired by the owner. . The property was developed by Town Square Rowhomes, LLC. · Sources of funds for the development are Low-Income Housing Fund, National City Community Development Commission, with conventional take-out financing being offered to the homeowners through Wells Fargo Bank. Construction began in July 2001, and was completed in June, 2002. 4 -13 WAKELAND HOUSING AND DEVELOPMENT CORPORATION BEYER COURTYARDS -Rf ~ . Located at 3300 Beyer Blvd in San Ysidro. . New construction development of 60 units, primarily targeting very low income households. . 2 and 3 bedroom rental units. . Financing sources are Bonds and 3% Tax Credits. . Construction was recently completed in April 2006. h 4-14 WAKELAND HOUSING AND DEVELOPMENT CORPORATION LILLIAN'S PLACE -- . Located at 1401 J Street in Downtown San Diego_ · 4 story (on J Street) and 3 Story new structures, plus a rehabilitated historic 2 story building (on the corner of 14th and 1), surrounding a series of connected courtyards and recreation spaces_ · 74 units with a planned unit mix as follows: 23 one bedroom, 27 two bedroom, 23 three bedroom and 1 manager's unit. Three ofth~ 3 bedroom units will be three story townhomes, suitable as a live /work environment, targeted to 110% AMI households_ · A community center will include the property manager's office, a computer learning center and and other resident services activities_ · A separate room will be set-aside to show an exhibit commemorating the history of the site (to be open to the public on a scheduled basis) · Lillian Place is a joint venture between Wakeland and Interfaith Housing Assistance Corporation_ · Financing sources are the City of San Diego (NOF A funding), 9% tax credits, Affordable Housing Program funding, Wells Fargo Bank construction loan, CCRC permanent financing_ · Construction began in November 2004 and is expected to be completed by Summer 2006. 4 -15 CVRC Resolution 4.a. Replaces pages 4-1 6 through 4-18 CVRC RESOLUTION NO.2006- RESOLUTION OF THE CHULA VISTA REDEVELOPMENT CORPORATION APPROVING AN EXCLUSIVE NEGOTIATING AGREEMENT BETWEEN THE REDEVELOPMENT AGENCY AND WAKELAND HOUSING AND DEVELOPMENT CORPORATION REGARDING THE POTENTIAL DEVELOPMENT OF A REAL ESTATE PROJECT LOCATED AT 1501 BROADWAY IN THE CITY OF CHULA VISTA WHEREAS, it is the role and responsibility of the Redevelopment Agency of the City of Chula Vista ("Agency") to promote economic vitality, create market confidence, encourage environmental health and remediation, create public benefits and amenities, and facilitate the development, reconstruction, and rehabilitation of residential, commercial, industrial, and retail uses; and WHEREAS, an Exclusive Negotiating Agreement ("ENA") is an important redevelopment tool to the Agency to establish a legal and contractual framework for negotiations and provide a defined timeline for completion of predevelopment activities with a developer about a potential redevelopment project; and WHEREAS, Wakeland Housing and Development Corporation ("Developer") is interested in developing an affordable project at 1501 Broadway ("Property"), located in the Agency's Merged Redevelopment Project Area; and WHEREAS, the Developer has an Option to Purchase Property and requested a Predevelopment Loan to pursue project feasibility~ and WHEREAS, staff has dete=ined that Developer is qualified to design and develop a high quality affordable proj ect at the proposed development site that is consistent with the goals of the Agency's adopted Redevelopment Plan for the Merged Redevelopment Project Area; and WHEREAS, it is in the interest of the Agency and Developer for the Agency to execute and enter into an ENA with Developer for the proposed development site based on Developer's qualifications; and WHEREAS, the ENA also retains Agency sole discretion for future actions necessary to process any project and does,not commit the Agency to the approval of or financial participation in the project; and ' WHEREAS, approval of the ENA is exempt from the California Environmental Quality Act ("CEQA") pursuant to Section l5061(b)(3) of the State CEQA Guidelines; and NOW THEREFORE BE IT RESOLVED that the Redevelopment Agency of the City of Chula Vista does hereby approve the Exclusive Negotiating Agreement with Wakeland Housing 4 -16 CYRC Resolution No. 2006- Page 2 and Development Corporation for potential development of a real estate project located at 1501 Broadway and authorizes the Chair to execute said Agreement. PRESENTED BY APPROVED AS TO FORM BY Dana M. Smith Secretary Ann Moore General Counsel , ' . i 4-17 [THIS PAGE INTENTIONAllY BLANK] \ 4 -18 EXClUSIVE NEGOTIATING AGREEMENT This Exclusive Negotiating Agreement ("Agreement"), dated as of this day of June 2006 ("Effective Date"), is made by and between the Chula Vista Redevelopment Corporation, a California nonprofit public benefit corporation ("CVRC"), on behalf of and for the City of Chula Vista Redevelopment Agency, a public body, corporate and politic ("Agency") and Wakeland Housing and Development Corporation, a California non-profit corporation ("Developer"), with reference to the following facts: RECITALS In furtherance of the objectives of the California Community Redevelopment Law, the Agency has undertaken a program for the redevelopment of certain areas within the City of Chula Vista ("City"), and in connection therewith is undertaking and carrying out activities for redevelopment in the Town Center I Redevelopment Project Area ("Project Area") pursuant to and in furtherance of the redevelopment plan for the Project Area ("Redevelopment Plan"). To assist in the carrying out of planning and redevelopment activities the City of Chula Vista created the Chula Vista Redevelopment Corporation ("CVRC"). Pursuant to Chula Vista Municipal Code Section 2.52, the CVRC is authorized to enter into this Agreement on behalf of the Redevelopment Agency. The subject matter of this Agreement concerns that certain real property located within the Project Area as depicted on Exhibit "A" hereto ("Property"). The Property is located at 1501 Broadway, known as the Tower Lodge Motel site. The site totals approximately 1.35 acres. The Developer is proposing to develop a residential development ("Project") and desires to obtain predevelopment funding from the Agency. -- The Agency has received an unsolicited proposal for the redevelopment of the Property from Developer, who is a qualified and interested developer. Therefore, the Agency desires to enter into this Agreement with the Developer with the objective of determining the feasibility of the proposed project and considera,tion of entering into a mutually acceptable Development and Loan Agreement for the development of the Property consistent with the terms and conditions of this Agreement at the earliest practical date. The Developer anticipates that, following execution of this Agreement and through the period of negotiation and preparation of a Development and Loan Agreement with respect to the Project, it will devote substantial time and effort in preparing plans, preparing project proformas, contacting financial institution\ engaging appropriate consultants, and meeting with the City and various other necessary third ~arties in connection with the proposed Project, and in negotiating and preparing a Development and Loan Agreement consistent with the basic terms and mutual understandings established in this Agreement The CVRC and the Developer ("Parties") desire to enter into this Agreement in order to set forth the rights and duties of the Parties during the term of the Exclusive Negotiating Period subject to the Owner Participation rules and regulations established for the Project Area. 4 -19 - 1 - J:\COMMDEV\CVRacvRC Meetings\Staff Repcrts\2006\06-22..Q6\Wakeland\ENA Wakeland 2006.06.22.doc Now, therefore, the Parties mutually agree as follows: 1. Good Faith Negotiations A. Agency and Developer agree (for the period stated below) to negotiate in good faith pursuant to the terms of this Agreement, a Development and Loan Agreement or other form of agreement or agreements to be entered into between the Agency and Developer concerning the purchase and development of the Property. Agency agrees not to negotiate with any other person or entity regarding development of the Property without the prior written consent of Developer. Nothing in this Agreement shall be deemed a covenant, promise or commitment by Agency, the City of Chula Vista, or any agency of the City, with respect to the acquisition of property or the approval of development. Agency's acceptance of this Agreement is merely an agreement to enter into a period of exclusive negotiations according to the terms hereof, reserving final discretion and approval by Agency Or Chula Vista Redevelopment Corporation as to any actions required of it. B. Notwithstanding the foregoing, if the Property incorporates parcels not under Agency or Developer control, Developer acknowledges that Agency may receive from time to time, unsolicited alternative proposals for the development of the Property. Agency shall notify Developer within ten days after receiving an unsolicited development proposal for all or any portion of the Property. Agency and Developer shall confer in good faith to assess the benefits of the unsolicited proposal. 2. Negotiation Period A. Agency and Developer agree to negotiate for an initial 300 days, which shall commence on the Effective Date unless earlier terminated in accordance with the provisions hereof ("Initial Negotiation Period"). B. If, upon the expiration of such Initial Negotiation Period, the Parties have not each approved and executed a Development and Loan Ag~eement, then the Executive Director, in his sole discretion, on behalf of the Agency, is aut~orized to, in writing, extend the term of this Agreement for up to an additional 90 days ("Extended Negotiation Period") provided that at the end of the Initial Negotiation Period, the Agency has not exercised its right to terminate as herein provided, the Developer is in full compliance with all terms and conditions hereof, the Developer concurs with such extension of the negotiation period, "and the Executive Director has determined that there is a reasonable likelihood that the Developer will agree to terms and conditions for the development of the Project on the Property required for the development of the Project that Agency staff wi II be able to recommend to Agency prior to the expiration of the Extended Negotiation Period. C. If, after expiration of the Initial Negotiation Period, or after the Extended Negotiation Period if this Agreemfnt is extended, the Parties have not each approved and executed a Development and Loan A~eement, then this Agreement shall automatically terminate and Developer shall have no further rights regarding the subject matter of this Agreement or the Property, and Agency shall be free to negotiate with any other persons or entities with regard to the Property . 4-20 -2- J:\COMMDMCVRQCVRC Meetings\5taff Repons\2006\D6-2.2..Q6\WakeLand\ENA Wakeland 2006.D6.22.doc 3. Obligations of Developer A. Schedule Agency and Developer agree and acknowledge that all submittals required by this Agreement shall be submitted pursuant to the timeline attached hereto as Exhibit "B." Exhibit "B" shall include, but is not limited to, submittals of Project plans, pro forma, marketing and feasibility studies, and evidence of financing that are required by the Agency; and commencement of good faith negotiations with Agency designated prospective owner participants in the Project. The Parties agree and acknowledge that the Executive Director shall have the authority to reasonably modify submittal dates contained within Exhibit B provided that the Initial Negotiation Period shall not be modified or extended except as set forth in Paragraph 2 above. B. Development and Design Plans During the negotiation period, Developer shall submit development and design plans for the Project. Developer shall also furnish such information to Agency regarding the proposed project as may be required by Agency to perform an environmental review pursuant to the California Environmental Quality Act (CEQA). All fees and expenses for engineers, architects, financial consultants, legal, planning or other consultants retained by Developer to perform Developer's obligations set forth in this Agreement shall be the sole responsibility of Developer. C. Reports, Studies and Public Participation Developer shall make quarterly written reports to the Agency on the Developer's progress toward meeting its obligations under this Agreement, and if requested by the Agency, Developer shall make periodic oral progress reports on all matters and all studies being made related to the acquisition and development of the Project and other matters under negotiation to the extent that they do not include confidential matters. As Agel10' deems reasonably necessary or appropriate, presentations may be requested at public forulhs to solicit input from citizens, businesses, stakeholders and relevant interest groups. D. Financing Developer shall, consistent with Exhibit "B," develop a program of financing that provides the Agency with reasonably satisfactory evidence that financing will be available for acquisition and development of the Property. 4. Agency Obligations and Due Diligence A. During the I'kgotiation Period, the Agency shall conduct a due diligence investigation of the Develo~er's ability to purchase, own and/or operate the Project in a responsible manner. If the Agency Executive Director determines in his sole discretion that Developer does not have the ability to successfully purchase, own, and/or manage the Project in a responsible manner, the Agency Executive Director may terminate this Agreement by delivering written notice thereof to Developer. Agency's due diligence efforts may include, without limitation, the following: 1. Assessment of the proposed financing and the capacity of Developer to qualify for financing for the Project; and 4 - 21 - 3 - J:\COMMDEV\CVRCCVRC Meetings\5taff Rep0rts\2006\O&-22-06\Wakelam1\ENA Wakeland 2006.06.22.doc 2. Assessment of the capacity of Developer and their principal staff to effectively own and/or manage the Project, including the ability to carry out any ongoing management oversight responsibilities B. Agency agrees to cooperate with Developer in providing equity partner(s) and/or lender(s) of Developer with appropriate and necessary information for the Developer to fulfill its obligations hereunder, which information is not otherwise privileged. C. The Agency shall also cooperate with Developer's professional consultants and associates in providing them with any information and assistance, so far as such information is not otherwise privileged, reasonably within the capacity of the Agency in connection with the preparation of the Developer's submissions to the Agency. 5. Development and Loan Agreement The Parties hereby acknowledge and agree that, during the Negotiation Period of this Agreement the Parties shall use their respective good faith efforts to negotiate and enter into a Development and Loan Agreement which shall include (but not be limited to) the following: (i) the design of the Project by the Developer, which design shall be subject to the approval by the Agency and/or City, (ii) the construction of the Project by the Developer in accordance with final plans and specifications to be provided by the Developer and approved by the Agency and/or City, pursuant to a detailed schedule of performance by the Developer, (iii) the operation and management of the Project by the Developer in a good and professional manner and subject to the covenants required by law, (iv) the maintenance of landscaping, buildings, and improvements in good condition and satisfactory state of repair so as to be attractive to the community, (v) the operation of the Project by the Developer in compliance with all equal opportunity standards established by federal, state and local law, (vi) provision by each contractor and/or subcontractor (as the case may require and as appropriate) performing work on the Project of the requisite performance bond and labor and materials payment bond to assure completion of the Project free of mechanics' liens, (vii) the Project shall be of the a:quality consistent with plans and renderings provided by Developer and approved by the Agel'lcy; (viii) the terms and conditions upon which Developer shall acquire the parcel(s), and (ix) the terms and conditions upon which either party may terminate the Development and Loan Agreement (e.g., the discovery of environmental issues/hazardous substances on the Site, unexpected development or construction costs, inability to acquire parcels). I t 4 - 22 -4- J:\COMMDEV\CVRCCVRC Meel:ingsl.Staff Repa15\2006\06--22~6\Wakeland\ENA. Wakeland 2006.06.22.doc 6. ADDITIONAL TERMS AND OBLIGATIONS A. No Competing Development. Developer shall not commence the construction of any. parcels comprising the Property owned or controlled by the Developer until this Agreement has been properly terminated according to its terms or the Agency/City has approved the Project. B. Real Estate Commissions. Neither Agency nor Developer shall be liable for any real estate commission or brokerage fees, which may arise here from. Agency and Developer represent that they have engaged .no broker, agent or finder separately in connection with this transaction and each party agrees to indemnify, hold harmless and defend the other against claims for commissions or fees made through such party. C. Each Party to Bear its Own Cost. Each party shall bear its own costs incurred in connection with the negotiation of a Development and Loan Agreement, and the implementation of this Agreement, except as otherwise expressly provided herein or expressly agreed in writing. D. Confidentiality. Agency and Developer recognize that disclosures made by Developer pursuant to this Agreement may contain sensitive information and that the disclosure of such information to third parties could impose commercially unreasonable and/or uncompetitive burdens on Developer and, may correspondingly, diminish the value or fiscal benefit that may accrue to the Agency upon the redevelopment of the Property by the Developer, if a future Development and Loan Agreement is entered into by the Parties. Developer acknowled~~s and agrees that Agency is a public entity with a responsibility and, in many cases, legal obligatioh to conduct its business in a manner open and available to the public. Accordingly, any information provided by Developer to Agency with respect to the Property, the Project or Developer may be disclosed to the publ ic either purposely, inadvertently, or as a result of a public demand or order. With respect to any information provided that Developer reasonably deems and identifies in wiiting as proprietary and confidential in nature, Agency agrees to exercise its best efforts to keep such information confidential. In addition, if Agency determines that it is required under applicable law to disclose any information identified by Developer as proprietary and confidential in nature, Agency shall notify Developer at least three business days before disclosure of such information which will provide Developer the opportunity to seek a protective order preventing such disclosure. Notwithstanding the above, ~ncy's failure to provide said notice shall not constitute a breach of this agreement or grounds for ~ claim or cause of action of any nature against the Agency as a result of the release of said claimed proprietary or confidential information. E. Assignment 1. Agency would not have entered into this Agreement but for Developer's unique qualifications and experience. Therefore, Developer's rights and obligations under this Agreement may not be assigned without the prior written approval of Agency in its sole discretion. 4 - 23 - 5- J:\COMMDEV\CVRC\CVRC Meetings\Sraff Re;Jats\2006\06-22..