HomeMy WebLinkAboutRDA Packet 2003/08/26
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CllY OF
TUESDAY, AUGUST 26,2003 CHULA VISfA
6:00 P.M.
(immediately following the City Council meeting)
COUNCIL CHAMBERS
PUBLIC SERVICES BUILDING
ADJOURNED JOINT MEETING OF THE
REDEVELOPMENT AGENCY / CITY COUNCIL
OF THE CITY OF CHULA VISTA
CALL TO ORDER
ROLL CALL
Agency/Council Members Davis, McCann, Rindone, Salas; Chair/Mayor Padilla
CONSENT CALENDAR
The staff recommendations regarding the following item(s) listed under the Consent Calendar will be enacted by the
Agency/Council by one motion without discussion unless an Agency/Council member, a member of the public or City
staff requests that the item be pulled for discussion. If you wish to speak on one of these items, please fill out a
"Request to Speak Form" available in the lobby and submit it to the Secretary of the Redevelopment Agency or the City
Clerk prior to the meeting. Items pulled from the Consent Calendar will be discussed after Action items. Items pulled
by the public will be the first items of business.
1. APPROVAL OF MINUTES - July 8, 2003, July 15, 2003, and July 22, 2003
PUBLIC HEARING
The following item{sl have been advertised and/or posted as public hearings as required by law. If you wish to speak
to any item, please fill out the "Request to Speak Form" available in the lobby and submit it to the Redevelopment
Agency or the City Clerk prior to the meeting.
2. a. PUBLIC HEARING TO CONSIDER ESTABLISHING DEVELOPMENT STANDARDS,
AND ALLOWING A 25 PERCENT DENSITY BONUS TO ALLOW FOR A 14-UNIT
TOWN HOME PROJECT IN THE R2P ZONE FOR PROPERTY LOCATED AT 774
ADA STREET - Ada Terrace, Inc. proposes to develop a market rate 14-unit town
home project in two triplex and four duplex buildings at 774 Ada Street. The
project is located in the Southwest Redevelopment Area. [Community
Development Director]
2. b. ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA GRANTING
A PRECISE PLAN PCM-03-31 TO ESTABLISH DEVELOPMENT STANDARDS, AND
APPROVING A 25 PERCENT DENSITY BONUS TO ALLOW FOR A 14-UNIT TOWN
HOME PROJECT IN THE R2P ZONE FOR PROPERTY LOCATED AT 774 ADA
STREET
2.c. RESOLUTION OF THE REDEVELOPMENT AGENCY AND CITY COUNCIL OF THE
CITY OF CHULA VISTA APPROVING AN OWNER PARTICIPATION AGREEMENT
WITH ADA TERRACE, INCORPORATED FOR THE DEVELOPMENT OF A 14-UNIT
TOWN HOME PROJECT AT 774 ADA STREET WITHIN THE SOUTHWEST
REDEVELOPMENT PROJECT AREA
STAFF RECOMMENDATION: a) Council place the ordinance on first reading; b.)
Agency approve the resolution.
ACTION ITEMS
The items listed in this section of the agenda are expected to elicit substantial discussions and deliberations by the
Agency/Council, staff, or members of the l;;Jeneral public. The items will be considered individually by the
Agency/Council and staff recommendation may in certain cases be presented in the alternative. Those who wish to
speak, please fill out a Request to Speak form available in the lobby and submit it to the Secretary to the
Redevelopment Agency or City Clerk prior to thE> meeting.
3. RESOLUTION OF THE REDEVELOPMENT AGENCY AND CITY COUNCIL OF THE
CITY OF CHULA VISTA ADOPTING THE BROADWAY REVITALIZATION
STRATEGY lBRSI FOR THE H TO L STREET SEGMENT/H STREET ENTRYWAY OF
THE BROADWAY CORRIDOR, AND DIRECTING STAFF TO DEVELOP AN
IMPLEMENTATION PLAN FOR IMMEDIATE ACTION ITEMS - Staff will be
presenting the proposed Broadway Revitalization Strategy (BRS) for the initial focus
area. The purpose and intent of the Broadway revitalization effort is to reverse
deteriorating conditions, support the vitality of commercial establishments, and
enhance the visual quality of the urban environment. The BRS provides a
comprehensive list of revitalization strategies that are intended to build upon the
focus area's recent and anticipated successes for the purpose of making the area
more attractive to investors, consumers, visitors, and residents. [Community
Development Director]
STAFF RECOMMENDATION: Agency/Council adopt the resolution.
ORAL COMMUNICATIONS
This is an opportunity for the general public to ,address the Redevelopment Agency/City Council on any subject matter
within the Agency/Council's jurisdiction that is !)ot an item on this agenda. (State law, however, generally prohibits the
Redevelopment Agency/City Council from takino action on any issues not included on the posted agenda.) If you wish
to address the Agency/Council on such a subject, please complete the "Request to Speak Under Oral Communications
Form" available in the lobby and submit it to the- City Clerk prior to the meeting. Those who wish to speak, please give
your name and address for record purposes and follow up action.
4. DIRECTOR/CITY MANAGER'S REPORT/SI
5. CHAIR/MAYOR REPORTlSI
6. AGENCY/COUNCIL COMMENTS
ADJOURNMENT
The meeting will adjourn to a regular meeting of the Redevelopment Agency on
September 16, 2003, at 6:00 p.m., immediately following the City Council meeting in the
City Council Chambers.
AMERICANS WITH DISABILITIES ACT
The City of Chula Vista, in complying with the Americans with Disabilities Act (ADA), request individuals who require
special accommodates to access, attend, and/or participate in a City meeting, activity, or service request such
accommodation at least 48 hours in advance for meetings and five days for scheduled services and activities. Please
contact the Secretary to the Redevelopment Agency for specific information at (619) 691-5047 or Telecommunications
Devices for the Deaf (TOO) at (619) 585-5647. California Relay Service is also available for the hearing impaired.
Redevelopment Agency, August 26, 2003
Page 2
MINUTES OF ADJOURNED REGULAR MEETINGS OF THE CITY COUNCIL
AND THE REDEVELOPMENT AGENCY AND A SPECIAL MEETING OF THE
HOUSING AUTHOIUTY OF THE CITY OF CHULA VISTA
July 8, 2003
6:00 p.m.
Adjourned Regular Meetings of the City Council and the Redevelopment Agency, and a Special
Meeting of the Housing Authority of the City ofChula Vista, were called to order at 7:43 p.m. in
the Council Chambers, located in the Public Services Building, 276 Fourth Avenue, Chula Vista,
California.
ROLL CALL:
PRESENT:
Agency/Authority/Councilmembers: Davis, McCann, Rindone,
Salas, and Chair/Mayor Padilla
ABSENT:
AgencyiAuthority/Councilmembers: None
ALSO PRESENT: Executive Director/City Manager Rowlands, Agency/City
Attorney Moore, and City Clerk Bigelow
CONSENT CALENDAR
1. APPROVAL OF MINUTES: June 10,2003; June 17,2003
Staff recommendation: Agency/Council approve the minutes.
ACTION:
Chair/Mayor Padilla moved to approve staff's recommendation and offered the
Consent Calendar, heading read, text waived. Agency/Authority/Councilmember
Rindone seconded the motion, and it carried 5-0.
ORAL COMMUNICATIONS
There were none.
PUBLIC HEARINGS
2. PUBLIC HEARING TO ACKNOWLEDGE RECEIPT OF TWO DEVELOPMENT
PROPOSALS FOR PROPERTY LOCATED AT THE SOUTHEAST CORNER OF
THIRD AVENUE AND NAPLES STREET AND DIRECTING STAFF TO FURTHER
EXPLORE THE PROPOSAL SUBMITTED BY 3rd AND NAPLES, LLC FOR THE
DEVELOPMENT OF A W ALGREENS STORE WITHIN THE SOUTHWEST
REDEVELOPMENT AREA
The Agency received an unsolicited proposal from 3rd and Naples, LLC (developer)
proposing to acquire and develop seven parcels located at the southeast corner of Third
Avenue and Naples Street within a 14,000 square-foot commercial building to be
occupied by a Walgreens store. The developer currently has contracts to purchase four of
the seven parcels and has made efforts to negotiate with two owners of the remaining
three parcels but has not been able to come to terms. Owner participation rights were
extended to the owners ofthe three remaining properties. The purpose of this action is to
acknowledge the proposals and direct staff to work with one or more of the applicants.
(Community Development Director)
1-/
PUBLIC HEARINGS (Continued)
ACTION:
It was the consensus of the Council to remove this item from the agenda at the
request of staff.
3. RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA (1)
ACCEPTING A REPORT OF AN ALTERNATIVE TO MEET THE EASTLAKE
COMPANY'S AFFORDABLE HOUSING OBLIGATION FOR EASTLAKE IIIIII; (2)
APPROVING DEVELOPER REQUEST TO WITHDRAW AN APPLICATION FOR
MULTIFAMILY REVENUE BONDS FROM THE CALIFORNIA DEBT LIMIT
ALLOCATION COMMITTEE; PRIOR TO JULY 8, 2003; (3) DIRECTING STAFF TO
WORK WITH DEVELOPER AND THE EASTLAKE COMMUNITY, AND RETURN
TO COUNCIL NO LATER THAN DECEMBER 31, 2003 WITH A FINAL
RECOMMENDATION; AND (4) DIRECTING CITY ATTORNEY TO RETURN TO
COUNCIL ON JULY 15 WITH AN AGREEMENT TO ADDRESS EASTLAKE'S
AFFORDABLE HOUSING OBLIGATION WITH RESPECT TO THIS
ALTERNATIVE
On April 8, 2003, the City Council, Redevelopment Agency, and Housing Authority
approved financing for a ISO-unit, affordable, rental-housing complex known as "Rancho
Vista Apartments at EastLake" (project) in satisfaction of the EastLake Company's
obligation to provide affordable housing for the EastLake IIIIII master planned
community. The development is located on a vacant 8.2S-acre site located on the east
side of future EastLake Parkway, approximately 3,000 feet south of Clubhouse Drive.