()6\Wake!and\ENA Wakeland 10tJb.ub.L:l.aoc Notwithstanding the foregoing, subject to the prior written approval of the Executive Director, Developer may assign its rights hereunder to a new entity comprised of the Developer for purposes of developing the Project. Such new entity may include additional parties provided that the Developer retains responsibility for fulfilling its obligations hereunder and Developer retains management control and authority over the entity and the Project. 2. Upon the occurrence of any change, whether voluntary or involuntary, in membership, ownership, management or control of the Developer (other than such changes occasioned by the death or incapacity of any individual) that has not been approved by the Agency, prior to the time of such change, the Agency may terminate this Agreement, without liability, by sending written notice of termination to Developer. F. Nondiscrimination Developer shall not discriminate against nor segregate any person, or group of persons on account of race, color, creed, religion, sex, marital status, disability, national origin or ancestry in undertaking its obligations under this Agreement. G. Owner Participation Requirements This Agreement and the obligations of the Parties set forth herein are subject to the applicable Owner Participation rules and regulations established for the Project Area and California Community Redevelopment Law. 7. RETENTION OF DISCRETION A. By its execution of this Agreement, Agency is not committing itself or agreeing to undertake any activity requiring the subsequent exercise of discretion by Agency or City, or any department thereof including, but not limited to, the approval and execution of a Development and Loan Agreement; the proposal, amendment, or approval of any land use regulation governing the Property; the provision of financial assistance' for the development of any public or private interest in real property; the authorization or obligation to use the Agency's eminent domain authority; or, any other such activity. B. Consideration of Entitlements and Policy Documents. Developer understands and agrees that the Agency and City, in their respective legislative roles, reserve the right to exercise their discretion as to all matters which the Agency and City are by law entitled or required to exercise such discretion, including but not limited to, Entitlements for the development of the Property and adoption of any amendments to policy documents (including the General Plan and Redevelopment Plans). In addition, Developer understands and agrees that the Entitlements and any other documents shall be subject to and brought to the Agency or City, as appropriate, for consideration in accordance wit' applicable legal requirements, including laws related to notice, public hearings, due process Jnd'the California Environmental Quality Act. C. Developer acknowledges that any plans processed for the Property will be based upon the current General Plan and Zoning Code of the City. D. Consideration by the Agency of the final Project as contained in the Development and Loan Agreement. This Agreement does not constitute a disposition of property or exercise of control over property by Agency and does not require a public hearing. Agency execution of this -6- ):\COMMDEV\CVRClCVRC Meetinp\Staff Rep0rrs\2o06\06-Zl-06\Wakeland\ENA Wakeland 2t 4 - 24 Agreement is merely an agreement to enter into a period of exclusive negotiations according to the terms hereof, reserving final discretion and approval by Agency as to any proposed Development and Loan Agreement and all proceedings and decisions in connection therewith. The parties understand that Agency has the complete and unfettered discretion to reject a Development and Loan Agreement without explanation or cause. The risk of loss of all processing, design and developmental costs incurred by the Developer prior to Development and Loan Agreement approval shall be absorbed entirely by Developer except unless expressly assumed, by the terms of this Agreement by the Agency. As to any matter, which the Agency may be required to exercise its unfettered discretion in advancing the Project to completion, nothing herein shall obligate the Agency to exercise its discretion in any particular manner, and any exercise of discretion reserved hereunder or required by law, shall not be deemed to constitute a breach of Agency duties under this agreement. 8. TERMINATION RIGHTS Notwithstanding the Initial or Extended Negotiating Periods hereinabove set forth, either party may terminate this Agreement if the other party has materially defaulted in its obligations herein set forth, and the terminating party has provided defaulting party with written notification of such determination, and the defaulting party has refused to cure same. The written notification shall set forth the nature of the actions required to cure such default if curable. Defaulting party shall have 1 S days from the date of the written notification to cure such default. If such default is not cured within the 15 days, the termination shall be deemed effective. Any failure or delay by a party in asserting any of its rights or remedies as to any default shall not operate as a waiver of any default or of any rights or remedies associated with a default. Each party shall also have the right to terminate this Agreement in the event that Agency or Developer determines that (a) the Project is infeasible or not in the public interest; or (b) the parties reach an impasse in their negotiation of the Development and Loan Agreement which cannot be resolved after good faith efforts. 9. GENERAL PROVISIONS A. Address for Notice. .." Developer's Address for Notice: Kenneth Sauder Wakeland Housing and Development Corporation 625 Broadway, Ste. 1000 San Diego, CA 92101 Telephone: 619-235-2296 Fax: 619-235-5386 Agency's Add~ for Notice: Redevelopment Agency of the City of Chula Vista Community Development Department Attn: Director of Community Development Copy to: City Attorney 276 Fourth Avenue Chula Vista, CA 91910 Telephone: (619) 691-5047 -7 - J:\COMMDEV\CVRacYRC Meetings\Sraff Repons\2006\06-22-Q6\Wakr:land\ENA Wakelimd 20 4 - 25 Fax: (619) 476-5310 B. Authority. Each party represents that it has full right, power and authority to execute this Agreement and to perform its obligations hereunder, without the need for any further action under its governing instruments, and the parties executing this Agreement on the behalf of such party are duly authorized agents with authority to do so. C. Counterparts. This Agreement may be executed in multiple copies, each of which shall be deemed an original, but all of which shall constitute one Agreement after each party has signed such a counterpart. D. Entire Agreement. This Agreement together with all exhibits attached hereto and other agreements expressly referred to herein, constitutes the entire Agreement between the parties with respect to the subject matter contained herein. All prior or contemporaneous agreements, understandings, representations, warranties and statements, oral or written, are superseded. E. Further Assurances. The parties agree to perform such further acts and to execute and deliver such additional documents and instruments as may be reasonably required in order to carry out the provisions of this Agreement and the intentions of the parties. F. No Third Party Beneficiaries. There are no other parties to this Agreemen1, express or implied, direct or indirect. Agency and Developer acknowledge that it is not their intent to create any third party beneficiaries to this Agreement. t I I 4 - 26 -8- J:\COMMDEY\CVRC\CVRC Meetings\Stalf Rep0rt5\20D6\D6-21~6\Wakeland\EN^ Wakeland 20u0.uo...t~.ooc ~. G. Exclusive Remedies. 1. In the event of default by either party to this Agreement, the parties shall have the remedies of specific performance, mandamus, injunction and other equitable remedies. Neither party shall have the remedy of monetary damages against the other; provided, however, that the award of costs of litigation and attorneys' fees shall not constitute damages based upon breach of this Agreement where such an award is limited to reasonable costs of litigation incurred by the Parti es. 2. Each party acknowledges that it is aware of the meaning and legal effect of California Civil Code Section 1542, which provides: A general release does not extend to claims which the creditor does not know or suspect to exist in his favor at the time of executing the release, which if known by him would have materially affected his settlement with debtor. California Civil Code Section 1542 notwithstanding, it is the intention of the Parties to be bound by the limitation on damages and remedies set forth in this Section 7G, and the Parties hereby release any and all claims against each other for monetary damages or other legal or equitable relief related to any breach of this Agreement, whether or not any such released claims were known to either of the Parties as of the date of this Agreement. The Parties each waive the benefits of California Civil Code Section 1542 and all other statutes and judicial decisions of similar effect with regard to the limitations on damages and remedies and waivers of any such damage and remedies contained in this Section 7G. H. Indemnity. Developer shall indemnify, protect, defend and hold harmless Agency, its elected officials, employees and agents from and against any and all challenges to this Agreement, or any and all losses, liabilities, damages, claims or costs (including attorneys' fees) arising from Developer's negligent acts, errors, or omissions with respeCt its obligations hereunder or the Property, excluding any such losses arising from the sole negligence or sole willful misconduct of Agency or the conduct of third parties outside the control of the Developer. This indemnity obligation shall survive the termination of this Agreement. Notwithstanding the foregoing, in the event of a third party challenge to the validity of this Agreement, Developer shall"have the option to terminate this Agreement in lieu of its indemnity obligation. I. Time is of the Essence. Time is of the essence for each of Developer's obligations under this Agreement. \'~ [NEXT PAGE IS SIGNATURE PAGE] 4 - 27 -9- }:\COMMDEV\CVRClCVRC Meelings\Staff Rep0rts\.2006\()6...Z2..Q6\Wakeland\ENA W_land 2Q06.06.22.QOC Signature Page To Exclusive Negotiating Agreement IN WITNESS WHEREOF the parties hereto have executed this Agreement as of the date set forth above, thereby indicating the consent of their principals. CHULA VISTA REDEVELOPMENT CORPORATION WAKELAND HOUSING & DEVELOPMENT CORPORATION A California Non-Profit Corporation Stephen C. Padilla Chair By: ,L~L~ Kenneth L. Sauder President and CEO By: Date:_____________________________ Date: -------------------------- APPROVED AS TO FORM: By: ---------------------------- Ann Moore General Counsel Date: ----------------------1------- ~ ATTEST: Susan Bigelow 4 - 28 - 15 - C:\Documents and Settings\ksauder.WAKELANDHDC,OOO\Local Settings\Tempora.ry lntemet Flles\OLK1 81 \ENA Wakeland 2006 06 22.doc ALTA Survey Site Feasibility Study Soils Report Phase I Environmental Phase II Environmental (if necessary) Preliminary Civil Engineering Analysis Site Adequacy Public Workshop #1 Entitlement Applications Project Description, Site Plans and Elevations Zoning Amendment Environmental Review Project Development Schedule Housing Advisory Commission Agency Funding Appli cation Agency Funding EXHIBIT UB" Exclusive Negotiating Agreement TimelinelBudget .. ". Completed Withi/! 9Q Daysbf ENA ExeciJfiQ'; Developer to obtain a AL T A Survey on the subject Property Developer to perform a Site Feasibility Study on the subject Property Developer to obtain a Soils Report on the subject Property Developer to obtain a Phase I Environmental on the subject Property Developer to obtain a Phase II Environmental on the subject Property (if necessary) Developer to perform a Preliminary Civil Engineering Analysis on the subject Property Developer shall provide written determination of whether the subject Property is physically suitable for development taking into account regulatory and environmental conditions that are deemed relevant Developer to conduct a pre-design workshop to gather input from the public and stakeholders on the design parameters and framework for the subject Property Completed Within 15Q Days of ENA Execution Developer to submit applicati';hs for Initial Study and Rezone $25,000 Developer to submit project description, preliminary site plans and elevations based on pre-design review with ?taff and public input received at Public Workshop #1 . City shall initiate an amendment to the zoning on the site to allow an all residential, multi-family development City shall initiate the environmental review of the project Developer to submit projected timeline and schedule for the construction of the propos ~development Developer to present project proposal to the Housing Advisory Commission Developer to submit application for Agency funding on the subject property Agency to decide on funding commitment for project (need 30 days between application and Agency meeting) 4 - 29 Workshop #2 Final Site Plans and Elevations Final Pro Forma Funding Partners and Structure Environmental Review CVRC Presentation Redevelopment Agency 180 Days of ENAExe<;uti~n Developer to Workshop to present proposed development Within 210 Days of ENA Exe<;ution Developer to Final site plans and elevations $50,000 Developer to submit final pro forma based on revised site plans and elevations Developer to Identification of lenders and financing commitment City to issue environmental and zoning approvals Within, 240 Days of ENAExe<;ution Developer to present development proposal and Affordable Housing Agreement for review and consideration. CVRC adopts advisory recommendations for Agency and/or Council consideration. Developer to present development proposal to Agency for final review and consideration. Within 300 Days of ENA Exe<;ution Funding Application Developer to prepare and submit outside funding applications Project Design Developer to complete construction drawings based on pre-design review with staff and public input received at Public Workshops $100,OPO , , , , . .~ 4- 30 CVRC Resolution 4.b. Replaces pages 4-31 through 4-33 CVRC RESOLUTION NO. 2006- RESOLUTION OF THE CHULA VISTA REDEVELOPMENT CORPORATION RECOMMENDING [A] APPROVAL OF A PREDEVELOPMENT LOAN AGREEMENT BY AND BETWEEN THE REDEVELOPMENT AGENCY AND WAKELAND HOUSING AND DEVELOPMENT CORPORATION FOR THE DEVELOPMENT OF AN AFFORDABLE RENTAL HOUSING DEVELOPMENT TO BE LOCATED AT 1501 BROADWAY IN THE CITY OF CHULA VISTA AND AUTHORIZING THE CHAIRMAN OF THE REDEVELOPMENT AGENCY TO EXECUTE SAID AGREEMENT; AND [B] APPROPRIATION OF $200,000 FROM THE UNAPPROPRIATED BALANCE IN THE LOW AND MODERATE INCOME HOUSING FUND FOR SAID PREDEVELOPMENT LOAN TO WAKELAND HOUSING AND DEVELOPMENT CORPORATION WHEREAS, California Health and Safety Code Sections 33334.2 and 33334.6 authorize and direct the Redevelopment Agency of the City of Chula Vista (the "Agency") to expend a certain percentage of all taxes which are allocated to the Agency pursuant to Section 33670 for the purposes of increasing, improving and preserving the community's supply of low and moderate income housing available at affordable housing cost to persons and families of low- and moderate-income, lower income, and very low income; and WHEREAS, pursuant to applicable law the Agency has established a Low and Moderate Income Housing Fund (the "Housing Fund"); and WHEREAS, pursuant to Health and Safety Code Section 33334.2(e), in carrying out its affordable housing activities, the Agency is' authorized to provide subsidies to or for the benefit of very low income and lower income households, or persons and families of low or moderate income, to the extent those households cannot obtain housing at affordable costs on the open market, and to provide financial assistance for the construction and rehabilitation of housing which will be made available at an affordable housing cost to such persons; and WHEREAS, pursuant to Section 33413(b), the Agency is required to ensure that at least 15 percent of all new and substantially rehabilitated dwelling units developed within a project area under the jurisdiction of the Agency by private or public entities or persons other than the Agency shall be available at affordable housing cost to persons and families of low or moderate income; and " WHEREAS, Wakeland Housing and Development Corporation ("Developer") proposes to construct an affordable rental housing development targeting predominately extremely low and very low households at 50 percent or less of the Area Median Income (AMI) to be located at 1501 Broadway within the Merged Chula Vista Project Area ("Project"); and WHEREAS, in order to carry out and implement the Redevelopment Plan for the Agency's redevelopment projects and the affordable housing requirements and goals thereof, the 4 - 31 CVRC Resolution 2006- Page 2 Agency and City propose to enter into an Agency Predevelopment Loan Agreement (the "Predevelopment Loan Agreement") with the Developer, pursuant to which the Agency would make a predevelopment loan to the Developer (the "Predevelopment Loan"), and the Developer would agree to develop the Project for occupancy of all apartment units in the Project to very low and lower income households and rent those units at an affordable housing cost; and WHEREAS, the Agency Predevelopment Loan Agreement will leverage the investment of the Agency and City by requiring the Developer to obtain additional financing for the construction and operation of the Project through such resources as "9% Tax Credits" to be generated by the Project; and WHEREAS, the Project is located within the Agency's Merged Chula Vista Redevelopment Project Area and development and operation of the Project pursuant to the Agency Agreement would benefit the Agency's redevelopment project areas by providing affordable housing for persons who currently live and work within those redevelopment project areas; and WHEREAS, the Agency has adopted an Implementation Plan pursuant to Health and Safety Code Section 33490, which sets forth the objective of providing housing to satisfy the needs and desires of various age, income and ethnic groups of the community, and which specifically provides for the new construction of rental housing units through Agency assistance; and WHEREAS, the Agency Agreement furthers the goals of the Agency to facilitate the creation of affordable housing which will serve the residents of the neighborhood and the City as set forth in the Implementation Plan; and WHEREAS, the Agency have duly considered all terms and conditions of the proposed Predevelopment Loan Agreement and believes that this Agreement is in the best interests of the Agency and the health, safety, and welfare of its residents, and in accord with the public purposes and provisions of applicable State and local law requirements; NOW, THEREFORE, THE CHULA VISTA REDEVELOPMENT CORPORATION DOES RESOLVE AS FOLLOWS: Section I. The Chula Vista Redevelopment Corporation hereby finds that the use of funds from the Agency's Low and Moderate Income Housing Fund pursuant to the Predevelopment Loan Agreement, to facilitate the development and operation of real property will be of benefit to the Agen~y'\; redevelopment project areas for the reasons set forth above. Section 2. The Chula Vista Redevelopment Corporation hereby recommends the [A] approval of the Agency Predevelopment Loan Agreement in substantially the form presented to the Agency, subject to such revisions as may be made by the Agency Executive Director/City Manager or his designee subject to the review and approval of the Agency/City Attorney, with Wakeland Housing and Development Corporation for the development of an affordable rental housing development located at 1501 Broadway and; [B] appropriation of $200,000 from the 4 - 32 CVRC Resolution 2006- Page 3 unappropriated balance in the Low Predevelopment Loan to Wakeland. And Moderate Income Housing Fund for said PRESENTED BY APPROVED AS TO FORM BY Dana M. Smith Secretary Ann Moore General Counsel Lhincs (J:\COMMDEV\CYRC\CVRC Meetings\StaffRepOIts\2006\06-22~06\Wakeland\CVRC Reso Wakeland Loan 2006.06.22.doc) i i 4 - 33 PREDEVELOPMENT LOAN AGREEMENT TillS PREDEVELOPMENT LOAN AGREEMENT (the "Agreement'') is entered into as of , 2006, by and between the REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA, a public body, corporate and politic (the "Agency"), and WAKELAND HOUSING AND DEVELOPMENT CORPORATION, a California nonprofit public benefit corporation ("Developer"). RECITALS The following recitals are a substantive part of this agreement: A. Agency is a public body, corporate and politic, exercising governmental functions and powers and organized and existing under the Community Redevelopment Law of the State of California (Health and Safety Code Section 33000, et seq.). City is a municipal corporation, organized and existing under the laws of the State of California. Agency and City are authorized to enter into binding agreements for the purpose of protecting public health, safety, and welfare. B. Agency has available funds from the Agency's Low and Moderate-Income Housing Fund which can be used for the purposes of funding the obligations of the Agency under this Agreement in accordance with the Community Redevelopment Law of the State of California. C. Developer proposes to construct multifamily apartment units, affordable to extremely low and very low families at or below 50 percent of the Area Median Income ("AMI") (the "Project") on a certain parcel of land identified as 150 I Broadway in the City of Chula Vista (the "Site"). " D. Pursuant to Health and Safety Code Section 33413(b), the Agency is required to ensure that at least 15 percent of all new and substantially rehabilitated dwelling units developed within a project area under the jurisdiction of the Agency by private or public entities or persons other than the Agency shall be available at affordable housing cost to persons and families oflow or moderate income. . E. Pursuant to Health and Safety Code Section 33334.4, Agency's expenditure of Housing Funds must be in proportion to the community's need for very low and low income housing and housing for its population under the age of 65, as specified within the City's Housing Element H F. The Project is'Jocated within the Agency's Merged Chula Vista Redevelopment Project Area and development and operation of the Project would benefit the Agency's redevelopment project areas by providing affordable housing for persons who currently live and work within those redevelopment project areas. 4 - 34 G. The Project achieves several of the City's Comprehensive Housing Plan Objectives, which are expressly noted in the Housing Element as priorities for the City. The objectives this Project serves are: (1) Pursue housing opportunities for lower income households, with attention to those who have special needs, such as extremely low and very low income households. (2) The provision of adequate rental housing opportunities and assistance to households with low and very low incomes. (3) The provision of incentives for the construction oflow income housing. H. The Agency and the Developer have entered into an Exclusive Negotiating Agreement, dated as of June 22, 2006 (the "ENA"). The ENA provides for the Developer and the Agency to negotiate towards a mutually acceptable Development and Loan Agreement for the purpose of developing the Project. 1. Through the development and operation of the Project, Agency and Borrower desire to provide extremely low, very low, lower income households with affordable housing opportunities within the City in accordance with the Co=unity Redevelopment Law, the Agency's redevelopment plans, and the Housing Element of the City General Plan. In order to accomplish this goal, the Agency desires to make a loan from its Low and Moderate Income Housing Fund to Developer for those costs associated with predevelopment expenses which are to be incurred during the parties' negotiation of a Development and Loan Agreement for the Project, subject to certain conditions designed to assure the implementation of the Project in accordance with the redevelopment plans, the General Plan, state and federal law, and as otherwise provided herein. , , J. The Agency's making of the Agency Loan to the Developer is in the vital and best interest of the City and the health, safety, and welfare of its residents, and in accord with public purposes and provisions of applicable sate and local laws. NOW, THEREFORE, the Agency and the" Developer hereby agree as follows; 1. Predevelopment Loan. Subject to Developer's performance of all of the terms, covenants and conditions which are set forth herein, the Agency hereby agrees to loan to the Developer, and the Developer agrees to borrow from the Agency, the sum of Two Hundred Thousand Dollars ($ 200,000) (the "Predevelopment Loan"). No interest shall accrue upon the Predevelopment Loan. \ ~ ~ 2. Disbursement of Predevelopment Loan. The proceeds of the Predevelopment Loan shall be disbursed only to pay for actual and reasonable costs related to the preparation of plans, studies and reports for the Development as more particularly described in Exhibit "A" attached hereto. Agency's obligation to co=ence disbursement of the Predevelopment Loan proceeds is subject to the fulfillment or waiver by Agency of each and all of the conditions precedent (a) through (f) inclusive, described below ("Conditions Precedent") which are solely for the benefit 4 - 35 of Agency, any of which may be waived by the Agency's Executive Director in his or her sole and absolute discretion: 2a. Execution of Documents. Developer shall have executed and delivered to the Agency the Assignment of Plans, substantially in the form attached hereto as Exhibit "B" and incorporated herein, the consent to the Assignment of Plans of each person or entity for which payment is sought, and any other documents required hereunder shall be executed prior to any commencement of work by the subcontractor and disbursement of any loan funds. 2b. Contract. Developer shall have provided to the Agency a signed copy of each contract between the Developer and each provider of predevelopment services to be funded hereunder, certified by the developer to be true and correct copies thereof. 2c. No default. Developer shall not be in default in any of its obligations under the terms of this Agreement or the ENA. All covenants of Developer which are required hereunder or in the ENA to be performed prior to the disbursement of the Predevelopment Loan shall have been performed by such date. 2d. Application for Payment. The Developer shall have submitted a request for payment to the Agency (the "Application for Disbursement"), at least ten (10) business days prior to the requested disbursement. The Application for Disbursement shall be completed and certified to be accurate by the Developer. The Application for Disbursement shall specifically identify the nature of each expense, and shall identify the status of completion of such item of work. Each application for Disbursement shall be accompanied by copies of paid invoices or the original invoices, if to be paid directly by the Agency, from contractors and subcontractors and any other information and documents reasonably requested by the Agency. 2e. Frequency. Agency shall not,.be obligated to make disbursements more , frequently than twice per month. 2f. Use of Disbursements. Developer shall use or apply all Predevelopment Loan disbursements solely for the purposes described in. the Application for Disbursement pursuant to which the disbursement was made, and in accordance with all of the requirements of this Agreement. 3. Repayment of Predevelopment Loan. Should Developer and the Agency approve and execute a Development and Loan Agreement within the Negotiating Period as set forth in the ENA, such Agreement shall set forth the manner and provide for the Developer's repayment of the amount of the Predevelyment Loan disbursed hereunder,. If the Development and Loan Agreement is not approved or executed within the Negotiating Period as set forth in the ENA, the Predevelopment Loan shall be immediately due and payable from any and all assets and resources legally available to the developer. Additionally, Developer shall assign to the Agency any and all of the Developer's rights in and to the plans, studies, and analyses which are funded through the Predevelopment Loan. In order to secure the Developer's obligation hereunder, the developer agrees to execute the Assignment of Plans. 4 - 36 4. Insurance. Developer must procure insurance against claims for injuries to persons or damages to property that may arise from or in connection with the performance of the work under the contract and the results of that work by the Developer, his agents, representatives, employees or subcontractors and provide documentation of same prior to co=encement or work. The insurance must be maintained for the duration of the contract. a. Minimum Scope of Insurance. Coverage must be at least as broad as: 1. Insurance Services Office Co=ercial General Liability coverage (occurrence Form CGOOOI) u. Insurance Services Office Form Number CA 0001 covering Automobile Liability, code I (any auto). iii. Workers' Compensation insurance as required by the State of California and Employer's Liability Insurance. b. Minimum Limits of Insurance. Developer must maintain limits no less than: 1. General Liability: (Including operations, products and completed operations, as applicable.) U. Automobile Liability: 1i1. Workers' Compensation Employer's Liability: $1,000,000 per occurrence for bodily injury, personal injury and property damage. If Co=ercial General Liability insurance with a general aggregate limit is used, either the general aggregate limit must apply separately to this proj ect/location or the general aggregate limit must be twice the required occurrence limit. $1,000,000 per accident for bodily injury and property damage. , Statutory , ' $1,000,000 each accident $1,000,000 disease-policy limit $1,000,000 disease-each employee c. Deductibles and Self-Insured Retentions: Any deductibles or self-insured retentions must be declared to and approved by the City. At the option of the City, either the insurer will reduce or eliminate such deductibles or self-insured retentions as they pertain to the City, its officers, officials, employees and volunteers; or the Developer will provide a financial guarantee satisfactory to the City guaranteeing payment of losses and related investigations, clain! administration, and defense expenses. \ d. Other Insurance P~ovlsions. The general liability, automobile liability, and where appropriate, the worker's compensation policies are to contain, or be endorsed to contain, the following provisions: 1. The City of Chula VISta, its officers, officials, employees, agents, and volunteers are to be named as additional insureds with respect to liability arising out of automobiles owned, leased, hired or borrowed by or on behalf of the Developer, where applicable, 4 - 37 and, with respect to liability arising out of work or operations performed by or on behalf of the Developer including providing materials, parts or equipment furnished in connection with such work or operations. The general liability additional insured coverage must be provided in the form of an endorsement to the Developer's insurance using ISO CG 2010 (11/85) or its equivalent. Specifically, the endorsement must not exclude Products / Completed Operations coverage. 11. The Developer's insurance coverage must be primary insurance as it pertains to the City, its officers, officials, employees, agents, and volunteers. Any insurance or self- insurance maintained by the City, its officers, officials, employees, or volunteers is wholly separate from the insurance of the Developer and in no way relieves the Developer from its responsibility to provide insurance. Ill. Each insurance policy required by this clause must be endorsed to state that coverage will not be canceled by either party, except after thirty (30) days' prior written notice to the City by certified mail, return receipt requested. IV. Coverage shall not extend to any indemnity coverage for the active negligence of the additional insured in any case where an agreement to indemnify the additional insured would be invalid under Subdivision (b) of Section 2782 of the Civil Code. v. Developer's insurer will provide a Waiver of Subrogation in favor of the City for each required policy providing coverage during the life of this contract. e. Acceptability of Insurers. Insurance is to be placed with licensed insurers admitted to transact business in the State of California with a current A.M. Best's rating of no less than A V. If insurance is placed with a surplus lines insurer, insurer must be listed on the State of California List of Eligible Surplus Lines Insurers (LESU) with a current A.M. Best's rating of no less than A X. Exception may be made for the State Compensation Fund when not specifically rated. f. Verification of Coverage. Developer shall furnish the City with original certificates and amendatory endorsements effecting coverage required by this clause. The endorsements should be on insurance industry forms, provided those endorsements conform to the contract requirements. All certificates and endorsements are to be received and approved by the City before work commences. The City reserves the right to require, at any time, complete, certified copies of all required insurance policies, including endorsements evidencing the coverage required by these specifications. 't~ g. Subcontractors. Developer must include all subcontractors as insureds under its policies or furnish separate certificates and endorsements for each subcontractor. All coverage for subcontractors are subject to all of the requirements included in these specifications. S. Indemnification and Hold Harmless. Developer shall indemnify, hold harmless, protect, and defend, with attomey(s) reasonably acceptable to the Agency, the Agency and its 4 - 38 officers, elected and appointed boards and officials, employees, representatives and agents, from and against any and all liability, damages, costs, losses, claims and expenses, suits, actions, proceedings and judgments, including without limitation, reasonable attorney fees and court costs" however caused, resulting directly or indirectly from or connected with the Development, the Site and/or the approval of or the performance under this Agreement alleged by third parties to be the result of or related to errors, omissions, or misconduct by Developer or its contractors, subcontractors, agents, employees or other persons action on its behalf, except to the extent caused by the sole negligence or sole willful misconduct of the Agency, or its officers, boards, officials, employees representative or agents. This indemnity obligation shall survive the termination of this Agreement. Notwithstanding the foregoing, in the event of a third party challenge to the validity of this Agreement, Developer shall have the option to terminate this Agreement in lieu of its indemnity obligation. 6. Compliance with Laws. The Developer for itself and its obligations hereunder in conformity with all applicable laws, including without limitation all provisions of the City Municipal Code, all applicable environmental laws, all state and federal fair housing laws, and all applicable disabled and handicapped access requirements, including without limitation the Americans With Disabilities Act, 42 V.S.C. Section 12101, et seq., Government Code Section 4450, et seq., Government Code Section 11135, et seq., and the Unruh Civil Rights Act, Civil Code Section 51, et seq. 7. Nondiscrimination. Developer for itself and its successors and assigns, agrees that there shall be no discrimination against or segregation of any person or group of persons, on account of race, color, creed, religion, sex, marital status, national origin, or ancestry in the leasing, subleasing, rental, transferring, use, occupancy" tenure, or enjoyment of the Site nor shall the Developer or any person claiming under or through the Developer establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, , number, use, or occupancy, of tenants, leases, sublessees, subtenants, contractors or vendess in the Site. 8. Condition of the Site. Developer shall take. all necessary precautions to prevent the release into the Site of Hazardous Materials (as defined below). Such precautions shall include compliance with all Government Requirements (as defined below) with respect to Hazardous Materials. In addition to any and all other indemnities, Developer shall indemnify, defend and hold Agency harmless from and against any claim, action, suit, proceeding, loss, cost, damage, liability, deficiency, fine, penalty, punitive damage, or expense (including, without limitation, attorney's fees), resulting from, arising out of, or based upon (i) the release from the Site, use on the site, generation on the Site, ciischarge from the Cite, storage on the Site, disposal on or from the Site, or transportation to br Aom the Site, of any Hazardous Materials during the term of this Agreement, which is caused by the Developer or its officers, employees or agents, or (ii) the violation, or alleged violation, of any statute, ordinance, order, rule, regulation, permit, judgment or license relating to the use, generation, release, discharge, storage, disposal or transportation of Hazardous materials on, under, in or about, to or from, the Site, which is cause by the Developer or its officers, employees, or agents. This indemnity shall include, without limitation, any damage, liability, fine, penalty, cost or expense arising from or out of any claim, action, suit or 4- 39 ~, proceeding, including injunctive, mandamus, equity or action at law, for personal injury (including sickness, disease or death), tangible or intangible property damage, compensation for lost wages, business income, profits or other econornic loss, damage to the natural resources or the environment, nuisance, contamination, leak, spill, release or other adverse effect on the environment. for the purposes of this Agreement, "Governmental Requirements" means all laws, ordinances, statutes, code, rules, regulations, orders, and decrees of the United States, the State of California, San Diego County, the City of Chula Vista, or any other political subdivision in which the Site is located, and of any other political subdivision, agency, or instrumentality exercising jurisdiction over the Developer or the Site. For the purposes of this Agreement, "Hazardous Materials" means any substance, material, or ate which is or becomes regulated by any local governmental authority, the County, the State of California, regional governmental authority, or the United States Government, including, but not limited to, any material or substance which is (i) defmed as a "hazardous waste," "extremely hazardous waste," or "restricted hazardous waste" under Section 25115,25117 or 25122.7, or listed pursuant to Section 25140 of the California Health and Safety Code, Division 20, Chapter 6.5 (Hazardous Waste Control Law), (ii) defmed as a "hazardous substance" under Section 25316 of the California Health and Safety Code, division 20, chapter 6.8 (Carpenter-Presley- Tanner Hazardous Substance Account Act), (iii) defmed as a "hazardous material," "hazardous substance," or "hazardous waste" under Section 25501 of the California Health and Safety Code, Division 20, Chapter 6.95 (Hazardous Materials Release Response Plans and Inventory), (iv) defined as a "hazardous substance" under Section 25281 of the California Health and Safety Code, Division 20, Chapter 6.7 (Underground Storage of Hazardous Substances), (v) petroleum, (vi) friable asbestos, (vii) polychlorinated byphenyls, (viii) methyl tertiary butyl ether, (ix) listed under Article 9 or defmed as "hazardous" or "extremely hazardous" pursuant to Article 11 of title 22 of the California Code of Regulations. Division 4, (x) designated as "hazardous substances" pursuant to Section 311 of the Clean Water Act (33 U.S.C. g1317), (xi) defined as a "hazardous waste" pursuant to Section 1004 of the Resource Conservation and Recovery Act, 42 U.S.C. g6901 et seq. (42 U.S.C. g6903), or (xii) defined as "hazardous substances" pursuant to Section 101 of the Comprehensive Environmental Response, Compensation, and Liability Act, 42 U.S.C. g6901 et seq. Notwithstanding the forgoing, "Hazardous Materials" shall not include such products in quantities as are customarily use in construction, maintenance, rehabilitation or management of residential developments or associated buildings and grounds, or typically used in residential activities in a manner typical of other comparable residential developments, or substance commonly ingested by a significant population living within the Development, including without limitation alcohol, aspirin, tobacco and saccharine. 