Subsequent to receiving the project approvals, and in response to community concerns,
the developer has proposed an alternative proj ect approach: the development of a first-
time buyer (for-sale) affordable housing program on the same site. At the direction of the
Council, various meetings with the EastLake community were held to provide
information regarding affordable housing, EastLake's options for providing such housing
within the community, and the issues and impacts related to affordable rental and for-sale
developments. Staffs report included a report of EastLake's affordable housing options
and the community's comments on these options. (Community Development Director)
Chair/Mayor Padilla opened the public hearing, noting that written communications received
included a letter from San Diego Advocates for Social Justice; a one-page document from a
member of the public listing the benefits of affordable rental housing; and signature pages from
residents in favor of either condominiums or apartment development on the proposed site.
Chair/Mayor Padilla asked about policy specifications regarding low and moderate-income
housing. Senior Community Development Specialist Hines responded that the policy does not
differentiate between the types of housing; it merely states that five percent should be reserved as
affordable to low-income and moderate-income, regardless of whether the property is for sale or
for rent. Chair/Mayor Padilla stated that since 1999, the City has had five low and moderate
income housing projects, and only one was a for-sale project. He asked how staff arrived at the
conclusion that the balance is distorted, with a need for additional for-rent versus for-sale
housing. Senior Community Development Specialist Hines replied that in terms of balance, staff
views rental housing as a whole in comparison to the area that surrounds it. The eastern
territories clearly have a significant number of for-sale housing opportunities, whether affordable
or at market rate. In terms of affordable products proposed over the past four years, there is
clearly an increase in rental units versus for-sale. Chair/Mayor Padilla expressed concern that
the options for for-sale or for-rent were not brought before the Agency/CouncillHousing
Authority the first time, and that it was the developer's original desire to build a for-sale project.
Page 2 Counci1lRDA/HA Minutes
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07/08/03
PUBLIC HEARINGS (Continued)
Bill Ostrem, representing the Eastlake Company, stated that Chelsea is uncomfortable
withdrawing the CDLAC application.
Chair/Mayor Padilla stated that the resolutions enacted include the City's intent to issue bonds,
however, the City is under no obligation to do so. City Attorney Moore clarified that the Council
did enact a resolution stating its intention to issue tax-exempt obligation bonds, however, the
resolution specifically states that "nothing herein obligates the issuer to issue the obligations or
provides the applicant with any legal right to compel the issuance of the obligations which
decision remains in the final discretion of the issuer." She explained that there is no
commitment on the part of the City to issue any bonds to the developer for this project at this
time, and that there are a number of steps that have to be completed prior to any final decision by
the Council.
Charity Donnelly, a resident of the Antigua development, stated that she recognizes the need for
affordable housing but believed there is a stronger need for for-sale than for-rent housing. She
commented that renting is a short-term housing solution, whereas owning a home provides a
stronger sense of community for the residents.
Peter Watry urged the Council to approve the Rancho Vista apartments as originally planned,
stating that people should have the opportunity to rent, and there are few rentals that exist in
eastern Chula Vista.
James Schmid, President of Chelsea Investments, stated that the proposed project was designed
to meet the needs of the community. It would comprise a self-contained community that will
have less of an impact on traffic and over-crowding than a for-sale project because of the on-site
amenities that will be provided to the tenants. He stated that Chelsea is ready to move forward
with the project, and a delay until next year would have a significant financial impact on the
developer because of the implementation of prevailing wage provisions for all rental projects,
which will add $1,000,000 to the cost of the project WIth no benefit to the quality of the project
or its affordability. He urged the Council to move forward with the proposed for-rent project.
Agency/Authority/Councilmember Salas expressed concern that if the City does not fully
support the proposed project at this time, it may lose credibility and hamper future efforts to
obtain CDLAC funding for the community.
Agency/Authority/Counci1member Rindone asked Mr. Schmid to explain why traffic would be
improved with a for-rent versus a for-sale project. Mr. Schmid responded that a rental project
would generate fewer vehicles per household and also accommodate the large local employment
base.
Chair/Mayor Padilla stated that the process for the proposed project has not been a clear one,
and, upon review of the staff report and verbatim minutes of the Council meeting of April 8,
2003, it was revealed that the Council was clearly anticipating the exploration of alternative
options. He stated that at the April 8th meeting, he had asked staff whether the adoption of the
resolutions at that time would preclude the Council in any way from considering its full range of
options, and the response from staff was that the Council would not be closing the door on other
options. Chelsea Investments and Eastlake Company made the commitment to explore other
options, and he asked what had changed since that time. Mr. Schmid responded that when
Chelsea received notification early in June that there would be a developer-sponsored movement
to consider a for-sale option, Chelsea immediately notified the Eastlake Company and City staff
in writing that they were not in support of a for-sale project. He further stated that Chelsea
Investments never said that they were willing to forego the rental proj ect in favor of other
options, which was confirmed in writing on two occasions to City staff and the Eastlake
Company.
Page 3 Council/RDAIHA Minutes
1-..3
07/08/03
PUBLIC HEARINGS (Continued)
Agency/Authority/Councilmember McCann thanked Mr. Schmid and Mr. Ostrum for
participating in the public outreach process and bus tour.
Bill Hedenkamp, architect for the Rancho Vista project, stated that he took the proposed
development through the design review process and paid approximately $30,000 in design
review processing fees. He spoke in support of the for-rent project, which he believed would
provide more open space, more amenities, after-school facilities and professional on-site
management by Chelsea that a for-sale project would not include. He stated that the idea of
balanced communities has to do with balance in terms of access to housing in a particular
community. The difference between a for-rent and for-sale project would have a minimal impact
on the community, and he asked the Council to consider supporting the rental project.
Agency/Authority/Councilmember Salas commented that, in addition to the local workforce,
military families are also in dire need of affordable housing in the community.
Agency/Authority/Councilmember Rindone asked the projected build-out capacity in Eastlake.
Principal Planner Hernendez responded that there will be about 7,000 to 7,5000 units.
Evan Becker, representing Red Capital Group, stated that the group has made over $20,000,000
in financial commitments to the proposed rental project to produce a high-quality product. Red
Capital is proud of its projects with Chelsea, and he urged the Council to support the proposed
proj ect.
Catherine Rodman, representing San Diego Advocates for Social Justice, reported that she had
submitted a letter to the Council earlier in the day, and she spoke in support of Alternative No.1.
She also suggested that, in the future, the Council engage the entire community regarding
housing options and support projects that incorporate rental along with homeownership on
appropriate sites. She asked the Council to move forward with the project.
Mark Donnelly, a homeowner in the Antigua development, stated that as a homeowner, he has
had the opportunity to make home improvements, thus increasing the value of his home.
Homeownership allows the community to be managed by the residents, who decide what is best
for their community, while no one benefits from rentals. He suggested that Chelsea utilize
special low-leverage financing to assist families in becoming new homeowners rather than
tenants.
Marlinda Foster spoke in support of affordable rental housing. She stated that she currently lives
in an apartment complex that was taken over by Chelsea, and, as a result of proactive
management, the crime rate and incidents of excessive noise and drug trafficking have been
greatly reduced. Ms. Foster stated that the tenants work together as a community, and she
believed that low income did not equal low class. She asked the Council to support for-rent
housing.
Dr. R.C. Williams Sr. spoke in support oflow-income rental projects for seniors.
Page 4 Council/RDA/HA Minutes
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07/08/03
PUBLIC HEARINGS (Continued)
Cathlyn Coons spoke in support of for-sale housing, stating that homeownership has afforded her
the opportunity to gain equity for the future, and she believed that owning homes builds strong
families and communities.
Judd Wheeler stated that he had previously asked for information on the City's definition of
affordable housing and also for numbers and the amount of subsidy that has been provided by the
government. Mr. Wheeler suggested that future noticing be more widespread to include all
communities that may potentially be affected. He also urged the Council to adopt the
compromise to allow Chelsea to continue the process.
Debra Wheeler expressed concern regarding a lack of adequate notification, stating that the
community needs to be advised in advance regarding future projects. She also conveyed her
preference for senior housing developments in the area, rather than for-rent or for-sale projects,
since she believed that seniors were being forced out of Eastlake and that their quality oflife has
been diminished.
Bryan Felber stated that senior housing options should be provided in the eastern territories to
provide more balanced communities, and he believed that there was a stronger need for for-sale
rather than for-rent housing.
With no further members of the public wishing to speak, Chair/Mayor Padilla closed the public
hearing.
Agency/Authority/Councilmember McCann stated the need for a clearer policy regarding
affordable housing and believed that the proposed project would benefit the City's working class,
regardless of whether the development is for-sale or for-rent. He expressed his preference for a
first-time homebuyers program, stating that the current low interest rates benefit homeownership
and the ability of owners to gain equity and a stake in the community.
Agency/Authority/Councilmember Rindone expressed the need for both for-rent and for-sale
affordable housing and conveyed the need to develop the City's policies and procedures in this
regard. He also pointed out that the for-rent project is ready to proceed at this time, and the
amenities offered with this for-rent project are very positive.
Agency/Authority/Councilmember Salas believed that the best way to build wealth is through
homeownership. She also expressed the need for rental housing in the City and mentioned that
the City is leveraging a significant amount of funding for the proposed project to ensure its high
quality.
Agency/Authority/Councilmember Davis spoke in support of a for-rent project and commented
that the City must examine the process for future affordable projects in the community. She
believed that delaying the proposed project and losing SIDLAC funding would be irresponsible.
Chair/Mayor Padilla spoke in SUPPOIt of the proposed project and also regarding the need to
review policies. He pointed out that the same practice could not be applied to every project and
expressed the need for consistency, rationale, and reasoning throughout the process.
Page 5 CouncillRDAIHA Minutes
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07/08/03
PUBLIC HEARINGS (Continued)
ACTION:
Agency/Authority/Cowlcilmember Rindone moved to continue to support the
Rancho Vista project (Option No.1) and offered the following resolution, heading
read, text waived:
RESOLUTION NO. 2003-294, RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF CHUl~A VISTA REAFFIRMING ITS APPROVAL OF THE
RANCHO VISTAS APARTMENT PROJECT
Agency/ Authority/Councilmember Salas seconded the motion, and it carried 4-1,
with Agency/Authority/Councilmember McCann opposing.
OTHER BUSINESS
4. DIRECTOR'S REPORTS
There were none.