9. Liens and Stop Noti~es. Developer shall use its best efforts to prevent any lien or stop notice from being place on the Site of the Development or any part thereof. If a claim of a lien or stop notice is given or recorded affecting the Site the Developer shall within thirty (30) days of such recording or service: 4-40 a. pay and discharge the same; or b. effect the release thereof by recording and delivering to Agency a surety bond in sufficient form and amount, or otherwise; or c. provide Agency with indemnification from a title insurance company reasonably acceptable to the Agency against such lien or other assurance which Agency deems, in its sole discretion, to be satisfactory for the payment of such lien or bonded stop notice and for the full and continuous protection of Agency from the effect of Agency from the effect of such lien or bonded stop notice. 10. Developer's Representations and Warranties. Developer represents and warrants to Agency as follows: a. Authority. Developer has full right, power and lawful authority to undertake all obligations as provided herein, and the execution, performance and delivery of this Agreement by Developer has been fully authorize by all requisite actions on the part of the Developer. The parties who have executed this Agreement on behalf of Developer are authorized to bind Developer by signature hereto. b. Litigation. To the best of the Developer's knowledge, there are no actions, suits, material claims, legal proceedings, or any other proceedings affecting the Developer or any parties affiliated with Developer, at law on in equity before any court or governmental agency, domestic or foreign, which if adversely determined, would materially impair the right or ability of Developer to execute or perform its obligations under this Agreement or any documents required herby to be executed by Developer, or which would materially adversely affect the financial condition of Developer or any parties affiliated with Developer. , , , c. No Conflict. To the best of the Developer's knowledge, Developer's execution, delivery, and performance of its obligations under this Agreement will not constitute a default or a breach under any contract, agreement or order to which Developer or any parties affiliated with Developer is a party or by which it is bound. d. No Bankruptcy. No attachment, execution proceedings, assignments for the benefit of creditors, insolvency, bankruptcy, reorganization, receivership or other proceedings have been f1!ed or are pending or threatened against the Developer or any parties affiliated with Developer, nor are any of such proceedings contemplated by Developer or any parties with Developer. \ e. Notice of ChAnied Conditions. Developer shall, upon learning of any fact or condition which would cause any warranties and representations in this Section 10 not to be true in any material respect, immediately give written notice of such fact or condition to Agency. Such exceptiones) to a representation shall not be deemed breach of Developer hereunder, but shall constitute an exception which Agency shall have the right to approve or disapprove. If Agency elects to disburse the Predevelopment Loan to the Developer following disclosure of such information, Developer's representations and warranties contained herein shall be deemed 4 -41 -'" to have been made as of the date of the disbursement of the Predevelopment Loan, subject to such exceptiones). If following the disclosure of such information the Developer fails to cure such matter within the time set forth in Section I I hereof for the cure of defaults, Agency may elect in its sole and exclusive discretion to terminate this Agreement by written notice to the Developer. 11. Prohibition Aeainst Assimment and Transfer. Agency would not have entered into this Agreement but for Developer's unique qualifications and experience. Therefore, Developer's rights and obligations under this Agreement may not be assigned, whether voluntarily, involuntarily, or by operation of law, without the prior written approval of Agency in its sole discretion. . Upon the occurrence of any change, whether voluntary or involuntary, in membership, ownership, management or control of the Developer (other than such changes occasioned by the death or incapacity of any individual) that has not been approved by the Agency, prior to the time of such change, the Agency may terminate this Agreement, without liability, by sending written notice of termination to Developer. If Agency exercises said right to terminate, all funds shall be immediately due and payable. 12. Remedies for Default. A failure by either party to perform any action or covenant required by this Agreement, within the time periods provided herein fonowing notice and failure to cure as described hereafter, constitutes a "Default" under this Agreement. A party claiming a Default shall give written notice of Default to the other party specifying the Default complained of. Except as otherwise expressly provided in this Agreement, the claimant shall not institute any proceeding against any other party, and the other party shall not be in Default if such party cures such default within thirty (30) days from receipt of such notice. However, in the event that such Default is of such a nature that it cannot reasonably be cured within thirty (3) days from receipt of such notice, the claimant shall not institute ~ proceeding against the other party, and the other party shall not be in Default is such party Immediately upon receipt of such notice, with due diligence, commences to cure, correct or remedy such failure or delay and completes such cure, correction or remedy with diligence as soon as reasonably possible thereafter. 13. Termination. Either party may termimite this Agreement if the other party has materially defaulted in its obligations herein set forth, and the terminating party has provided defaulting party with written notification of such determination, and the defaulting party has refused to cure same as set forth above. Each party shall also have the right to terminate this Agreement in the event that Agency or Developer determines that (N the Project is infeasible or not in the public interest; or (b) the parties reach an impasse in Their negotiation of the Development and Loan Agreement which cannot be resolved after good faith efforts. 13. Institution of Legal Actions. In addition to any other rights or remedies and subject to the restrictions otherwise set forth in this Agreement, either party may institute and action at law or equity to seek specific performance of the terms of this Agreement, or to cure, correct or remedy any Default, to recover damages for any Default, or to obtain any other remedy consistent with the purpose of this Agreement. Legal actions must be 4 -42 instituted in the Superior Court of the County of San Diego, State of California located in the City of Chula Vista.. 14. Acceptance of Service of Process. In the event that any legal action is co=enced by the Developer against Agency, service of process on Agency shall be made by personal service upon the Secretary or executive Directory of Agency or in such other manner as may be provided by law. In the event that any legal action is co=enced by Agency against the Developer, service of process shall be made in such a manner as may be provided by law and shall be effective whether served inside or outside California. 15. Rights and Remedies Are Cumulative. Except as otherwise expressly stated in this Agreements, the rights and remedies of the parties are cumulative, and the exercise by either party of one or more of such rights or remedies shall not preclude the exercise by it, at the same or different times, of any other rights or remedies for the same Default or any other Default by the other party. 16. Inaction Not a Waiver of Default. Any failures or delays by either party in asserting any of its rights and remedies as to any Default shall not operate as a waiver of any default or of any such rights or remedies, or deprive either such party of its right to statute and maintain such actions or proceeding which it may deem necessary to protect, assert or enforce any such rights or remedies. 17. Applicable Law. The laws of the State of California shall govern the interpretation and enforcement of this Agreement. 18. Attorney's Fees. In any action between the parties to interpret, enforce, reform, modify, rescind, or otherwise in connection with any of the term or provisions of this Agreement, the prevailing party in the action shall be entitled, in adch'tion to any other relief to which it might be entitled, whether legal or equitable, its actual and' reasonable costs and expenses including, without limitation, litigation costs and reasonable attorney's fees. The parties hereto acknowledge and agree that each such party shall bear its own legal costs incurred in connection with the negotiation, approval, and execution of this Agreement. 19. General Provisions. a. Notices, Demands and Communications Between Parties. Any approval, disapproval, demand, document or other notice ("Notice'') which either party may desire to give to the other party under this Agreement must be in writing and may be given either by (i) personal service, (ii) delivett bl reputable document delivery service such as Federal Express that provides a receipt shoWIng date and time of deliver, or (iii) mailing in the United States mail, certified mail, postage prepaid, return receipt requested, addressed to the address of the party as set forth below, or at any other address as that party may later designate by Notice: To Agency: Agency's Address for Notice: 4 -43 , Redevelopment Agency of the City of Chula Vista Community Development Department Attn: Director of Community Development Copy to: City Attorney 276 Fourth Avenue Chula Vista, CA 91910 Telephone: (619) 691-5047 Fax: (619) 476-5310 To Developer: Developer's Address for Notice: Kenneth Sauder Wakeland Housing and Development Corporation 625 Broadway, Ste. 1000 San Diego, CA 92101 Telephone: 619-235-2296 Fax: 619-235-5386 Any written notice, demand or communication shall be deemed received immediately upon receipt; provide, however, that refusal to accept delivery after reasonable attempts thereto shall constitute receipt. Any notices attempted to be delivered to an address from which the receiving party has moved without notice shall be effective on the third day from the date of the attempted delivery or deposit in the United States mail. b. Non-Liability of Officials and Employees of Agency and City. No member, official, officer or employee of Agency of the City of Chula Vista shall be personally liable to the Developer, or any successor in interest, in the event of any Default or breach by Agency or for any amount which may become due to the Developer or its successors, or on any obligations under the terms of this Agreement. The City is not a party to this Agreement and shall have no obligations hereunder. c. Counterparts. This Agreement may be signed in multiple counterparts which, when signed by all parties, shall constitute a binding agreement. This Agreement is executed in three (3) originals, each of which is deemed to be an original. d. Integration. ~s Agreement, together with the ENA, contains the entire understanding between parties relating to the Predevelopment Loan contemplated by this Agreement. All prior or contemporaneous agreements, understanding, representations and statements, oral or written, related to the Predevelopment Loan are merged in this Agreement and shall be of no further force or effect. Each party is entering this Agreement base solely upon the representation set forth herein and upon each party's own independent investigation of any and all facts such party deems material. 4-44 e. No Waiver. A waiver by either party of a breach of any of the covenants, conditions or agreement under this Agreement to be performed by the other party shall not be construed as a waiver of any succeeding breach of the same or other covenants, agre=ents, restrictions or conditions of this Agreement. f. Modifications. Any alteration, change, or modification of or to this Agreement, in order to become effective, shall be made in writing and in each instance signed on behalf of each party. g. Severability. If any term, provision, condition, covenant of this Agreement or its application to any party or circumstances shall be held, to any extent, invalid or unenforceable, the remainder of this Agreement, or the application of the term, provisions, condition or covenant to persons or circumstances other than those as to whom or which it is held invalid or unenforceable, shall not be affected, and shall be valid and enforceable to the fullest extent permitted by law. h. Legal Advice. Each party represents and warrants to the other the following: they have carefully read this Agreement, and in signing this Agreement, they do so with full knowledge of any right which they may have; they have received independent legal advice from their respective legal counsel as to the matters set forth in this Agreement, or have knowingly chosen not to consult legal counsel as to the matters set forth in this Agreement; and, they have freely signed this Agreement without any reliance upon any agreement, promise, statement or representation by or on behalf of the other party, or their respective agents, employees, or attorneys, except as specifically set forth in this Agreement, and without duress or coercion, whether economic or otherwise. i. Time of Essence. Time is expressly made of the essence with respect to the performance by the parties of each and every obligation and condition of this Agreement. , ' j. Cooperation. Each party shall cooperate with the other in this transaction and, in that regard, sign any and all documents which may be reasonably necessary, helpful, or appropriate to carry out the purposes and intent of this .Agreement including, but not limited to, releases or additional agreements. . k. Def"mitions. Any terms used in this Agreement but not separately defined herein shall have the meaning given to such terms in the ENA. \ I I [NEXT PAGE IS SIGNATURE PAGE] 4 -45 IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the Effective Date specified herein. "AGENCY" REDEVELOPMENT AGENCY OF TIlE CITY OF CHULA VISTA, a public body, corporate and politic By: Stephen C. Padilla, Chair ATTEST: Agency Secretary APPROVED AS TO FORM: Ann Moore, Agency Attorney ", \I~ 4 -46 8-1 (HINES) J:\COMMDEV\CVRC\CVRC Meetings\StafI' RlJparts\20C6\06-22-o6\WakIIland\WakeJlInd PrBclev LD.n Agresmrmt _ Clean _ 2C06.OB.16.doc /61'16I2D06 1:59 PM! -' [SIGNATURE PAGE CONTINUED] "BORROWER" WAKELAND HOUSING CORPORATION & DEVELOPMENT a California Nonprofit Public Benefit Corporation i/ . By: L&4"'A~ L~ . , Kenneth L. Sauder, Preside~~ ~ 4-47 8-1 (HINES) C:\Documents and Settings\ltsauder.WAKELANDHDC.OOO\Local Settlngs\Temporary Intemet Files\OLK1 81\WakelaI'ld Predev Lean Agreement - Clean. 2005 06 '6.doc [6J22/2006 3:52 PM] -. EXHIBIT "A" Exclusive Negotiating Agreement TimelinelBudget AL T A Survey Site Feasibility Study Soils Report Phase I Environmental Phase II Environmental (if necessary) Preliminary Civil Engineering Analysis Site Adequacy Public Workshop # I Entitlement Applications Project Description, Site Plans and Elevations Zoning Amendment Environmental Review Project Development Schedule Housing Advisory Commission Agency Funding Application Agency Funding Workshop #2 Final Site Plans and Elevations Completed Within 90 Days9f ENA ]<;xecution Developer to obtain a AL T A Survey on the subject Property Developer to perform a Site Feasibility Study on the subject Property Developer to obtain a Soils Report on the subject Property Developer to obtain a Phase I Environmental on the subject Property Developer to obtain a Phase II Environmental on the subject Property (if necessary) Developer to perform a Preliminary Civil Engineering Analysis on the subject Property Developer shall provide written determination of whether the subject Property is physically suitable for development taking into account regulatory and environmental conditions that are deemed relevant Developer to conduct a pre-design workshop to gather input trom the public and stakeholders on the design parameters and framework for the subject Property Completed Within 150 Days of ENA Execution $25,000 Developer to submit applications for Initial Study and Rezone Developer to submit project description, preliminary site plans and elevations based on pre-design review with staff and public input received at Public Workshop #1 City shall initiate an amendment t;; the zoning on the site to allow an all residential, multi-family development City shall initiate the environmental review of the project Developer to submit projected timeline and schedule for the construction of the proposed development Developer to present project proposal to the Housing Advisory Commission Developer to submit application for Agency funding on the subject property Agency'''decide on funding commitment for project (need 30 days between application and Agency meeting) Within 180 Da s of EN A Execution Developer to Workshop to present proposed development Within 210 Days of ENA Execution $50,000 Developer to Final site plans and elevations 4 -48 MILESTONE DESCRIPTION Agency ContrIbutIOn Final Pro Forma Developer to submit final pro forma based on revised site plans and elevations Funding Partners and Developer to Identification of lenders and fmancing comminnent Structure Environmental City to issue environmental and zoning approvals Review Within 240 Davs of'EN:A Execution. I CYRC Presentation Developer to present development proposal and Affordable Housing Agreement for review and consideration. CVRC adopts advisory recommendations for Agency and/or Council consideration. Redevelopment Developer to present development proposal to Agency for final review and Agency consideration. Within 3011 Davs of EN:A Execution I $100.0!>1I Funding Application Developer to prepare and submit outside funding applications Project Design Developer to complete construction drawings based on pre-design review with staff and public input received at Public Workshops , , ~ ! 