5. CHAIRIMA YOR REPORTS
There were none.
6. AGENCY/AUTHORITY/COUNCIL COMMENTS
There were none.
CLOSED SESSION
Closed Session was cancelled, and the following item was not discussed:
7. CONFERENCE WITH REAL PROPERTY NEGOTIATOR - Pursuant to Government
Code Section 54956.8
a. Property:
Negotiating Parties:
Assessor Parcel Nos. 619-121-01, 02, 29 (approximately
0.29 acres) located at Third and Naples.
Laurie Madigan, Lyle Haynes, Elizabeth Wagner Hull,
Linda Bartz, (Agency/City) and Mr. Arnin Kakayi, Mrs.
Elisa Flores, and Mrs. Raquel Ruelas
Instructions to negotiators
Assessor Parcel Nos. 563-350-13-00; 56-131-01-11
(Agency/City) and Assessor Parcel Nos. 563-350-12-00;
566-132-55-00 (George A. Mross and Mayfair Living
Trust)
Under Negotiations:
b. Property:
ADJOURNMENT
At 11 :03 p.m., Chair/Mayor Padilla adjourned the meeting to the Regular Meeting of the
Redevelopment Agency on July 15, 2003, at 6:00 p.m., immediately following the City Council
Meeting in the Council Chambers.
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Susan Bigelow, CMC, City Clerk
Page 6 CouncillRDAIHA Minutes
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07/08103
MINUTES OF AN ADJOURNED REGULAR MEETING OF THE CITY COUNCIL
AND A REGULAR MEETING OF THE REDEVELOPMENT AGENCY
OF THE CITY OF CHULA VISTA
July 15, 2003
6:00 p.m.
An Adjourned Regular Meeting of the City Council and a Regular Meeting of the
Redevelopment Agency of the City of Chula Vista were called to order at 8:33 p.m. in the
Council Chambers, located in the Public Services Building, 276 Fourth Avenue, Chula Vista,
California.
ROLLCALL:
PRESENT:
AgencylCouncilmembers: Davis, McCann, Rindone, Salas, and
Chair/Mayor Padilla
ABSENT:
Agency/Councilmembers: None
ALSO PRESENT: Executive Director/City Manager Rowlands, Agency/City
Attorney Moore, and City Clerk Bigelow
ORAL COMMUNICATIONS
There were none.
OTHER BUSINESS
1. DIRECTOR'S REPORTS
There were none.
2. CHAIR/MA YOR REPORTS
There were none.
3. AGENCY/COUNCIL COMMENTS
There were none.
CLOSED SESSION
Closed Session was cancelled and the following items were not discussed:
1- 7
CLOSED SESSION (Continued)
4. CONFERENCE WITH REAL PROPERTY NEGOTIATOR PURSUANT TO
GOVERNMENT CODE SECTION 54956.8
Property:
Assessor Parcel Nos. 563-350-13-00; 56-131-01-11
(Agency/City), Assessor Parcel Nos. 563-350-12-00; 566-
132-55-00 (George A. Mross and Mayfair Living Trust),
and Assessor Parcel Nos. 563-330-4900, 563-330-4800
(Bell Family)
Negotiating Parties:
Andy Campbell, Lyle Haynes (Agency/City), Ted and
Mike Bell (Bell family), and Mayfair Mross (Mayfair
Living Trust)
Under Negotiations:
Price and terms for disposition/acquisition
5. CONFERENCE WITH LEGAL COUNSEL REGARDING INITIATION OF
LITIGATION PURSUANT TO GOVERNMENT CODE SECTION 54956.9(C)
o One Case.
ADJOURNMENT
At 8:34 p.m., Chair/Mayor Padilla adjourned the meeting to an Adjourned Regular Meeting of
the Redevelopment Agency on July 22, 2003, at 6:00 p.m., immediately following the City
Council Meeting.
~.~t-~YJ>>--'
Susan Bigelow, CMC, C~y- Clerk
Page 2 CouncillRDA Minutes
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07115/03
MINUTES OF ADJOURNED REGULAR MEETINGS OF
THE CITY COUNCIL AND THE REDEVELOPMENT AGENCY
OF THE CITY OF CHULA VISTA
July 22, 2003
6:00 p.m.
Adjourned Regular Meetings of the City Council and the Redevelopment Agency of the City of
Chula Vista were called to order at 8:03 p.m. in the Council Chambers, located in the Public
Services Building, 276 Fourth Avenue, Chula Vista, California.
ROLL CALL:
PRESENT:
Agency/Councilmembers: Davis, McCann, Rindone, Salas, and
Chair/Mayor Padilla
ABSENT:
Agency/Councilmembers: None
ALSO PRESENT: Executive Director/City Manager Rowlands, Agency/City
Attorney Moore, and Assistant City Clerk Norris
CONSENT CALENDAR
1. COUNCIL RESOLUTION NO. 2003-329 AND AGENCY RESOLUTION NO. 1834,
RESOLUTION OF THE CITY COUNCIL AND THE REDEVELOPMENT AGENCY
OF THE CITY OF CHULA VISTA APPROVING THE FIRST AMENDMENT
BETWEEN THE CITY OF CHULA VISTA AND P&D ENVIRONMENTAL,
CONSULTANT, AND BORST FAMILY TRUST, APPLICANT, FOR THE CHULA
VISTA AUTO PARK EAST EXPANSION INVOLVING ENVIRONMENTAL
CONSULTING SERVICES RELATED TO THE PREPARATION OF MITIGATED
NEGATIVE DECLARATION FOR THE AUTO PARK EAST EXPANSION PROJECT
AND AUTHORIZING THE MAYOR TO EXECUTE AMENDMENT TO SAID
AGREEMENT
The proposed resolution approves an amendment to the existing contract with P&D
Environmental, in an amount not to exceed $9,715, for consulting services for
preparation and completion of a mitigated negative declaration. The contract amendment
requires approval by the Council and Redevelopment Agency, since the total contract
amount would now exceed $50,000. (Community Development Director)
Staff recommendation: Council/Agency adopt the resolution.
ACTION:
Chair/Mayor Padilla moved to approve staffs recommendation and offered the
Consent Calendar, heading read, text waived. The motion carried 5-0.
1- q
ACTION ITEMS
2. a. ORDINANCE NO. 2918, ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA ADOPTING A MITIGATED NEGATIVE DECLARATION AND
MITIGATION MONITORING AND REPORTING PROGRAM (IS-02-006) AND A
SPECIFIC PLAN (PCM-02-04) FOR THE AUTO PARK NORTH EXPANSION
(KNOWLTON REALTY ADVISERS, L.L.C. & OT A Y MESA VENTURES II, L.L.C)
b. RESOLUTION NO. 1835, RESOLUTION OF THE REDEVELOPMENT AGENCY OF
THE CITY OF CHULA VISTA APPROVING AN OWNER PARTICIPATION
AGREEMENT FOR THE DEVELOPMENT OF A THREE DEALERSHIP AUTO
PARK EXPANSION (WITH ANCILLARY USES) ON 39 ACRES LOCATED AT
MAIN STREET AND DELNISO COURT (APN #644-041-1100-1400 AND APN #644-
041-1700-1900) IN THE OTAY VALLEY ROAD REDEVELOPMENT PROJECT
AREA (KNOWLTON REALTY ADVISERS, L.L.C)
On June 3, 2003, the Council approved for first reading the ordinance adopting the
mitigated negative declaration (IS-02-006) and specific plan (PCM-02-04) to allow the
development of the Auto Park North expansion project on the former Omar Rendering
plant site on Main Street, within the Otay Valley Road redevelopment project area.
Staff's recommendation is for the Council to adopt the ordinance and for the Agency to
consider and adopt the resolution approving the owner participation agreement with
Knowlton Realty Advisers for the project. (Director of Community Development)
Senior Assistant City Attorney Googins asked that the proposed resolution be modified to
include the standard language giving the City Attorney the authority to make minor
modifications to the agreement as may be necessary.
Agency/Councilmember Salas asked if a provision of the owner participation agreement would
require the City to offer a financial incentive to a dealer, even if the market did not warrant such
an offer. Senior Assistant City Attorney Googins replied that the provision does not obligate the
Council to do more than consider a proposal by a dealership and would not commit the City in
any way legally to provide financial assistance. Agency/Councilmember Salas asked about
signage for the auto park. Senior Community Development Specialist Beard responded that the
City is requiring the dealerships to form a self-directed, group marketing and maintenance
organization to establish a common sign plan and a self-assessment program to raise funds on a
monthly basis for cooperative advertising. The dealerships will all be part of the Chula Vista
Auto Park.
ACTION: Agency/Councilmember McCann then offered Ordinance No. 2918 for adoption and
Agency Resolution No. 1835, as amended to include the standard language giving
the Attorney authority to make minor modifications to the agreement as may be
necessary, headings read, texts waived. The motion carried 5-0.
ORAL COMMUNICATIONS
There were none.
Page 2 CouncillRDA Minutes
/_10
07/22103
OTHER BUSINESS
3. DIRECTOR'S REPORTS
There were none.
4. CHAIRIMAYORREPORTS
There were none.
5. AGENCY/COUNCIL COMMENTS
Agency/Councilmember Rindone stated that he would be participating in a distinguished visitors
program on a U.S. Naval carrier on July 29, 2003, and would, therefore, not be present at the
joint Port CommissionlRedevelopment Agency meeting on that day. He requested that his
excused absence be placed on the Redevelopment Agency agenda for July 29,2003.
ADJOURNMENT
At 8:16 p.m., Chair/Mayor Padilla adjourned the meeting to a Special Meeting of the
Redevelopment Agency on July 29,2003, at 1:00 p.m. in the Council Chambers, and thence to
the Regular Meeting of the Redevelopment Agency on August 19, 2003, at 6:00 p.m.,
immediately following the City Council Meeting.
J~ vr:~
Donna Norris, Assistant City Clerk
/- / (
Page 3 Council/RDA Minutes
07/22/03
PAGE 1, ITEM NO.: c:t
MEETING DATE: 08/26/2003
JOINT REDEVELOPMENT AGENCY / CITY COUNCIL
AGENDA STATEMENT
ITEM TITLE:
PUBLIC HEARING TO CONSIDER ESTABLISHING DEVELOPMENT
STANDARDS, AND ALLOWING A 25 PERCENT DENSITY BONUS TO
ALLOW FOR A 14-UNIT TOWN HOME PROJECT IN THE R2P ZONE
FOR PROPERTY LOCATED AT 774 ADA STREET
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA
GRANTING A PRECISE PLAN PCM-03-31 TO ESTABLISH
DEVELOPMENT STANDARDS, AND APPROVING A 25 PERCENT
DENSITY BONUS TO ALLOW FOR A 14-UNIT TOWN HOME PROJECT
IN THE R2P ZONE FOR PROPERTY LOCATED AT 774 ADA STREET
AGENCY RESOLUTION APPROVING AN OWNER PARTICIPATION
AGREEMENT WITH ADA TERRACE, INCORPORATED FOR THE
DEVELOPMENT OF A 14-UNIT TOWN HOME PROJECT AT 774 ADA
STREET WITHIN THE SOUTHWEST REDEVELOPMENT PROJECT AREA
SUBMITTED BY: COMMUNITY DEV.ELOPMENT DIRECTOR 1-.\\ ~
REVIEWED BY: CITY MANAGER f r' {1 r'
4/5THS VOTE: YES D NO 0
BACKGROUND
Ada Terrace, Inc. ("Applicant") proposes to develop a market rate 14-unif fown home project in
!wo (2) triplex and four (4) duplex buildings at 774 Ada Sfreet, within the boundaries of the
Southwest Redevelopment Area. The project sife is located in an older residenfial area described
as "Harborside 'B'" in the Montgomery Specific Plan. The 1-5 freeway to the west and the
Industrial Boulevard/MTDB Trolley right-of-way to fhe east geographically define fhe
neighborhood.
Referred fo as Ada III, the proposed projecf is the fhird in a series of fhree town home projects
locafed on Ada Street. While Ada I and II ore locafed on the soufh side of Ada Sfreet, Ada III is
located on the north side of the sfreet (774 Ada Sfreef), which is locafed within the Southwest
Redevelopment Project Area. Ada I W<lS a 12-unit fown house project that wos opproved in June
2002 and is now under consfruction. Ada II is a 14-unit town house project that was approved
by the City Design Review Committee and the City Planning Commission in April 2003.
Tonight staff is presenting to City Council an ordinance to adopt 0 Precise Plan to establish
development standards, and approve a 25 percent density bonus to allow the development of
&-(
PAGE 2, ITEM NO.:
MEETING DATE: 08/26/2003
Ada III, a 14-unit town home project. Since the project is located within the Southwest
Redevelopment Project Area, the applicont will be required to enter into an Owner Participation
Agreement, which includes design plans. The Owner Participation Agreement is also being
presented to fhe Redevelopment Agency for considerafion and approval.
The Environmenfal Review Coordinator has reviewed fhe proposed project for compliance wifh
the California Environmental Quality Act (CEQA), and has determined that the project qualifies
for a Categorical Exemption pursuant fo Section 15332, Class 32 (exemption for infill
developments). Thus, no further environmental review is necessary af fhis time.
Please nofe fhat Ada II is also being presented tonighf to City Council for consideration. The City
Planning Department will presenf Ada II, since the project is located outside the boundaries of the
redevelopment area.
RECOMMENDATION
Council adopt the Ordinance to approve a Precise Plan (PCM-03-31) to establish development
standards, and approve a 25 percent Density Bonus fo allow for a 14-unit town home project in
the R2P Zone for a property located at 774 Ada Street.
Agency adopt an Owner Participation Agreement wifh Ada Terrace, Incorporafed for the
development of a 14-unit town home project at 774 Ada Streef within the Southwest
Redevelopment Project Area.
BOARDS/COMMISSIONS RECOMMENDATION
On June 2, 2003, the City Design Review Committee approved fhe design of fhe project
(Attached - Notice of Decision).
On June 25, 2003, fhe City Planning Commission adopted a resolution recommending that City
Council approve a Precise Plan (PCM 03-31) subject to the conditions and findings contained in
the draft City Council Precise Plan Ordinance, and grant 0 Density Bonus pursuanf fo the
Montgomery Specific Plan.
Please nofe, fhe City Design Review Committee and the City Planning Commission determined
fhaf Ada III was characterized by "outstanding planning or urban design" principles.
DISCUSSION
Site Characteristics
The project site is located on 0 .96-acre parcel on 774 Ado Street, within the boundaries of the
Southwest Redevelopment Area. Referred fo as "Harborside 'B'" in the Monfgomery Specific
Plan, the area is characterized by single and multi-family residential uses. The 1-5 freeway to the
west and the Industrial Boulevard/MTDB Trolley right-of-way to the east geographically define fhe
neighborhood (Locator Map - Attachment A).
cJ.-~
PAGE 3, ITEM NO.:
MEETING DATE:
08/26/2003
The project site is vacant, except for an exisfing dilapidated house that is slated for demolition to
make way for the project. After ocquiring the property, the Applicanf has allowed a tenanf to live
in fhe existing unif on a temporary basis. The Applicant also informed the tenant that the
arrangement would be terminated once the project was ready to move forward. Section 4 of the
Owner Participation Agreement addresses responsibility for relocation expenses related to the
project, and indemnifies the Agency from any relocation claims.
Additionally, there is no loss of an affordable residential unit, due to recent affordable housing
developments that have resulted in the Soufhwest Redevelopment Area meeting more than its fair
share of providing affordable housing. The Applicant's replacement and affordable housing
obligation is discussed latter in this report.
Proiect Description
The Applicant proposes to construcf a 14-unit town home project, consisting of four duplex (4)
and two (2) triplex buildings. Each building incorporates two-story units wifh A, B or C floor
plans. "Unit A" town homes measure 1,560-sf and include a 420-sf two-car garage; "Unit B"
town homes measure 1 ,352-sf and include a 436-sf two-car garage; and "Unit C" town homes
measure 1 ,663-sf and include a 420-sf two-car garage. Each unit will have three bedrooms and
three bafhs wifh a vaulted ceiling living room creating a loft effect within the stairwells to the
second floor hallways leading to the bedrooms.
Each friplex or duplex building will be a maximum 26-ft. in height, and will be enclosed by
private fenced-in rear yard areas that include patios. A 20-ft. wide driveway will serve the
complex, which will jog at an angle in fhe center of the project where a common open space
area splifs two access driveways that are perpendicular fo fhe main driveway fhaf provide
vehicular access to the buildings. The access driveways will also include sidewalk or common
open spoce elements for pedesfrian circulation throughout the project site.
The proposed project incorporates enhonced concrete pavemenf patterns utilized to delineate
pedestrian paths in front of garages, across the driveway and at fown home entrances. The
common open space area also includes a barbecue picnic area, and a lawn area that will
include a tot-Iof playground. A single trash enclosure facility with a decorative wall and trellis
cover will be centrally located across fhe driveway from fhe common area.
Land Use Desianations
The project site and adjacent uses include the following:
Site:
North:
South:
East:
West:
Existina Land Use
Single Family Unit
Commercial Refail
Ada I Town Homes
Trolley Trestle Apartments
Single Family Unit
General Plan
RLM (3-6 dwelling units/acre)
Pumpkin Patch/Xmas Tree Lot
RLM (3-6 dwelling units/acre)
RLM (3-6 dwelling units/acre)
RLM (3-6 dwelling unifs/acre)
Zonina
R2P
CTP
R2P
R2P
R2P
d. -..3
PAGE 4, ITEM NO.:
MEETING DATE: 08/26/2003
Although the General Plan and Montgomery Specific Plan designate fhis area as single-family
residential, there are pre-existing and new two-family and multi-family developments located
within the areo. The City's Redevelopment Agency has also located of her higher density housing
developmenfs in this area utilizing the density bonus provisions provided for by Stafe Governmenf
Code.
The Precise Plan provisions found in Section 19.56.040 of the Zoning Ordinance indicate that the
purpose of the P precise plan modifying disfrict is to allow diversificafion in the spatial
relationship of land uses, density, buildings, sfructures, landscaping and open spaces, as well as
design review of archifecture and signs fhrough the adoption of specific conditions of approvol
for development of property in the City.
Further, Section 19.56.045 of the Zoning Ordinance indicafes thaf Precise Plan modifying districts
may not increase densities above the maximum range wifhin the underlying zone. However,
since there was no density established as expressed in a number following the P designator for
the zoning of this property (R2P), the Montgomery Specific Plan (MSP) provision as noted above
can be applied on a case-by-case basis for individual projects within fhe Montgomery Specific
Plan area.
The Precise Plan provisions of the Zoning Code allow for various sfandards fo be modified if fhe
required findings can be made. The Precise Plan musf be reviewed and approved by fhe
Planning Commission and City Council. In fhis case, the Precise Plan process could allow the
applicant to develop the applicant fo develop the proposed project with 14 instead of 12 dwelling
units, for a nef density increase of 25 percenf as provided for in the Monfgomery Specific Plan. In
order to implemenf the increase from 12 to 14 dwelling units on fhe subject property, deviations
from the typical R2P zoning fore the site plan layouf will be required.
Like Ada I and II, Ada III requires Precise Plan approval and will rely on fhe same findings
required by the Montgomery Specific: Plan that the project be characterized by "outstanding
planning or urban design" principles as a requirement for granfing a proposed 25 percent
density increase, or to allow for an increase from 12 fo 14 fown home units. The R2P zoning for
the property also permifs the proposed Precise Plan to allow deviations to the underlying zoning
with regards fo f1oor-area-ratio, yard setbacks, private usable open space, two-car garage
dimensions, and guest parking spaces. Staff believes thaf findings can be made in support of the
above-mentioned deviations. Ada III is an attractive housing type fhaf meets fhe minimum Precise
Plan requirements, and is consistenf wifh Ada I and Ada II in terms of building design and open
space amenities.