4 -49 -. EXHIBIT "B" ASSIGNMENT OF PLANS The undersigned, WAKELAND HOUSING AND DEVELOPMENT CORPORATION, a California nonprofit public benefit corporation ("Developer"), as of this day of , 2006, hereby assigns to the REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA, a public body, corporate and politic ("Agency"), all of its rights, title and interest in and to: 1. All architectural, design, engineering and development agreements, and any and all amendments, modifications, supplements, addenda and general conditions thereto (collectively, "Architectural Agreements"); and, 2. All plans and specifications, shop drawings, working drawings, amendments, modifications, changes, supplements, general conditions and addenda thereto (collectively "Plans and Specifications") heretofore or hereafter entered into or prepared by any architect, engineer or other person or entity (collectively "Architect''), for or on behalf of Developer in connection with the development of the multifamily housing project (the "Project") referenced in the Predevelopment Loan Agreement" between Developer and Agency dates as of 2006. The Plans and Specifications, as of the date hereof, include, but are not limited to . and those which Developer has heretofore, or with hereafter deliver to Agency. The Architectural Agreements include, but are not limited to, , and those which Developer has heretofore, or will hereafter deliver to Agency. This Assignment of Plans ("Assignment") co~titutes a present and absolute assignment to Agency as of the Effective Date; provided, however, Agency conferes upon Developer the right to enforce the te=s of the Architectural Agreements and Developer's right to the Plans and Specifications so long as the Predevelopment Loan has not become due and payable. Upon the date that the Predevelopment loan becomes due..and payable, the Agency may, in its sole discretion, give notice to Architect of its intent to enforce the rights of Developer under the Architectural Agreements and of its rights to the Plans and Specifications and may initiate or participate any legal proceedings respecting the enforcement of said rights. Developer acknowledges that by accepting this Assignment, Agency does not assume any of Developer's obligations under the Architectural Agreements or with respect to the Plans and Specifications. Developer represents and wwants to Agency, as of the date hereof, that: (a) all Architectural Agreements entered into by Developer are in full force and effect and are enforceable in accordance with their terms and no default , or event which would constitute a default after notice or the passage of time, or both, exists with respect to said Architectural Agreements; (b) all copies of the Architectural Agreements and Plans and Specifications delivered to Agency are complete and correct; and (c) Developer has not assigned any of its rights under the Architectural Agreements or with respect to the Plans and Specifications. 4 - 50 Developer agrees: (a) to pay and perfo= all obligations of Developer under the Architectural Agreements; (b) to enforce the payment and perfo=ance of all obligations of any other person or entity under the Architectural Agreements; (c) not to modify the existing Architectural Agreements nor to enter into any future Architectural Agreements without Agency's prior written approval, except as otherwise may be permitted in the Predevelopment Loan Agreement; and (d) not to further assign, for security or any other purpose, its rights under the Architectural Agreements or with respect to the Plans and Specifications without Agency's prior written consent. This Assignment secures payment and perfo=ance by Developer of all obligations of Developer under the Predevelopment Loan Agreement. This Assignment is supplemental by any applicable provisions of the Predevelopment Loan Agreements and said provisions are incorporated herein by reference. This Assignment shall be governed by the laws of the State of California, and Developer consents to the jurisdiction of any State Court with the State of California having proper venue for the filling and maintenance of any action arising hereof under and agrees that the prevailing party in any such action shall be entitled, in addition to any other recovery, to reasonable attorney's fees and costs. This Assignment shall be binding upon and inure to the benefit of the heirs, legal representatives, assigns, and successor's in interest of Developer and Agency. The attached ArchitectslEngineer's consent(s) is/are incorporated by reference. "DEVELOPER" WAKELAND HOUSING & DEVELOPMENT CORPORATION, a California Nonprofit Publi~ Benefit Corporation (~ cL~ By: Kenneth L. Sauder, President and CEO Date: I \ 4 - 51 Signature Page Continued "AGENCY" REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA, a public body, corporate and politic By: Stephen C. Padilla, Chair Date: ATTEST: Secretary ,', \ii 4 - 52 P I ann ng & Building Planning Division Department Development Processing CIlY OF CHULA VISfA Disclosure Statement APPLICATION APPENDIX B Pursuant to Council Policy 101-01, prior to any action upon matters that will require discretionary action by the Councii, Planning Commission and all other official bodies of the City, a statement of disclosure of certain ownership or financiai interests, payments, or campaign contributions for a City of Chula Vista election must be filed. The following information must be disclosed: 1. List the names of all persons having a financial interest in the property that is the subject of the application or the contract, e.g., owner, applicant, contractor, subcontractor, material supplier. 2. Wakeland Housing & Development Corporation is a 501(c)3 Corporation. Therefore, there are no individuals that have or will have a financlal lnterest in it or any~of the properties it owns or will own. W.ve1.nd h.s nne <igr"rl contract with a rnntr.rtnr nr C:llhrnntr"rtnr, Wayne Davis (;roup (Arch.itect). . 1 any person' Identifietl pursuant to (1) above IS a corporation or partnership, list the names of all individuals with a $2000 investment in the business (corporation/partnership) entity. N/A - Wakeland Wayne O"Vic:-nwnC: 100% nf W"yne Davis Group 3. If any person' identified pursuant to (1) above is a non-profit organization or trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. Loren Adams, Board Chair Lina Ericsson, Member Jack Farris. Member CraiG Fukuvama. Member DntJg Pprkinc:. Sprrpt"ry Art Rivera. Member Lee Winslett, Member 4. Please identify every person, including any agents, eruployees, consultants, or independent contractors you have assigned to represent you before the City in this matter. Ken Sauder. Wakeland Housing & Development CorP. President & CEO R"rry [;php1 W"kphnrl Hnllsing & Developmpnt C:orp. Senior Proiect Manager 5. Has any person' associated with this contract had any financial dealings with an official" of the City of Chula Vista as it relates to this contract within the past 12 months. Yes_ No~ If Yes, briefly describe the nature of the financial interest the official" may have in this contract. I' 6. Have you made a contribution of more than $250 within the past twelve (12) months to a current member of the Chula Vista City Council? No!.. Yes _ If yes, which Council member? 276 Fourth Avenue Chu 4 - 53 91910 (619) 691-5101 P I ann n g & Building Planning Division Department Development Processing mY OF CHUIA VISTA APPLICATION APPENDIX B Disclosure Statement - Page 2 7. Have you provided more than $340 (or an item of equivalent value) to an officia!"" of the City of Chu!a Vista in the past twelve (12) months? (This includes being a source of income, money to retire a legal debt, gift, loan, etc.) Yes _ No--L- If Yes, which officia!"" and what was the nature of item provided? ~A<JA~ ~ ~ Signature of Contractor/Applicant Date: June 22. 2006 Kenneth L. Sauder Pr~,;npnt type name of Contractor/Applicant Print or " Person is defined as: any individual, finm, co-partnership, joint venture, association, socia! club, fratemal organization, corporation, estate, trust, receiver, syndicate, any other county, city, municipality, district, or other political subdivision, -or any other group or combination acting as a unit. .. Offici a! includes, but is not limited to: Mayor, Council member, Pianning Commissioner, Member of a board, commission, or committee of the City, employee, or staff members. ~ ~ \ 276 Fourth Avenue Chula' 4- 54 910 (619) 691-5101 .,. RDA Resolution 4.c. New pages 4-55 through 4-57 RDA RESOLUTION NO. 2006- RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA APPROVING [A] A PREDEVELOPMENT LOAN AGREEMENT BY AND BETWEEN THE REDEVELOPMENT AGENCY AND WAKELAND HOUSING AND DEVELOPMENT CORPORATION FOR THE DEVELOPMENT AND OPERATION OF AN AFFORDABLE RENTAL HOUSING DEVELOPMENT TO BE LOCATED AT 1501 BROADWAY IN THE CITY OF CHULA VISTA AND AUTHORIZING THE CHAIRMAN OF THE REDEVELOPMENT AGENCY TO EXECUTE SAID AGREEMENT; AND [B] APPROPRIATION OF $200,000 FROM THE UNAPPROPRIATED BALANCE IN THE LOW AND MODERATE INCOME HOUSING FUND FOR THE PREDEVELOPMENT LOAN TO WAKELAND HOUSING AND DEVELOPMENT CORPORATION WHEREAS, California Health and Safety Code Sections 33334.2 and 33334.6 authorize and direct the Redevelopment Agency of the City of Chula Vista (the "Agency") to expend a certain percentage of all taxes which are allocated to the Agency pursuant to Section 33670 for the purposes of increasing, improving and preserving the community's supply of low and moderate income housing available at affordable housing cost to persons and families of low- and moderate-income, lower income, and very low income; and WHEREAS, pursuant to applicable law the Agency has established a Low and Moderate Income Housing Fund (the "Housing Fund"); and WHEREAS, pursuant to Health and Safety Code Section 33334.2(e), in carrying out its affordable housing activities, the Agency is authorized to provide subsidies to or for the benefit of very low income and lower income households, or persons and families of low or moderate income, to the extent those households cannot obtain housing at affordable costs on the open market, and to provide financial assistance for the construction and rehabilitation of housing which will be made available at an affordable housing cost to such persons; and WHEREAS, pursuant to Section 33413(b), the Agency is required to ensure that at least 15 percent of all new and substantially rehabilitated dwelling units developed within a project area under the jurisdiction of the Agency by private or public entities or persons other than the Agency shall be available at affordable housing cost to persons and families of low or moderate income; and \ WHEREAS, Wakeland Housing and Development Corporation ("Developer") proposes to construct an affordable rental housing development targeting predominately extremely low and very low households at 50 percent or less of the Area Median Income (AMI) to be located at 150 I Broadway within the Merged Chula Vista Project Area ("Project''); and 4 - 55 RDA Resolution No. 2006- Page 2 WHEREAS, in order to carry out and implement the Redevelopment Plan for the Agency's redevelopment projects and the affordable housing requirements and goals thereof, the Agency and City propose to enter into an Agency Predevelopment Loan Agreement (the "Predevelopment Loan Agreement") with the Developer, pursuant to which the Agency would make a predevelopment loan to the Developer (the "Predevelopment Loan"), and the Developer would agree to develop the Project for occupancy of all apartment units in the Project to very low and lower income households and rent those units at an affordable housing cost; and WHEREAS, the Agency Predevelopment Loan Agreement will leverage the investment of the Agency and City by requiring the Developer to obtain additional financing for the construction and operation of the Project through such resources as "9% Tax Credits" to be generated by the Project; and WHEREAS, the Project is located within the Agency's Merged Chula Vista Redevelopment Project Area and development and operation of the Project pursuant to the Agency Agreement would benefit the Agency's redevelopment project areas by providing affordable housing for persons who currently live and work within those redevelopment project areas; and WHEREAS, the Agency has adopted an Implementation Plan pursuant to Health and Safety Code Section 33490, which sets forth the objective of providing housing to satisfy the needs and desires of various age, income and ethnic groups of the community, and which specifically provides for the rehabilitation of rental housing units through Agency assistance; and WHEREAS, the Agency Agreement furthers the goals of the Agency to facilitate the creation of affordable housing which will serve the residents of the neighborhood and the City as set forth in the Implementation Plan; and WHEREAS, the Agency have duly considered all terms and conditions of the proposed Agency Loan Agreement and believes that this Loan Agreement is in the best interests of the Agency and the health, safety, and welfare of its residents, and in accord with the public purposes and provisions of applicable State and local law requirements; NOW, THEREFORE, THE REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA DOES RESOLVE AS FOLLOWS: Section 1. The Agency hereby finds that the use of funds from the Agency's Low and Moderate Income Hou~ina Fund pursuant to the Predevelopment Loan Agreement, to facilitate the development and operation of real property will be of benefit to the Agency's redevelopment project areas for the reasons set forth above. Section 2. The Agency hereby approves [A] A Predevelopment Loan Agreement in substantially the form presented to the Agency, subject to such revisions as may be made by the Agency Executive Director/City Manager or his designee subject to the review and approval of the Agency/City Attorney, with Wakeland Housing and Development Corporation for the 4 - 56 RDA Resolution No. 2006- Page 3 development of an affordable rental housing development located at 1501 Broadway and; [B] appropriation of $200,000 ITom the unappropriated balance in the Low And Moderate Income Housing Fund for said Predevelopment Loan to Wakeland. PRESENTED BY APPROVED AS TO FORM BY Ann Hix Assistant Director of Community Development Ann Moore Agency Attorney " 4 - 57 .... ii;j)" -i.."':' .. ,.. ,[:i CVRC Board Staff Report - Page 1 Item No.5 CORPORATION CHULA VISTA DATE: July 13, 2006 TO: FROM: CVRC Board of Directors /' Jim Thomson, Interim Chief Executive Officer 1/ ..~ Ann Hix, Acting Director of Community Development ~ Eric Crockett, Redevelopment Manager @; VIA: SUBJECT: Rules and Procedures for the Formation and Operation of the CVRC Redevelopment Advisory Committee ("RAC") BACKGROUND: At the Chula Vista Redevelopment Corporation's June 22, 2006 regular meeting, the Board of Directors approved the procedural framework for CVRC project review and established the Redevelopment Advisory Committee (RAC) model to serve as the appropriate vehicle for facilitating public participation within the CVRC process. As part of that action, the Board and public held significant dialogue about the details of the RAC, including composition and operations. By motion of the Board, staff was directed to return on July 13th with the following: (1) detailed procedures for forming and operating the RAC, and (2) a membership structure that would include representation from a broad spectrum of geographically diverse groups ~ including specifically the Planning Commission, Design Review Committee, Resource Conservation Commission, Third Avenue Village Association, Chula Vista Chamber of Commerce, Northwest Civic Association, and Crossroads II ~ who would be represented by residential property owners/tenants, tenant business owners/owner operators,. Based on Board direction and public input received on June 22"d, staff has prepared draft Rules and Procedures for the FormatIon and Operation of the RAC and has prepared two resolutions to implement the Board's direction. Additionally, staff is requesting further direction on several outstanding questions, as described below. RECOMMEN DA TIONS: Staff recommends that the Board of Directors: 5 -1 Staff Report - Item No. 5 July 13, 2006 Page 2 1. Adopt the resolution creating a Redevelopment Advisory Committee and adopting the rules and procedures for the formation and operation of such committee. 2. Adopt the resolution appointing the initial member organizations to the Redevelopment Advisory Committee. ADDITIONAL DIRECTION: Staff recommends that the Board of Directors provide further direction on the following questions, which are discussed in more detail in the text that follows: 1. Should the one vacant Community Organization seat be filled on an interim basis until a community group is formed in the Southwest? If so, should the Environmental Health Coalition or the Health Eating and Active Communities group or another group be appointed to fill that seat on an interim basis? 2. Should the one vacant Business Association seat be filled on an interim or permanent basis, and if so, by whom? DISCUSSION: Since the initial formation of the Chula Vista Redevelopment Corporation (CVRC), the City Council and Redevelopment Agency have emphasized the need to engage the public in the CVRC process for the review of development applications. Based upon staff research and significant dialogue with the CVRC Board and public, the CVRC adopted the Redevelopment Advisory Committee (RAC) model to serve as the appropriate vehicle for facilitating public participation within the CVRC process. Taking into consideration the public input received at the June 22nd meeting and the Board's subsequent direction as reflected in the minutes, and subsequent public review between July 1 - 6, this report summarizes the proposed rules and procedures for the RAC, as well as the proposed membership structure. Proposed Rules and Procedures As directed by the Board, staff has prepared Rules and Procedures for the Formation and the Operation of the RAC for the Board's consideration. The Draft Rules and Procedures are included in strikeout/underlin~ form as Attachment 2 to this report, and in final form as Exhibit A of the Resolution creating a RAC and adopting the rules and procedures for the formation and operation of such committee. The strikeout version illustrates some of the public and staff input received following the distribution of the preliminary draft between July 1 and July 6. The proposed Rules and Procedures are summarized below. 