Ada III is also located within a quarter mile radius of the Palomar MTDB Trolley Stafion, which
falls within a transit-oriented developmenf (TO D) sfudy area targeted by state legislation for smart
growth. The General Plan Update is currently exomining this oreo to determine whether higher
density developments should be encouraged within this neighborhood.
cJ-c/
PAGE 5, ITEM NO.:
MEETING DATE: 08/26/2003
Parking
Two-car garages with a minimum depth of 17-ft. for one space are proposed in lieu of the typical
20-ft. x 20-ft. dimension for a two-cor garage to accommodafe angled privacy enfries and living
room areos. Guest parking will be provided by 12 on-site compact (7 -1 /2-ft. x 15-ft.) spaces. A
minimum of 2 off-site guest parking spaces would be available on fhe street in front of the
complex. Staff believes the findings can be made in support of the deviafions to fhe garage
dimensions and compact guest parking for the overall site.
Landscaping
The proposed landscape plan has been reviewed by the City Landscape Planner and found to be
substantially consisfent with the City's Landscape Guidelines. The proposed landscape plan calls
for the placemenf of accenf trees and turf along the driveway enfrance and along the elevation
facing Ada Street. Trees and other significonf landscaping features will be placed on-site and
around fhe guest parking areas.
Architecture
The proposed project consisfs of four 1:4) duplex buildings and two (2) triplex buildings with three
differenf floor plans. Each unit is designed to incorporafe features found in many of the better
designed single-family homes thaf are currently being builf around fhe region. Attractive features
include angled privacy entries, open loft areas, raised ceilings, kitchens with bay windows, large
bedrooms with bathrooms and walk-in closets, a bedroom/sfudy or den option, laundry rooms,
and ample storage space wifhin the units adjacent to the two-car garages.
The exterior architecture is exceptional and shows two different front, side and rear elevations for
each building. Each elevafion shows variafions in the horizonfal and vertical planes, utilizing
varying rooflines and fenestrations, such as covered porch enfries and articulated windows.
Exterior materials would consist of beige and tan colored stucco (Dolce, Carida, Renaissance,
Romanesque) with red barrel Spanish file roofing (Deleo flash). Accent trim wood fascia will be
tan or brown (Cinnamon Sfick, Brown Rice).
The City Design Review Committee and the City Planning Commission found fhat the building
designs provided excepfional archifecture.
Replacement and Affordable Housing Obliaation
The Applicanf is proposing the demolition of an existing 2-bedroom unit on the project sife to
facilitate fhe construction of a 14-unit town home project. Since fhe proposed project is located
within the Southwest Redevelopment Project Area, the project is subject to the provisions of
Sections 33413(a) and 33413(b) of the California Health and Safety Code, also referred fo as
California Community Redevelopment Law. In accordance with Section 33413(a), the demolition
of the 2-bedroom unit thaf currently provides housing for a lower income household, will require
~-::)
PAGE 6, ITEM NO.:
MEETING DATE: 08/26/2003
fhe replacement of this residential unit with a comporable unit at on affordable housing cost for
lower income households.
Additionally, per Section 33413(b), the Agency must ensure thaf af least 15 percenf of all new
and substanfially rehabilitated dwelling units developed wifhin a project area under the
jurisdiction of fhe Agency by private or public entities other than fhe Agency shall be available at
an affordable housing cost to persons or families of low or moderate-income, and that nof less
than 40 percent of the dwelling units required to be available at an affordable housing cost shall
be available at an affordable housing cost fo very low income households.
Based upon the number of residential units to be creoted by the proposed project, the Agency
musf ensure the provision of a total of two new residential units ot an affordable housing cost to
low or moderate-income households, I,nd one unit fhaf will be required to be affordable fo a very
low-income household.
To ensure the provision of the one replacemenf unit and two new affordable unifs to lower or
moderate income households, the Agency has enfered into a Loan Agreemenf and Related
Restricted Covenants and Affordable Housing Agreement with the property owner of Sf. Regis
Park, a 118 dwelling unif developmenf locafed at ] 025 Broadway. The Agency made a loan to
Sf. Regis Park on the condition that fhe property owner ogree to develop and operate the property
in accordance wifh the requiremenfs of the Agency Loan Agreement and Housing Agreemenf,
restricting occupancy of 58 apartment units to very low and lower-income households, and 60
apartment units to moderate income households.
The execution of the Loan Agreement along wifh Affordable Housing Agreement for the
development and operafion of St. Regis Park satisfies the replacement and affordable housing
obligation of Ada Terrace, Incorporated pursuant to Sections 33413(a) and 33413(b) of the
California Health and Safety Code.
Owner Participation Aareement
The Owner Participafion Agreement runs with the land and outlines the Applicant's responsibilifies.
Among other requirements, fhe Applicant will be required to:
1. Develop the property in accordance with fhe approved development proposal subject to fhe
conditions of 011 City Deportments and the City's Design Review Committee, Planning
Commission, and the Redevelopment Agency.
2. Secure all necessary permits in a timely manner; and
3. Maintain the property in first class condifion.
CONCLUSION
The Soufhwest Redevelopment Area was adopted in 1990 as a unique area in Chula Visfa fhat
requires special attention and consideration in order to eliminate and reverse physical and
economic deteriorating conditions, provide and mointoin odequate infrostrudure, ond produce
d -G,
PAGE 7, ITEM NO.:
MEETING DATE: 08/26/2003
housing of all income levels. The proposed proiect will be beneficial for the City, because it will
redevelop an underutilized parcel to a higher and better use, assist in the elimination of physical
blighf, and provide markef rate housing to this area of the City. Ada III is consistent with the City
of Chula Visfa General Plan, and the Soufhwest Redevelopment Plan and Implementation Plan.
The City Design Review Committee and the City Planning Commission determined that Ada III
was characterized by "outstanding planning and urban design" principles. Ada III is an attroctive
housing type that meets fhe minimum Precise Plan requirements, and is consistent with Ada I and
Ada II in terms of building design and open space amenities. As a result, staff recommends
approval of the 14-unit town home project.
FISCAL IMPACT
The proposed project has an estimated valuation of $2,500,000, fhereby generating an
esfimated annual tax incremenf revenue of $25,000. The annual tax incremenf will be
distributed as follows: $5,000 (20%) for fhe Housing Set-Aside fund; $10,600 (53%) to affected
taxing entities as part of fhe tax sharing pass-thru agreements; and fhe remaining $9,400 will
accrue to the Southwesf Redevelopment Project Area fund.
ATTACHMENTS
Attachmenf A - Planning Commission Resolution PCM-03-31
Attachment B - Planning Commission Minutes (June 25, 2003)
Attachmenf C - Proposed City Council Precise Plan Ordinance wifh Findings
Exhibit A: T enfative Parcel Map
Exhibit B: Precise Plan Development and Operational Standards
Attachment D - Design Review Committee Minufes (June 2, 2003)
Attachment E - Notice of Decision PCM-03-31 with Condifions of Approval
Attachment F - Council/Agency Resolution adopting Owner Participation Agreement
Attachment G - Owner Participafion Agreemenf & Design Plans (Exhibit A)
J:\COMMDEV\STAFF.REP\08-26.03\774 Ado Street.doc
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CHULA VISTA PLANNING AND BUILDING DEPARTMENT
LOCATOR PROJECT PROJECT DEBCRJPTlON:
C) APPUCANT: JIM TRUSDALE PRECISE PLAN
PROJECT d..-~ Request: Proposing a precise plan to construct 14
ADDRESS: 774ADASTREET
. unit town homes, each unit 1500'sf with enclosed
SCALE: FILE NUMBER: 25 garage and (12) guest parking $paces. - _
NORTH No Scale PCM-03-31
c:\cherrylcllocators\locators03\pcm0331.cdr 04.14.03
ATTACHMENT A
RESOLUTION NO. PCM 03-31
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION,
RECOMMENDING THAT THE CITY COUNCIL GRANT PRECISE PLAN PCM-03-
31, INCLUDING A DENSITY BONUS TO ALLOW FOR A 14-UNIT CONDOMINIUM
DEVELOPMENT IN THE R2P ZONE LOCATED AT 774 ADA STREET.
WHEREAS, a duly verified application for a Precise Plan zoning permit was filed with the City
of Chula Vista Planning Department on March 21, 2003 by Jorge Sanchez and Daniel Contreras for Jim
Truesdale Developments, Applicant; and
WHEREAS, said applicant requests permission to develop a 14 town house condominium
development, consisting of 2-triplex and 4-duplex buildings located at 774 Ada Street; and
WHEREAS, the Environmental Review Coordinator determined that the project was exempt
from the California Environmental Quality Act as a Class 32 exemption for infill developments on April
10,2003; and
WHEREAS, the Planning Director set the time and place for a hearing on said Precise Plan
zoning permit and notice of said hearing, together with its purpose, was given by its publication in a
newspaper of general circulation in the city and its mailing to property owners and residents within 500-
ft. of the exterior boundaries of the property at least 10 days prior to the hearing; and
WHEREAS, the hearing was held at the time and place advertised, June 25, 2003, at 6:00 p.m. in
the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was
thereafter closed; and
WHEREAS, the Planning Commission considered all reports, evidence, and testimony presented
at the public hearing with respect to subject application.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION does
hereby recommend that the City Council approve Precise Plan PCM-03-31 in accordance with the
findings and development standards of the draft Precise Plan Ordinance and subject to the conditions
contained in the Design Review Committee's Notice of Decision.
BE IT FURTHER RESOLVED THAT a copy of this resolution be transmitted to the City
Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this 25th day of June, 2003, by the following vote, to-wit:
AYES:
NOES:
ABSTAIN:
ABSENT:
Cortes, Hall, Castaneda, Horn, Felber
Madrid, O'Neill
(f{~ I./-J-J
Russ Hall, Chair
ATTEST:
,
~;:~
OJ, - CJ
ATTACHMENT B
Planning Commission Minutes
- 2 -
June 25, 2003
4. PUBLIC HEARING: PCM 03-08i Precise Plan including a Density Bonus to allow
for 14-unit condominium project in the R2P Zone at 815 Ada
Street.
Background: Harold Phelps reported that the proposal is to construct a 14-unit
townhome project consisting of 7 duplex buildings each incorporating two-story Unit A
and Unit B floor plans. Unit A would measure 1,560 sf with a 420 sf two-car garage,
and Unit B would measure 1,352 sf with a 436 sf two car garage. Each building is 24
feet high and will be enclosed by private fenced-in rear yard areas with patios.
A 24 ft. wide driveway through the center of the property will serve the complex,
including sidewalks on both sides for both vehicular and pedestrian paths to the garage
and condominium entrances. Recreation areas are located on both sides of the
driveway, including playgrounds and BBQ picnic areas behind guest parking spaces and
the trash enclosure.
The project site is a vacant lot located in an older residential area (Harborside B) in the
Montgomery Specific Plan. A Precise Plan is being requested to accomplish the
following:
. an increase in the allowable density from 12 to 14 units which the Montgomery
Specific Plan provides that a net density bonus of 25% may be given to projects
"characterized by outstanding planning or urban design";
. deviations from the underlying zoning with regards to the building set-backs, open
space areas, two-car garage dimensions, guest parking spaces and floor area ratio.
Although the DRC could not make the findings of "outstanding planning or urban
design" because the two common open space areas and the number of guest parking
spaces were reduced as a result of the 100 year inundation line over a large part of the
southerly portion of the property prevented full utilization of the property. However,
the landscape treatment of the area adjacent to the drainage channel will provide a
passive open space amenity that should be considered beneficial to the complex,
therefore, staff believes that the finding can be made.
Staff Recommendation: That the Planning Commission adopt Resolution PCM 03-08
recommending that the City Counci I approve the Precise Plan subject to the conditions
and findings contained in the draft City Council Precise Plan Ordinance and grants the
Density Bonus pursuant to the Montgomery Specific Plan.
Commission Discussion:
c:J-IO
Planning Commission Minutes
- 3 -
June 25, 2003
Cmr. Hom inquired if staff had addressed the concerns raised by a resident, Mr.
Galbraith with regards to the run-off.
Mr. Phelps stated that the applicant and architect met with Mr. Galbraith after the DRC
meeting and his concerns were resolved because he didn't realize that there would be a
retaining wall along the southern property line, which is adjacent to his property and all
of the drainage would be controlled within the property lines.
Public Hearing Opened and Closed 7:15.
Cmr. Felber stated its unfortunate that some of the guest parking has been lost;
expressed concern with the size of the small yards, and felt the layout is too closed in
even with the two open space areas.
MSC (Felber/ I that the Planning Commission deny the density bonus and approve
the project for 12 units instead of the 14. Motion failed for lack of a second.
Jorge Sanchez, 345 Moss St., Chula Vista, CA, applicant, stated that he developed a 14-
unit project on Moss St. practically identical to the proposed project with two open
space areas and 6 parking spaces, which has been adequate.
Cmr. Castaneda stated that he lived in a similar complex that was gated and didn't have
the benefit of on-street parking as this project will have. He stated it takes enforcement
of the CC&R's to ensure that residents use their garages.
Cmr. Cortes stated that he supports this project not only on the merit of its design, but
also because of the pedestrian-oriented elements and its close proximity to the trolley.
MSC (Cortes/Hall) (5-0-0-21 that the Planning Commission adopt Resolution PCM 03-08
recommending that the City Council approve the Precise Plan subject to the
conditions and findings contained in the draft City Council Precise Plan Ordinance
and grants the Density Bonus pursuant to the Montgomery Specific Plan. Motion
carried.
5. PUBLIC HEARING: PCM 03-31; Precise Plan including a Density Bonus to allow
for 14-unit condominium project at the R2P Zone at 774 Ada
Street.
Background: Mr. Phelps described the proposed project, which mirrors the same
elements as the previously described project on 815 Ada Street.
The proposal is to construct a 14 unit town home project consisting of four duplex and
01.-/(
Planning Commission Minutes
- 4 -
June 25, 2003
two triplex buildings. Each building incorporates two-story units, with Unit A measuring
1,560 sf with a 420 sf two-car garage, Unit B measuring 1,352 sf with a 436 sf garage,
and Unit C measuring 1,663 sf with a 420 sf garage.
There is one common open space area that includes a picnic area and a child tot lot.
Staff concurs with the DRC and believes that the finding of "outstanding planning and
urban design" can be made.
Staff Recommendation: That the Planning Commission adopt Resolution PCM 03-31
recommending that the City Council approve the Precise Plan subject to the conditions
and findings contained in the draft City Council Precise Plan Ordinance and grants the
Density Bonus pursuant to the Montgomery Specific Plan.
Public Hearing Opened and Closed 7:25.
MSC (Cortes/Felber) (5-0-0-21 that the Planning Commission adopt Resolution PCM 03-
31 recommending that the City Council approve the Precise Plan subject to the
conditions and findings contained in the draft City Council Precise Plan Ordinance
and grants the Density Bonus pursuant to the Montgomery Specific Plan. Motion
carried.
c) -/2.
ATTACHMENT C
ORDINANCE NO.
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA GRANTING A PRECISE PLAN PCM-03-31 TO
ESTABLISH DEVELOPMENT STANDARDS AND
APPROVING A 25 PERCENT DENSITY BONUS TO ALLOW
FOR A 14-UNIT CONDOMINIUM PROJECT IN THE R2P
ZONE FOR PROPERTY LOCATED AT 774 ADA STREET
I. RECITALS
A. Project Site
WHEREAS, the area of land, whic:h is the subject of this Ordinance is diagrammatically
represented in Exhibit "A" and incorporated herein by this reference, and for the purpose of
general description herein consist of 14 town homes and two triplex and four duplex buildings,
and located at 774 Ada Street ("Project Site"); and
B. Project; Application for Discretionary Approval
WHEREAS, on March 21, 2003, Jorge Sanchez and Daniel Contreras for Jim Truesdale
Developments ("Developers") filed a Precise Plan application with the Planning and Building
Department of the City of Chula Vista for a town home condominium project in the Residential
Two Family zoning district ("Project"); and
C. Prior Discretionary Approvals
WHEREAS, the Design Review Committee meeting was scheduled and advertised for June 2,
2003, at 4:30 p.m. in the Council Chambers, 276 Fourth Avenue at which time the Design
Review Committee voted 5-0-0-0 recommending that the City Council approve the Precise Plan
project based on the findings and subject to the conditions listed below, in accordance with the
Notice of Decision (PCM-03-31); and
WHEREAS, the Planning Commission held an advertised public hearing on the Project on June
25, 2003, and, after considering all reports, evidence and testimony presented, voted 5-0-0-2 to
recommend that the City Council adopt the ordinance approving the Project, in accordance with
site plan Exhibit "A" and the Development regulations shown in Exhibit "B" based on the
findings listed below; and in accordance with the Planning Commission Resolution (PCM-03-
31); and
D. Planning Commission Record on Applications
WHEREAS, a duly called and noticed public hearing on the Project was held before the City
Council of the City of Chula Vista on the Project and to receive the recommendations of the
Planning Commission, and to hear public testimony with regard to the same; and,
d. -1.3
Ordinance
Page 2
WHEREAS, the Planning Department set the time and place for a hearing on said Project, and
notice of said hearing, together with its purpose, was given by its publication in a newspaper of
general circulation in the City, and its mailing to property owners within 500 ft. of the exterior
boundary of the project, at least ten (10) days prior to the hearing; and,
WHEREAS, The proceedings and all evidence introduced before the Planning Commission at
the public hearing on this project held on June 25, 2003, and the minutes and resolution resulting
there from, are hereby incorporated into the record of this proceedings; and,
E. City Council Record on Applications
WHEREAS, the City Clerk set the time and place for the hearing on the Project applications and
notices of said hearings, together with its purposes given by its publication in a newspaper of
general circulation in the city, and its mailing to property owners within 500 ft. of the exterior
boundaries of the Project site at least ten days prior to the hearing; and,
II. NOW, THEREFORE, the City Council of the City Chula Vista does hereby find,
determine and ordain as follows:
A. Certification of Compliance With CEQA
The Environmental Review Coordinator determined that the Project was exempt from the
California Environmental Quality Act (CEQA) as a Class 32 exemption for infill developments
on April 10, 2003. The Planning Commission adopted Resolution PCM-03-31 including the
exemption from CEQA on June 25, 2003 recommending that the City Council approve the
Project.
B. Independent Judgement of City Council
The City Council does hereby find that the environmental determination of the Environmental
Review Coordinator and the Planning Commission was reached in accordance with requirements
of the California Environmental Quality Act, the State EIR Guidelines, and the Environmental
Review Procedures of the City ofChula Vista.
C. Precise Plan Findings
1. That such use will not under the circumstances of the particular case be detrimental to
the health, safety or general welfare of persons residing or working in the vicinity or
injurious to property or improvements in the vicinity:
The issuance of a precise plan will not be detrimental to the health, safety or general welfare
of persons residing or working in the vicinity, or injurious to property or improvements in the
vicinity because the development of this 14-unit condominium project is characterized by
outstanding planning or urban design that will significantly improve the adjacent
neighborhood, surrounding community and general vicinity.
cJ- -1</
Ordinance
Page 3
The site plan layout provides for guest parking and common open space areas. The
architecture of the individual buildings is exceptional and the individual units incorporate
features found in well designed single-family homes, such as porch entries, open loft areas,
raised ceilings, kitchens with bay windows, large bedrooms and bathrooms, walk-in closets, a
study or den, laundry rooms, and ample storage space within the units adjacent to the two-car
garages.
2. That such plan satisfies the principle for application of the P modifying district as set
forth in CVMC 19.56.041:
Based upon the facts presented, S(:ction 19.56.041(C) would apply to this project because the
basic or underlying zone regulations do not allow the property owner and/or the city
appropriate control or flexibility needed to achieve an efficient use of the property and proper
relationship of the project to the uses allowed in the adjacent zones.
By strict interpretation, only six single-family dwelling units could be allowed on this
property according to the General Plan and Specific Plan land use designations of Residential
Low Medium (3 - 6 dwelling units per acre).
However, the adopted policy of the City Council for this area was that the R2P zoning
overlay would be consistent with the General Plan and Specific Plan, and therefore the
Zoning ofR2P would allow for up to six duplex buildings for a total of 12 units utilizing the
P (Precise Plan) modifying district overlay zone.
In addition, the Montgomery Specific Plan allows for an additional 25 percent density bonus
for projects located within single-family designated areas if characterized by "outstanding
plauning or urban design."