5-2 Staff Report - Item No. 5 July 13, 2006 Page 3 )> Purpose: The primary purpose of the RAC is to advise the CVRC on development applications that require CVRC approval or action, focusing on conformity with adopted plans, ordinances and guidelines. )> Membership: The RAC will consist of three (3) or five (5) representatives from each of three specific categories, including Technical Advisory Bodies, Community Organizations, and Business Associations. Each category should be equally represented, and an odd number of voting representatives should be maintained at all times. )> Selection Process: The CVRC will appoint organizations to sit on the RAC from three categories: Technical Advisory Bodies, Community Organizations, and Business Associations. Organizations must submit an application and meet category-specific qualifications. Each organization selected will self-elect a voting member and an alternate. )> Terms: Terms shall be for a duration of four (4) years. There will be no term limits, but member organizations are subject to reappointment by the CVRC at the end of each term. Terms will be staggered to provide continuity on the Committee, and initial terms of appointed organizations will be designated by lot. )> Duties: The RAC will gather information and serve as a link between the CVRC, the Redevelopment Agency and Chula Vista property owners, residents, business owners, and community organizations. Additionally, the RAC will provide a forum in which developers and their design teams will obtain input on community concerns relating to specific projects and/or project sites during' the initial design phase. )> Meetings: The RAC will hold one regular monthly meeting at 4:30 p.m. on the first Thursday of the month. The proposed time of the meetings is consistent with the meeting times of other Technical Advisory Bodies such as the Design Review Committee and the Housing Advisory Commission. In reviewing development projects, the RAC is encouraged to hold its regular or special meetings in the neighborhoods or community affected by the subject project. Proposed Membership Structure The Board further directed staff to present a membership structure that represents a broad spectrum of interests and that ~pecifically includes the following organizations: 5-3 Staff Report - Item No. 5 July 13, 2006 Page 4 Technical Advisory Bodies 1. Planning Commission; 2. Design Review Committee; and 3. Resource Conservation Commission. Community Organizations 1. Northwest Civic Association; 2. Crossroads II; and 3. To be identified. Business Associations 1. Third Avenue Village Association; 2. Chula Vista Chamber of Commerce; and 3. To be identified. As proposed in the draft Rules and Procedures, the RAC will be composed of a total of nine (9) or fifteen (15) member organizations based upon three (3) or five (5) member organizations from each of the three (3) categories. For the initial appointment of members to the RAC, staff is recommending that the RAC be composed of a total of nine (9) members, with three (3) from each of the categories. By requiring an odd number of voting representatives and equal representation for each category, the transaction of business by the RAC is facilitated and a balance of interests is represented. However, in the case of vacancies, the RAC may continue to meet and conduct business with an even number of voting members or imbalanced categorical representation. Based on an initial membership of nine (9) representatives, and considering the Board's recommendations for the initial groups listed above to be represented on the RAC, there are two positions for which no groups have yet been identified: one Community Organization and one Business Association. Geographic Representation - Southwest Area: During the June 220d meeting, the Board discussed the importance of geographic representation on the RAe. However, while there may be groups that are forming within the Southwest area, prior to the June 220d CVRC meeting, no established community group had been identified, and no group had actively expres~ed interested in being represented on the RAe. For this reason, the Board did not recommend any specific Community Organization or Business Association based in the Southwest for initial representation on the RAe. The Board's motion did suggest, however, that either the Environmental Health Coalition (EHC) or the Healthy Eating and Active Communities (HEAC) group could serve in the interim as the third Community Organization until such time as a resident-based organization is formed in the Southwest. 5-4 Staff Report - Item No. 5 July 13, 2006 Page 5 Balanced Representation - Owners/Tenants: In addition to considering representation by geographic area, the Board also discussed promoting representation that would provide a balance of diverse community interests to include residen.tial property owners and tenants, including mobilehome residents, business property owners, and business owner/operators. For Community Organizations, the attached Rules and Procedures recommend that either the voting or alternate representative be a residential owner occupant, and the other a residential tenant. For Business Associations, the Rules and Procedures recommend that either the voting or alternate representative be a business property owner and the other a business owner/operator. Recommending rather than requiring these specific qualifications provides member organizations the flexibility to select appropriate representation from their groups, while still emphasizing that member organizations should strive for broad representation from each of these categories in their membership base. Initial Vacancies: To aid in the development process, the CVRC and the public expressed their desire to have the RAC functioning as soon as possible. Staff has prepared a resolution appointing the initial member organizations to the RAC as directed by the CVRC Board, with two positions yet to be identified. At the July 13, 2006 meeting, the Board may elect to appoint organizations to fill the two open positions, or maintain those positions as vacant until such time as eligible organizations express interest in being represented on the RAe. A quorum for the RAC is defined as a majority of the voting membership appointed at the time of the meeting. Therefore, if the Board does not appoint member organizations to fill the two positions before the recommended first meeting date, the RAC could conduct business with a majority of the seven appointed voting members until such time as appgintments are made. Effective Date: Staff is recommending that the effective date for the formation of the RAC will be the first meeting of the RAC, scheduled for September 7, 2006. This timeframe should provide enough time for the appointed organizations to elect their representatives. One Year Review: Recognizing that the RAC is an evolving advisory body, staff is also recommending that the CVRC review the Rules and Procedures for the Formation and Operation of the RAC one year after its initial formation. At such time, the CVRC should consider any and all new factors or considerations that would fa~ilitate the effectiveness of the RAC and update the Rules and Procedures, as appropriate. CONCLUSIONS & NEXT STEPS: The Board's adoption of the RAC model for public participation was the final step in a series of foundational actions necessary to prepare the Corporation for the review and consideration of upcoming redevelopment projects. The adoption of Rules and Procedures for the Formation and Operation of the Chula Vista RAC will put the public participation process in motion. 5-5 Staff Report - Item No. 5 July 13, 2006 Page 6 ATTACHMENTS: 1. Summary of RAC Membership Chart 2. Stirkeout/underline version of proposed Rules and Procedures for the Formation and Operation of the Chula Vista RAC PREPARED BY: Leilani Hines, Senior Community Development Specialist, and Sarah Johnson, Community Development Specialist , 5-6 .,. - I- Z u.I u :: -;;: e:: OJ e:: U U 0 -;;: OJ 0 e:: '" -<( OJ -.;:; ~ 0 0() .~ OJ '" -0 I- 0:: ~ OJ ~ Q) -.;::: ~ ~ u > l- e:: E ~-E ~ ~ :: ~ 0 ~ -<( e:: :J OJ ..r: u ~ <:: '" '" E -;;; E 0 ~ 0 '" OJ e:: '" e:: ~ '" 0 u ~ 0 OJ 0 OJ 0 0 '" ~ ~ c: u Ou 0:: u z-< U . . . . . . Q.. J: '" ~ LU CQ ~ u.J ~ U < ~ u.. o > ~ < ~ ~ ::J '" z ~:Q ;:: >--,~ .. -~ ~ ,y~,. 0' ;',.:;':-; '"Q...:) .- Q! :r: -QL.. -u OJ ..r: ~ ~ -0 0 OJ '" ~ 0 - ~ ~ u C ::::I Q)._ -O'O:;U . e::-o ton 0 (]) . e:: ~U 0-0 _" 0:: -- OJ 0 > rt1 c: D..U N OJ Cl. .- V'J n:I cu ~~u-E ~Cl.-<(>- O~~...c '" >- ~..o '';: ""0 njrg2 :J e:: u -0 OJ OJ ._ V'J_ >~qJJ:: ""00..= u C Q) Q) n:I ~ '" OJ . . 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O~ ,-,'. :--. -' <"--., .- ~ ~ '0 u u ;,; c 3t ..... !: ...... 0 ...e ~ 0""0 -C V) ", .- Q.) ~ QJ ...., -;u .!:::! ;.. .8 ""0 .;; c: .- c:: Q3.~ c:: '2:.~ V t'O.- ~;:'..Q OtIC.<=: QJ .... fI) .... :::. V)........... f1;j II) 0 ';; 0 .~ 0 ~ < V) u Q...,., a..~ c: fi:I ..... V1 0.._ ;:>.. en 0 :J <i:I 0 _ CI) ''':; .S Q. 0,)' Q)..!:'S! '2 ~.~QJc-o~l:J CUI;)()fi:lE~UE "in 0 '" E '" ::::I ~ g;o.;;: e'w Q.) E = '<:( 0,) 0.. o..~ -s 8 5-8 ATTACHMENT 2 RULES AND PROCEDURES FOR THE FORMATION AND OPERATION OF THE Chula Vista Redevelopment Corporation REDEVELOPMENT ADVISORY COMMITTEE ("RAC") . .. CORPORATION (HULA VISTA ADOPTED JULY 13, 2006 CVRC RESOLUTION NO. REVISED JUL Y 7,2006 TO INCORPORATE STAFF AND PUBLIC INPUT 5-9 . .. CORPORATION CHULf\ VISTA BOARD OF DIRECTORS Stephen C. Padilla, Chairman Steve Castaneda Patricia Chavez Paul Desrochers Chris Lewis John McCann Doug Paul Jerry Rindone Christopher Rooney OFFICERS Jim Thomson, Interim CEO Maria Kachadoorian, CFO Ann Moore, General Counsel Dana M. Smith, Secretary Prepared Through Redevelopment Agency of the City of Chula Vista 276 Fourth Avenue Chula Vista CA 91910 July 13,2006 5- 10 Rules and Procedures for the RAC ., . .. Chula Yista Redevelopment Corporation Procedures for the Formation and Operation of the Chula Yista { ()f\f\ )f\i\TI( }I\ IH; 'L:\ \'I~ \ REDEVELOPMENT ADVISORY COMMITTEE Revised July 7, 2006 to Incorporate Staff and Public Input :;:r~~.<'5"~~"",,;\O:'Jm~.;;,..~~~,..... _.~._"~""';".,"""","""","""",,,,,~,~t.;~..#Zl! PRM+-PROCEDUR~ 1. Background On May 24, 2005, the City Council and Redevelopment Agency took several joint actions to officially form the Chula Yista Redevelopment Corporation (CYRC). The adoption of a public participation policy for the CYRC is the final step in a series of actions necessary to organizationally prepare the Corporation for the review and consideration of upcoming redevelopment projects. As a result of community dialogue on alternative models and approaches, the CYRC adopted a resolution on June 22, 2006 establishing a community- wide Redevelopment Advisory Committee (RAC) to gather public input and make recommendations to the CYRC on development projects and applications, with particular emphasis on design. 2. Purpose and General Provisions The primary purpose of the RAC is to advise the CYRC on development applications that require CYRC approval or action in accordance with the adopted Procedural Framework for CVRC Project/Application Review (Attachment 1) and Section 2.55 of the Chula Yista Municipal Code, with particular emphasis on design. RAC review of individual development projects will focus on conformity with adopted plans,--rtRtI ordinances, and guidelines. The RAC shall comply with all provisions of the CVRC formation documents including but not limited to: conflict of intl'rest provisions, the Ralph M. Brown Act, the Califomia Public Records Act and others. 3. Membership The RAC model will be representative of a broad spectrum of community and business organizations that are interested in or affected by redevelopment efforts in the City of Chula Vista. Representatives from established City Advisory Bodies will join residents and businesspersons on the Committee to provide valuable technical expertise in the review of development projects. 5 -11 . .. CORPORATION '-HUI, VISTA ~_... The RAC shall consist of representatives from three specific categories: 1. Technical Advisory Bodies; 2. Community Organizations; and, 3. Business Associations. A minimum of three (3) with a maximum of five (5) representatives may be appointed from each of the three categories, thus the total membership of the RAC may be either nine (9) or fifteen (15) representatives. Using the maximum of five (5) representatives would provide the CVRC the ability to appoint additional member organizations in a given category as new organizations develop in Chula Vista. An odd number of total representatives should-ffH+5t be maintained at all times to facilitate the voting process. Each category shouldfftH5t be equally represented. 4. Selection Process The CVRC will appoint organizations from the Technical Advisory Bodies, Community Organizations, and Business Associations categories to be represented on the RAe. Each organization selected will self-elect a voting member and an alternate, according to the processes and requirements outlined here. 4.1 Member Organizations: Organizations interested in being represented on the RAC will be required to complete an application form, available at the Office of the City Clerk or on the City's web site (www.chulavistaca.gov). The CVRC will consider all applications and appoint representative organizations that meet the qualifications described below within each category. The CVRC will publicize the opportunity to serve on the RAC in conformance with procedures established by the City of Chula Vista for advertising vacancies on Advisory Bodies. 4.1.1 Technical Advisory Bodies: A Technical Advisory Body means an established Advisory Body of the City of Chula Vista whose duties involve the review, analysis and recommendation on matters pertaining to land use plans, development design, historic resources, environmental issues, and/or cultural resources within the City of Chula Vista. 4.1.2 Community Organizations: Page 2 5 -12 Rules and Procedures for the ~~~~,'- REDEVELOPMENT ADVISORY COMMITTEE ~~.~~~ -- --- - A Community Organization is defined as any not-for-profit association of persons whose membership is comprised primarily of Chul~ Vista residents and/or entities which represents a significant number of constituents in Chula Vista.1nd/or whocc membership is-EBmfJrised prim~ril'/ of Chula--loY5ta-recidents, and which isare organized to engage in activities with the primary purpose of which is--#t€-improvementing-ef the physical, economic, or social environment of Chula Vista, and which association is generally recognized within Chula Vista as a community- based organization. All activities of a Community Organization must be nonpartisan and nonsectarian and must not discriminate against any person or persons by reason of race, color, sex, creed or national origin, or sexual orientation, or disability, nor can a Community Organization take part, officially or unofficially, or lend its influence in the election of any candidate for political office. In order to determine the eligibility of a representative from a Community Organization for membership on the RAC, the following must be submitted: (A) Information showing how the organization meets the definition of Community Organization above, including but not limited to evidence of existence and operation within the City of Chula Vista, such as articles of incorporation, by- laws, non-profit status, business license or other similar documentation, minutes, a list of an plected board of directors, a a-financial statement, records of meetings, and a Federal Tax ID; (B) Once the organization is selected, a resolution or minutes of the organization's board or directors designating its representative and authorizing such person to act on its behalf; and (C) Such other documentation as the CVRC may deem necessary. 4.1.3 Business Associations: A Business Association is defined as an association of persons and/or entities, or a corporation where a majority of their constituents or members are owners or operators of businesses located within Chula Vista and are organized to engage in activities whose primary purpose is to promote, assist, and facilitate opportunities for the Chula Vista business community. All dctivities of a Business Association must be nonpdrtisan and nonsectarian ~nd must not discriminate agdinst any person or persons by reason of race, color, sex, crc'ed or national origin, or sexudl oripnlation, or disability, nor can a Business Association take part, officially or unoffici~lly, or Ipnd its influPllCp in the election of any candidate for political office. IIiQI;w.' 5 -13 Page 3 . .. CORPORATION CHUL\ VISTA ~ In order to determine the eligibility of a representative from a Business Association for membership on the RAC, the following must be submitted: (A) Information showing how the association meets the definition of Business Association above, including but not limited to evidence of existence and operation within the City of Chula Vista, such as articles of incorporation, by- laws, non-profit status, business license or other similar documentation, minutes, a list of an elected board of directors, a financial statement, records of meetings, and a Federal Tax ID; (B) Once the organization is selected, a resolution or minutes of the organization's board or directors designating its representative and authorizing such person to act on its behalf; and (C) Such other documentation as the CVRC may deem necessary. 4.2 Representatives One voting member and one alternate will represent each organization on the RAe. Alternates will serve as ex officio (non-voting) members unless the regular voting member is absent, in which case the alternate may vote. All organizations represented on the RAC will be responsible for the selection of their individual representatives, both the voti ng and alternate. Elected representatives from each organization must meet the following requirements: (A) No members may hold any paid office or employment with the City of Chula Vista or the Redevelopment Agency of the City; (B) All members must be at least eighteen (18) years of age; and, (C) Representatives from the Technical Bodies and Community Organizations must be electors of the City of Chula Vista. In addition to the above requirements, individuals selected should be representative of diverse community interests. Therefore, organizations should consider the following guidelines when electing their voting member and alternate: (A) For Community Organizations, it is recommended that etteeither the voting or alternate representative be a residential owner occupant in Chula Vista, and the Page 4 5 - 14 Rules and Procedures for the REDEVELOPMENT ADVISORY COMMITTEE U\~~~.}R -~.!I ''f~t.w,-- ,.......r_~~ other be a residential tenant in Chula Vista. "Residential Owner Occupant" means any Resident who owns all or a substantial fee interest in the dwelling unit which he or she occupies. "Residential Tenant" means any Resident who occupies his or her dwelling unit by right under a lease or rental agreement. "Resident" means any person who owns, leases or rents a residential dwelling unit within the Chula Vista boundaries and occupies the same as his or her residence. Proof of eligibility may include any of the following documents and materials, as appl icable: i) California driver's license; ii) California identification card; iii) Lease or rental agreement; iv) Lease or rental receipt; v) Deed to real estate; vi) Property tax bill; ~siness license; v-itijvii) Utility bill; i4viii} Written letter from a residential landlord or property management representative verifying occupancy. Letter must include address, unit number, and landlord's contact information; and *fix) Any other documents or materials by a verifiable, independent source which the CVRC may deem acceptable. (B) For Business Associations, it is recommended that either the voting or alternatcBRe representative be a business property owner and the other a business owner/operator. "Business Property Owner" means any person or legal entity which owns property within the Chula Vista boundaries for investment and not for occupancy. "Business Owner/Operator" means any person or legal entity which owns and/or operates a business from a facility within the Chula Vista boundaries. "Business" means any lawful activity conducted by an entity with the Chula Vista boundaries primarily for the purchase, sale, lease, or rental of personal and real property, and for the manufacture, processing, or marketing of products, commodities, or any other personal property; or for sale of services to the public. - 5 -15 Page 5 . .. CORPORATION CHUL\ V!S"!A Proof of eligibility may include any of the following documents and materials, as applicable: 4)i) Lease or rental agreement; *Bii) Lease or rental receipt; *+iji i i) Deed to real estate; Jffi4iv) Property tax bill; JW}v) Business license; JW-itvi) Utility bill; )(vii)VVritten letter from a rec,idential landlord or property management representative verifying occupancy. Letter mUct include address, unit number, and landlord's contact information; and JWitijvii) Any other documents or materials by a verifiable, independent source which the CYRC may deem acceptable. (C) Yoting members and alternates should to the extent possible be representative of various geographic sections of the City. A person who meets the qualifications of two or more of the above categories (Technical Advisory Body, Community Organization, or Business Association) may only be elected from and represent one member organization from one such category. He or she may serve only as long as he or shethe member remains qualified in the category from which he or she was elected. 