Therefore, in order to provide a 14-unit condominium project, flexible development standards
(such as the reduced front, side, and rear yard setbacks, reduced common and private open
space areas, reduced two-car garage dimensions, a reduced number of guest parking spaces,
and an increase in floor-area-ratio) need to be applied to the project in order to achieve an
efficient use of the property and a proper relationship of the project to the uses allowed in the
adjacent zones.
3. That any exceptions granted which may deviate from the underlying zoning
requirements shall be warranted only when necessary to meet the purpose and
application of the Precise Plan:
Exceptions to be granted which would deviate from the underlying zoning requirements are
the building setbacks, common and private open space areas, the allowable floor-area-ratio,
the two-car garage dimensions, and the number of guest parking spaces.
cJ.-I~
Ordinance
Page 4
These deviations are appropriate because the proposed site plan and the design of the seven
two-story duplex buildings exterior architecture are exceptional and the individual units
incorporate features found in well-designed single-family homes.
The Design Review Committee approved the architecture, and the City Council concurs with
the Design Review Committee and the Planning Commission and finds that outstanding
planning and urban design characterize the proj ect as proposed.
4. The approval of this plan will conform to the General Plan and the adopted policies of
the City Of Chula Vista:
Approval of the Precise Plan will be in substantial conformance with the General Plan Land
Use Designation of Low Medium Residential (3 - 6 dwelling units per acre) in that the same
land use designation was provided for on the Montgomery Specific Plan Land Use Map, and
the adopted policy of the City Council for this area was that the R2P zoning overlay would be
consistent with the General Plan and Specific Plan.
S. The approval of this plan will conform to the applicable sections of the Montgomery
Specific Plan
The 25 percent net density bonus as allowed by the Montgomery Specific Plan will add 2
units where only 12 units would normally be permitted, thereby providing more affordable
housing relative to the current housing market. The development will include two-car
garages for each unit, private yards and patios, sufficient guest parking and common open
space recreation areas, and may also be a catalyst for the potential redevelopment of this area
in the future. The City Council concurs with the finding of the Director of Planning and
Building that the project reflects outstanding planning and urban design and therefore is
entitled to a density bonus per the provision set forth in Montgomery Specific Plan.
D. Terms of Grant of Precise Plan
The City Council hereby grants Precise Plan PCM-03-3l for project depiction in Exhibit "A,"
and controlled by the Development and Operational Standards in Exhibit "B" and subject to the
conditions of approval found in the Design Review Committee Notice of Decision, which are
incorporated herein by reference.
E. Execution and Recordation of Resolution of Approval
The Developer shall execute this document by signing the lines provided below, said execution
indicating that the property owner and applicant have each read, understood and agreed to the
conditions contained herein. Upon execution, this document shall be recorded with the County
Clerk of the County of San Diego, at the sole expense of the property owner and/or applicant,
02.- I ~
Ordinance
Page 5
and a signed, stamped copy returned to the City Clerk and Planning Department. Failure to
return a signed and stamped copy ofthis recorded document within ten days of recordation to the
City Clerk 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 City Clerk' Office and known as
Document No.
! )u 1 0 ~
Dat
III. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Ordinance 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.
N. APPROVAL OF PRECISE PLAN
The City Council does hereby approve the Precise Plan as depicted in Exhibit "A", and including
the property Development and Operational Standards for Ada III Town homes, as represented in
Exhibit "B," which is incorporated herein by reference.
V. EFFECTNE DATE
This ordinance shall take effect and be in full force on the thirtieth day from and after its
adoption.
Presented by
Approved as to form by
Jim Sandoval
Acting Director of Planning and Building
~-/7
Ordinance
Page 6
PASSED, APPROVED, and ADOPTED by the City Council of the City of Chula Vista,
California, this the 26th day of August, 2003, by the following vote:
AYES:
Councilmembers:
NAYS:
Councilmembers:
ABSENT:
Councilmembers:
Stephen C. Padilla, Mayor
ATTEST:
Susan Bigelow, City Clerk
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO )
CITY OF CHULA VISTA )
I, Susan Bigelow, City Clerk of Chula Vista, California, do hereby certify that the foregoing
Ordinance No. had its first reading at a regular meeting held on the 26th day of August
2003 and its second reading and adoption at a regular meeting of said City Council held on the
_ day of 2003.
Executed this _ day of _ 2003.
Susan Bigelow, City Clerk
J:\COMMDEV\Xavier\Southwest\774 Ada 51. Project\PCM-03-31CCORD.doc
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Exhibit "B"
DEVELOPMENT AND OPERATIONAL STANDARDS
A. Development Standards
These development standards and regulations shall apply to the development of 14
condominium units within two triplex and four duplex buildings known as the Ada III
townhomes. This Precise Plan is intended to work in conjunction with the development
standards in the City ofChula Vista's Zoning Ordinance (Title 19).
Any information not shown within the Precise Plan should be referenced in the City of Chula
Vista Municipal Code Chapter 19.26 Residential Two-Family (R2P) zone.
Residential
1. Allowed Uses
Allowed uses shall be those that are identified in the R2P zone as permitted uses or
accessory uses.
2. Development Standards
The following development standards shall apply to all land and buildings within the
R2P zoning district. Dimensions and standards shown in Table I are allowed. Where
in conflict with the R2P zone development standards, the standards outlined in this
Precise Plan take precedence; where a particular item is not addressed in the Precise
Plan, the R2P zone development standards shall be used.
TABLEt
Precise Plan
Develo ment Standard for Townhomes
Lot Criteria
Lot area per unit (minimum):
Lot coverage (maximum):
Lot depth (minimum):
Lot width (minimum):
Floor Area Ratio (maximum):
Unit A (4-units, includes garage):
Unit B (8-units, includes garage):
Unit C 2-units, includes ara e :
cJ -,;2. 0
3,000-sq. ft.
50 percent
52 feet
32 feet
60 percent
1,980 sq. ft.
1,788-sq. ft.
2,083-s . ft.
Setbacks from drives and
Front yard (minimum):
Exterior side yard (minimum):
Interior side yard (minimum):
Rear yard (minimum):
Units 4, 5, 6, 7, 8, 9, and 13:
Units 10, 11, and 12:
Units 1,2,3, and 14:
Parkin
Units A & C (6-units):
Interior dimensions:
Minimum garage door opening:
Minimum depth and width
For one of two parallel vehicles:
Unit B (8-units):
Interior dimensions:
Minimum garage door opening:
Minimum depth and width
For one of two parallel vehicles:
Guest Parking (compact):
Minimum dimensions:
Drivewa s:
o ens ace
Private Usable (minimum):
Common Usable (one area:
Fencin
Perimeter:
Interior:
Buildin Rei ht
No accessory structures are
permitted on lots with rear yards
less than 10- ft. in d th:
erimeter lot lines
4-ft.
4-ft.
O-ft.
5-ft.
10- ft.
15- ft.
2-car ara es
420-sq. ft.
20'-6" x 19'-10"
16-ft.
17-ft. x 8-ft.
436-sq. ft.
21'-0"x20'-0"
8'-4" & 8'-4"
17-ft. x 8-ft.
12 spaces
7-ft. x 15-ft.
20-ft.
27 ,945-sq. ft.
350-sq. ft.
Per unit
2,250-s . ft.
6-ft.
Stucco wall
Wood fence
26- ft.
Patio covers must
be less than
300-s . ft.
Notes: Table 1 figures are based on the information on the Precise Plan
B. Operational Standards
1. Approval of this request shall not waive compliance with all sections of Title 19 of
the Municipal Code, and all other applicable City Ordinances in effect at the time of
building permit issuance.
d)..-o1.1
2. Buildings and Landscaping shall be maintained according to the approved plans
unless modifications are approved by the City of Chula Vista.
3. The driveway within the complex shall be designated and maintained as a private
roadway.
4. All onsite drainage facilities shall be considered private.
5. Improvements will not be permitted within sight visibility area at the entrance per
City requirements.
6. This Precise Plan permit shall be subject to any and all new, modified or deleted
conditions imposed after approval of this permit to advance a legitimate
governmental interest related to health, safety or welfare which the City shall impose
after advance written notice to the Permittee and after the City has given to 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 Permit
tee of a substantial revenue source which the Permittee cannot, in the normal
operation of the use permitted, be expected to economically recover.
7. Applicant/operator shall and does hereby agree to indemnify, protect, defend and hold
harmless City, its Council members, officers, employees, agents and representatives,
from and against any and all liabilities, losses, damages, demands, claims and costs,
including court costs and attorneys' fees (collectively, "liabilities") incurred by the
City arising, directly or indirectly, from (a) City's approval and issuance of this
conditional use 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. Applicant/operator shall acknowledge their agreement to this provision by
executing a copy of this conditional use permit where indicated, below.
Applicant's/operator's compliance with this provision is an express condition of this
conditional use permit and this provision shall be binding on any and all of
Applicant's/operator's successors and assigns.
c::J - ~ .=l.
J:IPLANNING\HAROLDlOTHERIPCM-03-31EXHIBITB.noc
Design Review Committee
Minutes
-3
DRAFT
ATTACHMENT D
June 2. 2003
3. PCM-03-31
Jim Truesdale
774 Ada Street between Industrial Blvd. & Frontage Road, south of
Palomar Street, Chula Vista, CA
Precise plan for 14 town homes in 2 triplex buildings and 4 duplex
buildinQs. Each unit will possess 3-bedrooms and 3-bathrooms,
with 2-car garages.
Staff Presentation:
Mr. Harold Phelps, Associate Planner stated that this project was the third project in a
series of three for a proposal of townhomes and was known as "Ada III". The project is
located in a residential area known as Harborside "B" in the Montgomery Specific Plan or
East Fairfield in the Southwest Redevelopment Plan. The 1-5 freeway to the west and the
Industrial Boulevard/MTDB Trolley Station to the east geographically define the
neighborhood. There was an existing house on the property that is dilapidated and was
slated for demolition.