5. Term Member organizations are appointed and subject to reappointment, by motion of the CYRC adopted by a simple majority. -Member organizations will serve for a-fixed terms of fourtwB (4~) years, terminating on June 30'h of the fourth year unless they shall otherwise sooner resign or become disqualified or incompetent to hold office. rtR€I-until theiF respective successors arc appointed and qualified. There is no limit as to the number of terms for the appointed organization; however, ~reappointment, at the end of eachtR€ fourtwe-year term, is at the discretion of the CYRe. The CYRC may elect to consider appointment of different, or additional organizations eligible within the applicable category. +Ae individual representatives, both '.'oting ;}nd alternate, of the org;}ni7ation will be limited to a m;})(imum of two (2) consecutive term,' ;}nd an interval of t\'l&-+2) years must 1M55 before a pers8f1-who h::lS served two (2) consecutive terms mc1y-be reappointed cIS the vetmg-tnember or ~1lterniite of the organization. Page 6 5 -16 Rules and Procedures for the REDEVELOPMENT ADVISORY COMMITTEE l:o~ -II![; J:. ._88__...._ An appointment to fill an initial term or an unexpired term of less than or equal to two (2) years in duration will not be considered as a term; however, any appointment to fill an initial term or an unexpired term in excess of two (2) years will be considered to be a full term. Terms will be staggered in accordance with the initial appointment. -The member organizations first appointed to the RAC will classify themselves by lot. Voting Members shall be assigned to Initial terms at the first regular meeting at which all Voting Members are present. The cI;lssific;ltion by lot wi II pro'iide fOf- the grouping-Bf terms to "uch dR eJ(tent as is nccessJry in order that the term of at ICdst one member will e)(pire on c~1Ch succeeding July 1 ". The initial terms shall commence upon appointment and shall conclude, for six (6) voting members (two Technical Advisory Bodies, two Community Organizations, and two Business ,"-ssociations) on June 30, 2010, and for three (3) Voting Members (one Technical Advisory Body, one Community Organization, and one Business Association) on June 30, 2008. After the initial appointments, the CVRC will review applications and appoint member organizations as vacancies occur. A Member Organization shall have the discretion to appoint its own representatives to the RAC and may change its representatives annually or for those reasons listed in Section 6.2 below, as evidenced by a resolution or minutes of the Organiz;ltion's Board of Directors designating its representative an authorizing such person to act on its behalf. 6. Vacancies Vacancies may occur at both the member organization level and for those individuals representing the member organization. Upon a vacancy occurring leaving an unexpired vacancy of a term, any appointment to fill such vacancy will be for the unexpired portion of such term. As vacancies occur, the posting/advertising procedure will begin, with the subsequent review and appointment of the position by the appropriate body. 6.1 Member Organizations: The CVRC will find and declare a vacancy exists if a member organization: (A) Tenders a written resignation; (8) Loses its categorical qualification for membership; (C) Is absent from three (3) regular meetings consecutively, unless by permission of the RAC expressed in its official minutes and as may also be defined in City Council Policy 110-03 establishing an attendance policy; 5 -17 Page 7 . .. CORPORATION (HUI '\ VISTA ~- (D) Is convicted of a felony or crime involving moral turpitude. (E) is removed by a simple majority vote of the CVRC if it is found and determined that the member has acted in violation of RAC procedures. In the event there is an insufficient number of candidates elected to each category of membership of the RAC, such seats may remain vacant until qualified candidates apply and a subsequent appointment is made. 6.2 Individual Representatives: The RAC will find a vacancy exists for an individual representative, voting or alternate, if he or she: (A) Tenders a written resignation to the RAC; (B) Loses his or her organizational qualification for membership; (C) Is absent from three (3) regular meetings consecutively, unless by permission of the RAC expressed in its official minutes and as may also be defined in City Council Policy 110-03 establishing an attendance policy; (D) Is convicted of a felony or crime involving moral turpitude. (E) Is removed by a simple majority vote of the RAC if it is found and determined that the individual representative has acted in violation of RAC procedures. In any case where it is determined a vacancy of an individual representative, voting or alternate, exists, the member organization that he or she represents will self-elect another representative. Until a new representative is elected, the alternate will serve in his or her place. 7. Duties The duty of the RAC will be to provide a means for private citizens to advise the CVRC on development applications that require CVRC approval or action in accordance with the adopted Procedural Framework for CVRC Project/Application Review (Attachment 1), and Section 2.55 of the Chula Vista Municipal Code. In order to accomplish these purposes, the RAC will: (A) Gather information and serve as a communication link between the CVRC, the Redevelopment Agency and Chula Vista property owners, residents, business owners, and community organizations; keep residents, business owners and Page 8 5-18 Rules and Procedures for the REDEVELOPMENT ADVISORY COMMITTEE UliIU" _iI community organizations informed of the various elements included or to be included in the redevelopment plans for Chula Vista,. IB) .1nd tr~lIl"mit the relevant? concel'lls .1Ild suggest+ens of th€ reside'nts, business owner,; and communit)' org~lIlization, to the' (\iRC .111;:1 Redevelopn1€Ht Agency. Provide a forum in which developers and their design teams €aT\-will obtain clarification on community concerns relating to specific projects and/or project sites during the initial conceplt+a-H:Jesign phase. (C) The' comments offered in such forums will--be informJtioH~11 only. Discuss concPl'lls of rpsielents, business owners and community organizations through elialogue and conspnsus, formulate advisory opinions; and transmit these as formal resolutions or recommendations to the C'v'RC and Redevelopment Agency. It will be the duty of each member to attend all meetings. It will be the duty of the RAC to periodically seek community-wide understanding of and participation in the planning and implementation process. The RAC will give due consideration to all responsible community attitudes insofar as these are deemed to be in the best long-range interest of the community at large. It will also be the duty of the RAC, when reviewing development projects, to a-IlowwelEerneencourage participation of affected property owners, residents and business establishments with proximity to the proposed development. The RAC will inform the project applicant or representative each time that such review will take place and provide the applicant with an opportunity to present the project. Any interested member of the public will be given an opportunity to comment on projects during the RAC meetings. It will be the duty of the RAC to maintain a current up-to-date roster of the RAC members. The roster will be kept on file in the City Clerk Office. It will be' the duty of the (\iRC te-.effeH30rientation and informational courses may bp offpred to the RAC members as necessary and appropriate. RAC members will comply with the requirements of both the Political Reform Act of 1974 and Government Code Section 1090 as they relate to conflicts of interest and disclosure. New RAC members will not be able to cast their vote if their Form 700, Statements of Economic Interests (SEI), has become past due to the City of Chula Vista. 8. RAC Officers IT"'" 5 -19 Page 9 ..... .. CORPORATION UJlILA VISTA As soon as practical, following the first day of July of every year, the RAC will organize by electing two of its voting members to serve as presiding officers for the ensuing year. Said officers will consist of a Chairperson and Vice Chairperson. Each officer will be an eligible RAC member. All RAC officers will have the right to vote on all items before the RAC unless a conflict of interest exists for that officer. The Chairperson will preside at all meetings of the RAC and will submit such agendas, recommendations and information at such meetings that are reasonable and proper for the conduct of the business affairs and policies of the RAe. The Chairperson will sign all approved minutes, and other documents of the RAe. The Vice Chairperson will perform the duties and assume the responsibilities of the Chairperson in the absence or incapacity of the Chairperson. Should the offices of either the Chairperson or Vice Chairperson become vacant, the RAC will elect a successor from among the eligible RAC members at the next regular or special meeting, and such office will be held for the unexpired term of said office. Redevelopment Agency and CVRC employees will assist the RAC officers in the performance of these duties by providing staff services and resources. 9. Quorum A quorum, defined as a majority plus one of the voting membership appointed at the time of the meeting, will be sufficient to transact business and/or to vote on projects or actions at regular RAC meetings. In the absence of voting members, alternates may attend Committee meetings and may vote; their presence will count toward constituting quorum. A report of meeting attendance and minutes will be taken on each matter acted upon for each RAC meeting and kept on file at the City Clerk's Office. All meetings of the RAC must be open to the public and will be governed by the same rules and regulations by which the CVRC is bound in the conduct of public meetings. 10.Meetings The RAC will meet regularly, on a schedule set annually to provide for a minimum of one meeting per month commencing at 4:30 p.m. on the first Thursday of the month, or at such other day and time that it ~designates by written resolution, a copy of which sffiH.tmust be forwarded to the CVRC, at the Chula Vista City Hall Complex, or at such Page 1 0 5 - 20 Rules and Procedures for the """" REDEVELOPMENT ADVISORY COMMITTEE other place that it s4att--designates by written resolution, or as may be posted ttpon the door of the City Council Chambers at least 30 minutes in advdnre of the meeting. The RAC will have the option of canceling the next meeting, if it is decided by a vote of the RAC that a meeting is not necessary or if there are no items to be brought before the RAe. In the event that the regular meeting date is on -a legal holiday, then any such regular meeting will be canceled and a new meeting scheduled. Notice of all regular meetings may be dispensed with, as may be determined by the RAe. Special meetings may be called any time by the Chairperson, or of the majority of the membership of the RAC when applicable, by delivering personally or by mail written notice to each member representative and to each local newspaper of general circulation, radio or television station requesting notice in writing. Such notice must be delivered personally or by mail at least 24 hours before the time of such meeting as specified in the notice. The call and notice must specify the time and place of the special meeting and the business to be transacted. No other business will be considered at such meetings. Such written notice may be dispensed with as to any member who, at or prior to the time the meeting convenes, files with the city clerk a written waiver of notice. Such waiver may be s;iven by teles;ram. Such written notice may also be dispensed with as to any member who is actually present at the meeting at the time it convenes. The call and notice 5Ra++-must be posted at least 24 hours prior to the special meeting in a location freely accessible to the public. Meetings--will be held at a date, time-and location as may be adopted by the R,^.C. In reviewing development projects, the RAC nu/ determineis encouraged, when appropriate and feasible, to hold its regular or special meetings in the affected neighborhoods or communityef-affected by the subject property. Any meeting of the RAC may be adjourned to an adjourned meeting without the need for notice requirements of a special meeting providing the adjournment indicates the date, time, and place of the adjourned meeting. RAC members absent from the meeting at which the adjournment decision is made must be notified by the Chairperson of the adjourned meeting. The meetings of the RAe, and notire thereof. sBaltwill be goverlled by the same rules dnd regulations by which the C:VRC is bound in the conduct of public hearings. All meetings of the RAC must be open and public to the extent required by law. All persons must be permitted to attend any such meetings except as otherwise provided by law. 5 - 21 Page 11 . .. CORPORATION CHUl.A VISTA A majority of the votes cast, but not less than a majority of the quorum, sRili-Iwill be required for the passage of any resolution of the colllmittee. Resolutions of the RAC must be in writing and wi5lta11 be designated by number, reference to which will be inserted in the minutes of the meetings at which they are approved. Approved resolutions must be filed in the official book of resolutions of the RAC, as applicable. All RAC reports and recommendations sRili-Imust be made in writing. Minutes of the RAC must be in writing. Copies of the minutes of each RAC meeting must be made available to each member of the RAC and the CVRC and Redevelopment Agency. Approved minutes must be filed in the official book of minutes of the RAe. All officers and department heads sRili-Iwill cooperate with, and render reasonable assistance to, the RAe. The City Manager may make avai lable staff and clerical support to the RAC to fulfill its functions and duties, provided such staff and clerical support is avai lable. Page 12 5 - 22 .', ATTACHMENT 1 PROCEDURAL FRAMEWORK FOR CVRC PROJECT/APPLICATION REVIEW ENA PROJECTS NON-ENA PROJECTS Issue Request for Qualifications or Receive Unsolicited Proposal Pre-Subm ittal Meeting!s) with Staff Qualify and Select Developer for Site Appl ication Submittal COMMUNITY WORKSHOP PuhJk Input on Prelimin<uy ProjPct Design Project Design Concept Project Design Concept -=L-b- -=L-b- Project Description Finalized Project Description Finalized CEQA Review CEQA Review -=L-b- -=L-b- PLANNING COMMISSION HEARING Advisory Review of land Use and Environmental/Resources PLANNING COMMISSION HEARING Advisory Review of land Use and Environ mental/Resources CVRC HEARING Fin.\! Design Rpvi('\v tllld Advi...ory R('vil'W of Dr,lt' Agrt't'ITH'llh, ~ in,HlcP'>, Lillo Usp, and I:.nv ironl11pnt,IURf'sourn's CVRC HEARINC Fin,ll Design Revipw .1110 Advi"ory Rpvipw of L.me! Ust' .md Environlllpllldl/Rpsouru's CITY COUNCIL / RDA HEARINGS Final Review of Draft Agreements, Finances, land Use, and Environmental/Resources CITY COUNCIL Final Review of Land Use and Env iron mental/Resources . Blue boxes indicate opportunities for public input on project design. 5 - 23 RESOLUTION NO. RESOLUTION OF THE CHULA VISTA REDEVELOPMENT CORPORATION CREATING A REDEVELOPMENT ADVISORY COMMITTEE AND ADOPTING THE RULES AND PROCEDURES FOR THE FORMATION AND OPERATION OF SUCH COMMITTEE WHEREAS, on May 24, 2005, the City Council and Redevelopment Agency of the City of Chula Vista took several joint actions to officially form the Chula Vista Redevelopment Corporation ("CVRC"); and WHEREAS, on June 22, 2006, the CVRC met to discuss the public participation process for projects due to come before it; and WHEREAS, on June 22, 2006, the CVRC adopted by CVRC Resolution 2006-029 a public participation policy establishing a framework for public participation and establishing a Redevelopment Advisory Committee ("RAC"); and WHEREAS, on June 22, 2006, the CVRC directed Redevelopment Agency staff to prepare the Rules and Procedures for the Formation and Operation of the RAC. NOW THERFORE BE IT RESOLVED the CVRC does hereby create the Redevelopment Advisory Committee and adopt the rules and procedures for the formation and operation of the Redevelopment Advisory Committee attached hereto as Exhibit A and incorporated herein by reference. Presented by: Approved as to form by Dana M. Smith Secretary Ann Moore General Counsel I 5 - 24 PROCEDURAL FRAMEWORK FOR CVRC PROJECT/APPLICATION REVIEW ENA PROJECTS NON-ENA PROJECTS Issue Request for Qualifications or Receive Unsolicited Proposal Pre-Submittal Meeting(s) with Staff Qualify and Select Developer for Site Appl ication Submittal Project Design Concept COMMU"ITY WORKSHOP Puhlic Input Oil Prf'limilldrv Projrc[ Design Project Design Concept ~ ~ Project Description Finalized Project Description Finalized CEQA Review CEQA Review ~ ~ PLANNING COMMISSION HEARING Advisory Review of Land Use and Environ mental/Resources PLANNING COMMISSION HEARING Advisory Review of land Use and Environmental/Resources CVRC IIL/\RINC l-ill,)1 Design RE'\.'ic\v <Inti Advi<;olY R('vil'....v of Dr,lIt Agn'Clll('rlls, I-indnu's, Ldllr1Use, and E I1VirUIlII1('llld IIl\c'sourcps CVRC Hb\RINC Final Of'sign Review ,md Advisory Rt'viC'w of Land LJ<,;(' <Inti EnviroIl11H'lltdl/Rl";OllITCS CITY COUNCIL / RDA HEARINGS Final Review of Draft Agreements, Finances, Land Use, and Environmental/Resources CITY COUNCIL Final Review of Land Use and Env iron mental/Resources . Blue boxes indicate opportunities for public input on project design. 5 - 38 RESOLUTION NO. RESOLUTION OF THE CHULA VISTA REDEVELOPMENT CORPORATION APPOINTING THE INITIAL MEMBER ORGANIZATIONS TO THE REDEVELOPMENT ADVISORY COMMITTEE WHEREAS, on July 13, 2006, the Chula Vista Redevelopment Corporation ("CVRC") created the Redevelopment Advisory Committee ("RAC") to advise the CVRC on all aspects of development applications that require CVRC action or approval, with particular emphasis on design; and WHEREAS, on July 13, 2006, the CVRC adopted "Rules and Procedures for the Fonnation and Operation of the RAC" that describes the membership and selection procedures for the RAC; and WHEREAS, the CVRC recognizes that the RAC is an evolving advisory body whose rules and procedures for their fonnation and operation should be reviewed after the initial first year of their fonnation and, if necessary, updated to reflect any and all new factors or considerations deemed appropriate for the CVRC to facilitate the effectiveness of the RAC. NOW THERFORE BE IT RESOLVED the CVRC does hereby appoint the following member organizations to the Redevelopment Advisory Committee consistent with the adopted "Rules and Procedures for the Fonnation and Operation of the RAC": 1. Technical Advisorv Bodies a. Planning Commission; b. Design Review Commission; and, c. Resource Conservation Commission. 2. Communitv Organizations a. Northwest Civic Association; b. Crossroads II c. Vacant - To be filled by an eligible organization. 3. Business Associations I a. Third Avenue Village Association b. Chula Vista Chamber of Commerce c. Vacant - To be filled by an eligible organization. BE IT FURTHER RESOLVED the CVRC does hereby establish two lots, with six representatives, two from each category assigned to one lot whose initial tenn shall 5 - 39 CVRC Resolution No. 2006-_ Page 2 commence upon appointment and shall conclude on June 30, 2010 and the second lot comprised of three Voting Members, one from each category, whose initial term shall conclude on June 30, 2008. Members shall be assigned to such lot and their initial term at the first regular meeting at which all Voting Members are present. BE IT FURTHER RESOLVED the CVRC does hereby require that all organizations appointed submit to the Secretary of the CVRC the following documentation verifying eligibility of the organization for representation on the RAC and designating its individual representative. 1. Information showing how the organization meets the definition of Community Organization or Business Association, including but not limited to evidence of existence and operation within the City of Chula Vista, such as articles of incorporation, by-laws, non-profit status, business license or other similar documentation. If no such documentation is available at the time of this appointment, such organization shall be responsible for obtaining and providing such documentation within six (6) months from the date of approval of this Resolution; and, 2. A resolution or minutes of the Organization's Board or Directors designating its voting and alternate (ex-officio) representative and authorizing such persons to act on its behalf. Documentation designating the member organization's representative to the RAC shall be submitted on or before the first meeting date of the RAC; and, BE IT FURTHER RESOLVED the CVRC does hereby establish the effective date for the formation of the RAC to be that first regular meeting date of the RAC scheduled for September 7, 2007; and, BE IT FURTHER RESOLVED the CVRC does hereby require the review of the Rules and Procedures for the Formation and Operation of the RAC one year from the date of their formation and, if necessary, update such Rules and Procedures to reflect any and all new factors or considerations deemed appropriate for the CVRC to facilitate the effectiveness of the RAC. Presented by: Approved as to form by , Dana M. Smith Secretary Ann Moore General Counsel 5 -40 "- \. I <..., Pacific ~outhwest ~}furociation of REALTOR~ @ ""_____ 880 Canarios Court, Suite 100 . Chula Vista, CA 91910 (619)421-7811. Fax(619)421-0087. www.psar.org ~5 July 13, 2006 Ms. Dana Smith, Assistant City Manager City ofChula Vista 276 Fourth Avenue Chula Vista, CA 91910 Dear Ms. Smith: The Pacific Southwest Association ofREALTORS@ (PSAR) would like to be considered to fill the open Business Representative seat on the City ofChula Vista Redevelopment Advisory Committee. PSAR has been intimately involved with the city for decades assisting in its forward growth and development. We represent over 1,800 members that work and live within Chula Vista's sphere of influence. I feel the Redevelopment Advisory Committee would greatly benefit by having a representative from PSAR as a member. Please do not hesitate to contact me if you have any questions or if! can assist in any way. Sincerely, $& Mark G. Marchand CEO m REALTOR' Affiliated wtth California Association of REALTORS@& National Association of REALTOR$(!) tS) REALTOR<<> is a registered collective membership mark which may be used only by real estate professionals who are members of the NATIONAL ASSOCIATION OF REALTORS@ and subscribe to Its Code of Ethics EOOA'tK)IJ5/NO OP'ORTUNIH Mayor and City Council City Of Chula Vista 276 Fourth Avenue Chula Vista, Ca 91910 619.691.5044 - 619.476.5379 Fax MEMO CllY OF CHUIA VISTA TO: CHULA VISTA REDEVLELOPMENT CORPORATION MEMBERS FROM: STEVE PADILLA, CHAIR RE: COMMENTS RE: ITEM 5 ON TONIGHT'S CVRC AGENDA Dear Fellow Members of the CVRC, I apologize that I will not be able to make tonight's meeting. Family obligations take me away from the CVRC this evening. I appreciate your consideration of the following comments and recommendations. My staff will also read a statement to this effect into the record as a part of public testimony. First, I'd like to reiterate how important I believe it is to encourage redevelopment in Chula Vista's downtown area. At the same time, we must ensure meaningful public participation. I believe we can streamline the process for development while ensuring a public process that has integrity. To that end, I'd like to thank staff for bringing back their proposal for a RAC structure that reflects the public input that has been provided and the direction that was given by the CVRe. The accomplishment is significant given the short turn around time. The proposal we are considering tonight is certainly a step in the right direction. Also, I'd like to add that I truly appreciate and support the proposed one-year review as well as the fact that the RAC will be advisory to the CVRC and as such can be formed by resolution. Both of these elements allow us the maximum flexibility we need to make changes to accommodate the lessons we learn as the advisory body evolves. Having said that, I would like to suggest several minor changes and additions that are meant to clarify and also address some of the comments that have been raised by the organizations and individuals we heard back from over the last two weeks. I suggest the following: 1. As per Environmental Health Coalition's comments, I support the addition of two "at-large" seats to be filled by one resident tenant and one resident owner from the areas impacted by redevelopment (either Northwest, Southwest, or both). These individuals should be selected at a caucus or town hall meeting by direct election, but should not delay the formation of the RAe. The RAC should be formed by Sept. 7'h as proposed by staff, and the two "at-large" members can join the RAC after an election some time in the future. 2. I recommend the removal of any language limiting the RAe's scope to design issues. The public will want to engage on a myriad of issues and we should create a structure that effectively supports free and open dialogue. 3. I support Pamela Bensoussan's suggestion on behalf of the Northwest Civic Association that restrictions, if they are to be applied, must be applied equally to each category. Related to this, I would recommend removing any restriction limiting participation by community organizations also involved in the political process, provided they are abiding by all applicable state laws and ordinances. 4. I suggest removal of the language under 7 "Duties" that "the RAC will give due consideration to all responsible community attitudes insofar as these are deemed to be in the best long-range interest of the community at large." This language could be viewed as trying to restrict thoughts or opinions, something I do not support. It should be taken out. 5. I recommend removal of the sentence in section 10 "Meetings" that reads: "Notice of all regular meetings may be dispensed with, as may be determined by the RAe." Meetings will be properly noticed and we should not permit otherwise. 6. It should be clarified that city staff will support the RAC as is done with any other advisory body, and to that end, I request the addition of clarifying language in section 8 "RAC Officers," that staff will support the Chairperson with the preparation of agendas, noticing and all other information reasonable and proper for the conduct of business of the RAe. 7. I personally agree with Dana Richardson's comments, from HEAC, that filling the third "community organization" seat should not be a choice between Environmental Health Coalition (EHC) and Healthy Eating and Active Communities (HEAC). Both organizations have something to offer. There are other organizations such as South Bay Forum that should be considered. I propose collapsing the If community organizations" and ubusiness associations" categories. This would reduce the appearance of "factions" and encourage collaboration. The Third Avenue Village Association is no less a community organization than the Northwest Civic Association, for example. Maybe we are segregating groups into categories somewhat artificially and unintentionally polarizing the group. If we were to collapse the two categories, I would support 8 organization/ association seats (in addition to the technical and elected seats) and recommend all of the following organizations be appointed: South Bay Partnership /HEAC, Chamber of Commerce, Environmental Health Coalition, Third A venue Village Association, Northwest Civic Association, Crossroads II, South Bay Forum, and the Broadway Business Association. Thank you for your consideration most sincerely and respectfully. Your colleague, Steve Padilla Chair ~ut3famw ~ ~~ ~ 1- '~-ob Rules and Procedures for the REDEVELOPMENT ADVISORY COMMITTEE A Community Organization is defined as any not-for-profit association of persons whose m~rshiP I.'S comprised primarily of Chula Vista residents an lOr ntities which rep nls a significant number 0 nstituents in ChLda i . . " ", an .. re organized to engage in activities with the primary purpose of whidi is the improveme!lting-ef the physical, economic, Or social environment of Chul<\ Vista, and which association is generally recognized within Chula Vista as a community- based organization. All activities of a Community Organization must be nonpartisan and nonsectarian and must not discriminate against any person or persons by reason of race, color, sex, creed or national origin, or sexual orientation, or disability, nor can a Community Organization take part, officially or unofficially, or lend its influence in the election of any candidate for political office. In order to determine the eligibility of a representative from a Community Organization for membership on the RAC, the following must be submitted: (A) Inform<\tion showing how the organization meets the definition of Community Organization above, including but not limited to evidence of existence and operation within the City of Chula Vista, such as articles of incorporation, by- laws, non-profit status, business license or other similar documentation, minutes, a list of an elected board of directors. a a-financial statement, records of meetings, and <\ Federal T<\x ID; (B) Once the organization is selected, a resolution or minutes of the organization's board or directors designating its representative and authorizing such person to act on its behalf; and (C) Such other documentation as the CVRC may deem necessary. 4.1.3 Business Associations: A Business Association is defined as an association of persons and/or entities, or a corporation where a majority of their constituents or members are owners or operators of businesses located within Chula Vista and are organized to engage in <\ctivities whose primary purpose is to promote, assist, and facilitate opportunities for the Chula Vista business community. All activities of a Business Association must be nonpartisan and nonsectarian and must not discriminate against any person or persons by rcason of race, color, St!X, trt!edor n<\tional origin, or sexuid orientation, or disability, cor can a Business Association take part, officially or unofficially, or lend its influence in the election of any candidate for political office. 5 ~ 13 Page 3 Environmental Health Coalition COALICION de SALUD AMBIENTAL 401 ~\ile of CalS Way, Suite 310. National City, CA 91950. (619i 474 0220 . Fi\J<: (619) 474.1210 ehu~1)envilotllllelltdlhealth.orq . www.emr11onrnentdlbealth.org July 5, 2006 Chairman Padilla and Redevelopment Corporation Commissioners Chula Vista Redevelopment Corporation City of Chula Vista City Hall 276 Fourth Ave Chula Vista, CA 91910 Re: EHC recommendations for "Redevelopment Advisory Committee" Structure Dear Chainnan Padilla and Redevelopment Corporation Commissioners, As a follow-up to the CVRC meeting on Thursday, June 22nd, and in response to the "Preliminary Description" report released by staff on Friday, June 30th, EHC is submitting these comments for your consideration. We would like to thank you for playing a strong leadership role in this discussion, and for ensuring that whatever public participation policy emerges, it is inclusive, effective, and community-centered. Below are several points which we briefly touched upon during public testimony on the 22nd: ~ Resident Representation and RAC Composition EHC is concerned that the RAC proposal does not provide for direct representation of residents within the "geographic focus areas" where redevelopment will take place. Traditional Project Area Committees (P ACs) associated with redevelopment draw almost entirely ITom the redevelopment area itself to insure that individuals with firsthand experience of the neighborhood, who will be directly impacted by changes brought on by redevelopment, can offer insight and guidance to the redevelopment agency. Additionally, we feel that tenants offer a unique and important perspective, because they are often the most threatened by the gentrification forces that accompany the redevelopment process. Their specific input helps to insure that the impact on their quality of life is accounted for, and that the mechanisms in redevelopment designed to bring benefit to tenants are put to good use. While the Urban Core Specific Plan insures that there has been public participation in the planning process that offers guidance on most projects in the Northwest, the Southwest remains without a Specific Plan. Until a Specific Plan is complete in the Southwest, there is added rationale for direct resident representation to guarantee that there is some level of public participation on a project-by-project basis. Recommendation 1: Create an additional fonrth category for residents EHC encourages the CYRC to reserve positions on the RAC that are specifically devoted to the representation ofresidents within geographic focus areas'. Specifically, we recommend that one spot for a resident tenant, and one spot for a resident owner, be provided for both the Southwest focus area and the Northwest focus area. ~ Organizational positions EHC supports the creation of organizational positions. With regards to the organizational seats, we believe that in addition to the two seats held by Crossroads and Northwest Civic Association, there should be three additional seats for the following categories: o Affordable Housing: One of the most important functions of redevelopment is its contribution to affordable housing, and its expenditure of its 20% set aside. Set aside funds are a mechanism that insures that current residents, and most specifically, low-income residents and tenants, are benefiting from the redevelopment process. An individual with an affordable housing perspective would contribute specified knowledge to the decision-making process. o Mobile Homes: There are large parcels devoted to mobile home parks which figure into the redevelopment process. Similar to the affordable housing seat, direct representation by a representative of a mobile home organization will bring added perspective and technical expertise. o Environment: Last, given the magnitude and importance ofthe Bayfront process, and the lack of representation on the RAC of a Bayfront perspective, we believe that there should be an organizational seat reserved for an environmental organization. We believe that there needs to be an effort to build an environmental sensitivity into the redevelopment process, not just for the Bayfront, but for the entirety of the project areas. Similar to affordable housing and mobile homes, this seat would lend legitimacy and insight to a review committee. ~ Selection Process EHC believes that, to facilitate a true diversity of opinion and perspective, the composition of a redevelopment review board should be decided upon independent of the redevelopment agency itself. Selection by appointment can lead to an insular culture which is controlled by the CYRC and the RAC itself. Those in charge of appointing new RAC members are unlikely to tolerate a dissenting and alternate opinion, which is critical for informing decision-making. Additionally, the elections process itself is an indispensable facet of civic engagement. The outreach and campaign process provides a tool for public participation itself, and raises awareness of redevelopment and the role the RAC plays. * "Geographic Focus Areas" refer to the general areas combining several redevelopment project areas. They are divided into Bayfront, Northwest, and Southwest. The dividing line between Northwest and Southwest is L St. This geographic categories more accurately represent the area that will be impacted by redevelopment. Recommendation 1: An elections-based selection system should be phased in over a six month period EHC recommends that, similar to a traditional Project Area Committee, resident representatives of the RAC should be elected at large by the combined resident population ofthe geographic focus area they represent. However, appropriate outreach, public education, and election process will take several months to establish. Given that the CVRC is prepared to move forward with the RAC immediately, we would recommend that resident positions and elections be phased into the overall RAC composition after six months. ~ Public Noticing and Accessibility We believe that noticing procedure and accessibility of meetings are areas in which Chula Vista can truly excel in public participation. Given the demographic in West Chula Vista, we believe that the RAC proposal needs to devote extremely detailed attention to this topic to insure that the CVRe's public participation process is truly inclusive. Recommendation 1: Noticing, agendas, and meetings should be translated into Spanish Given the large Spanish-speaking population in West Chula Vista, we believe that noticing and agendas should be delivered both in English and Spanish, and that all RAC and CVRC meetings should provide simultaneous translation. Several project area committees, such as the City Heights PAC and Barrio Logan PAC, have provided noticing and agendas in Spanish to respond to the high proportion of primary Spanish speakers indicating an interest in the redevelopment process. The Barrio Logan PAC currently provides simultaneous translation, as well, which has significantly increased the participation of residents in discussions. Recommendation 2: Noticing should delivered to all residents of collective project areas at least one week in advance Noticing should be delivered to all residents living within the collective geographic focus areas, not just residents within a specified distance of a proj ecl. This will insure that residents have, and can offer, a comprehensive perspective on the redevelopment process. Recommendation 3: Meetings should be held in communities, in a culture- appropriate format EHC strongly supports the comments made by Commissioner Chavez regarding the need for innovative and interactive meeting formats that are accessible to a broad cross-section of the population. As Commissioner Chavez indicated, thinking outside of the box will attract the "unusual suspects", and ensure that Chula Vista's public participation processes are not relying on the same engaged individuals to guide decision-making. Additionally, meetings should be held within communities to increase comfort levels and decrease travel time. ~ "Feedback Loops" One of the common shortfalls in public participation policy is the omission of a feedback loop. In other words, agencies neglect to tell the public how their input is reflected in the decisions that are made, or why it is that it has been excluded. Without a feedback loop in place, individuals often lose faith in the public participation process. Additionally, a institutionalized feedback loop is a mechanism to insure that staff and commissioners are giving attention to the comments made by the public. The critical distinction here is between meaningfid public participation and public participation as merely "checking the box". Recommendation 1: Institute a feedback loop While the Chula Vista staff is generally excellent at reflecting back to the public how its commentary is reflected in decisions that are made or documents that are presented, ERC believes that this practice should be formalized within the CVRC public participation structure. We would be happy to provide additional resources, materials and recommendations on this topic. Thank you for your attention to these extensive comments. We hope they are helpful as you move through the final stages of deciding on this important facet of redevelopment in Chula Vista. Please feel free to contact Georgette Gomez at 619.474.0220 x104, or Tony LoPresti at extension 126, if you have any questions. Si"'~L-?~ Georgette Gomez Community Organizer