Mr. Phelps stated although the General Plan and Montgomery Specific Plan designate this
area as single-family, there are pre-existing and two-family and multi-family developments
already located within the area. In addition, the redevelopment agency has located other
higher density affordable housing in this area utilizing the density bonus provisions
provided for by State Government Code. Being that the project is within a quarter mile
radius to the Palomar MTDB Trolley Station it also falls within a transit-oriented
development study area targeted by state legislation for smart growth
Mr. Phelps commented that the Precise Plan for "Ada III" is being requested to accomplish
the following:
1. An increase in density above what the zoning would allow per the Montgomery
Specific Plan provision for projects characterized by "outstanding planning or urban
design" which in this case would allow for 14 instead of the 12 town home dwelling
units;
2. Deviations to the underlying zoning with regards to required overall floor-area-ratio,
yard setbacks, private usable open space, two-car garage dimensions, and guest
parking spaces;
3. Provide one low-income rental or for sale condominium unit, in compliance with the
project being located within the Southwest Redevelopment Area.
Mr. Phelps reported that the elevations show that all the buildings are oriented to an
access driveway for both vehicular and front pedestrian entrances. A setback front door
area articulates the main entrances to each unit and thus the two car garages are
designed so that the minimum depth for one car space is reduced to 17 -ft. instead of 20-ft.
Each unit has a private yard area, which varies in size, but all include a patio area to the
back of the unit.
Mr. Phelps stated that the proposed landscape plan has been reviewed and found to be
substantially consistent with the City's Landscape Guidelines with conditions of approval.
Accent trees and turf will mark the driveway entrances, guest parking areas and the
elevation facing Ada Street. The common open space areas include picnic areas and as a
J:IHOMEIPLANNINGIROSEMARIEIDRCIMIN-6-02_03
o1.-.t3
~
Design Review Committee
Minutes
-4
DRAJ:T
June 2, 2003
condition of approval a tot-lot will be included in the portion shown as a lawn area. A
decorative stucco wall will enclose the complex with wood fencing between the units.
Mr. Phelps stated that staff believes that the findings can be made in support of the
deviations of setbacks and private open space areas, as well as the minor alterations to
the garage dimension, the compact guest parking, and the maximum floor area ratio for
the overall site based upon the design of the buildings.
Mr. Phelps commented that the applicant proposes to construct a 14-unit town home
project consisting of four duplex and two triplex buildings. Each unit will have three
bedrooms and three baths with a vaulted ceiling living room creating a loft effect within the
stairwells to the second floor hallways leading to the bedrooms. Each triplex or duplex
building will be a maximum 26-ft. in height, and will be enclosed by private fenced-in rear
yard areas that include patios.
Mr. Phelps reported that each of the elevations show a variety in horizontal and vertical
planes that utilize varying rooflines and fenestrations for the areas such as the porch
entries or bay windows. The roofing materials are mission style tile and the stucco
treatment will include variations of beige and tan colors which are shown on the material
board. The project will be consistent with "Ada I" and "Ada II" in terms of the building
design and open space amenities. The layout for the triplex and duplex buildings along
with the site layout are more interesting, and therefore staff believes that the project meets
the minimum Precise Plan requirements and recommends approval.
STAFF RECOMMENDATION:
Staff recommends that if the Design Review Committee determines that the project is
consistent with the City of Chula Vista Design Guidelines and the Montgomery Specific
Plan provisions for a density bonus, then recommend approval of the Precise Plan to the
Planning Commission and the City Council, subject to the conditions of approval.
COMMITTEE DISCUSSION:
Chair Morlon asked Mr. Garry Williams, the City's Landscape Planner, if he felt
comfortable with the landscape plans?
Mr. Williams responded that he was satisfied with the landscaping plans and the
conditions that were added to the report.
Member Alberdi asked if the Fire Department had requested that the building provide a
hammerhead or that it be sprinkled?
Mr. Phelps responded that in this case the applicant had the option of either providing a
hammerhead area or having the buildings sprinkled per the requirement of the Fire
Department.
Mr. Schmitz, Principal Planner, remarked that the applicant had been given these options
because the distance of the private drive that goes past the open space area was
approximately 100-feet, unlike the G Street Condominium project where the depth of the
lot was 1 gO-feet and the project was required to have a hammerhead area on site.
J:IHOMEIPLANNINGIROSEMARIEIDRC\MIN-6-Q2-03 '30
eJ -.1 '"
Design Review Committee
Minutes
-5
DR ,A J:T
June 2, 2003
Member Alberdi commented that the G Street project was also a three-story building which
automatically required that the building be sprinkled.
Member Mestler stated that she had talked with Garry Edmonds, in the fire department
and he had explained that if the lot were more than 150 feet deep a hammerhead would
be required on site.
Member Aguilar commented that she noted that this project, as well as the "Ada I" project,
would be going for approval before the Planning Commission and the City Council
together and she wanted to say that she felt comfortable in making the findings that these
projects represented outstanding planning and urban design. Unlike the "Ada II" project,
these developments (Ada I and Ada III) have significant site amenities associated with
them landscape areas, picnic areas, and there was also quite a bit of separation between
the units themselves and they were oriented in different directions. Those features are not
applicable with the Ada II project.
Member Mestler understood that the density was zoned for 12-units, but wanted to clarify
if the DRC was also being asked to approved the two additional units?
Mr. Phelps stated that she was correct; the additional two units were over and above what
the zoning would normally allow. The only way that staff can allow these additional two
units is if the committee makes a finding through the Montgomery Specific Plan that the
project meets the criteria for outstanding planning and urban design.
Member Mestler asked if staff felt that this project was in this category?
Mr. Phelps responded that staff believed that this project was a lot more interesting in
terms of the layout. In terms of the building design, it was the same as the other two
projects. It was staffs feeling that this project does meet a higher level of design than
some of the other duplexes that are on this street that have been developed strictly
according to zoning but are not architecturally interesting.
Chair Morlon stated that he fell the applicant had taken the shape of the land and made it
work for the project, so he would, therefore, make a motion that the DRC approve the
project as presented by staff including the two additional units to the project.
MSC (Morlon/Mestlerl (5-0-0-01 to recommend the approval of PCM-03-31 project to
the Planning Commission and the City Council with the recommendations by staff
as stated in the staff report. Motion carried.
J:IHOMEIPLANNINGlROSEMARIEIORCIMIN-6-02-03
31
cJ -.<.S"
ATTACHMENT E
ATTACHMENT No. 6
~~~
~
~~~~
--
Design Review Committee
CllY OF
CHUlA VISTA
NOTICE OF DECISION
On PCM-03-31
Notice is hereby given that the City of Chula Vista Design Review Committee has considered
PCM-03-3l, a request to develop 14 town house condominiums in two triplex and four duplex
buildings.
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 32 categorical exemption pursuant to Section 15332 (urban in-fill developments) of the
State CEQA Guidelines.
The Design Review Committee approved said request based upon the following findings of
facts:
1. That the proposed development is consistent with the development regulations of the
R2P (Two-Family Residential with a Precise Plan) Zone, the Montgomery Specific Plan,
and the Environmental Review.
The two-family residential zoning allows for two units per 7,OOO-sq. ft. of lot area. A 25
percent density bonus above that is warranted based upon the provisions for such an increase
in density in the Montgomery Specific Plan because "outstanding planning or urban design"
characterizes the proj ect.
If the Precise Plan is approved, the development will possess its own development standards
under the Precise Plan but will otherwise conform to the R2P zone and will be consistent
with the zoning regulations and the Montgomery Specific Plan.
The project was deemed exempt from environmental review as a Class 32 (urban infill
developments) exemption from CEQA.
2. The design features of the proposed renovations are consistent with, and are a cost
effective method of satisfying, the City of Chula Vista Design Manual and Landscape
Manual.
The proposed development, which consists of 14 town home condominium units contained
within two triplex buildings and four duplex buildings, along with a common open space
recreation area, 12 guest parking spaces, and private rear yard areas for each unit will be
consistent with, and are a cost effective method of satisfying the multi-family residential
design guidelines found in the Chula Vista Design Manual and Landscape Manual.
3:L.. c::l - a2. G,
NOTICE OF DECISION
PAGE 2
The Design Review Committee hereby approves the design of Precise Plan PCM-03-31, subject
to the following conditions:
1. Prior to the issuance of any permits required by the City of Chula Vista for the use of
the subject property in reliance on this approval, the applicant shall satisfy the
following requirements:
Planning and Building Department Conditions:
.
A. The City Council must adopt Precise Plan PCM-03-3l for project depiction in Exhibit
"A", and controlled by the Development Regulations in Exhibit "B."
B. The following items shall be submitted for approval by the Director of Planning and
Building and/or the City Landscape Planner:
L A revised site plan and/or building elevations incorporating all conditions of
approval including the following:
a. Provide a "tot-lot," including playground apparatus to be incorporated
within the common open space area shown as a lawn area adjacent to the
barbeque area;
b. Provide a paving plan showing the pattern, style and color of enhanced
paving material, and label the guest parking as "compact" parking spaces;
c. Details about the trash and recycling enclosure masonry walls and gate
control system as required by Pacific Waste Company;
d. Details about the proposed lighting in the common opens space areas and
on each building elevation.
2. If necessitated by changes to the site plan, submit a revised Conceptual
Landscape Plan for review and approval by the Landscape Planner:
a. Provide concrete mow curbs per City standards separating turf areas from
shrub areas;
b. The landscape plan plant palette must reflect indigenous plant material
approximately 25 percent of the planting palette used on this project shall
represent a "Southern California style;"
c. Replace the palm species used at the project entry with specimen multi-
trunk accent trees. The palms may be used in combination with the accent
trees. Flowering and multi-trunk species are encouraged;
d. Provide more layering of shrub masses and articulation in the entry
landscape design;
e. Provide street tree selection compatible with the existing street tree
program on Ada Street approved by the City arborist.
3. After approval of the revised Conceptual Landscape Plan, provide a detailed
Planting and Irrigation plan for review and approval by the Landscape Planner:
a. Provide a minimum palm height of IO-ft. to 12-ft. brown trunk;
3) c:;-~ 7
NOTICE OF DECISION
PAGE 3
b. No roof drains shall empty into planter areas. All down spouts shall be
connected to sewer and not cross any planted areas or driveways, as an
incorporated design Best Management Practice (BMP).
4. A Water Management Plan and a Fencing Plan shall be provided in conjunction
with either the Conceptual Landscape Plan or the Planting & Irrigation Plan:
a. Provide a detailed trellis structure design for staff review and approval for
the trash enclosure design;
b. Fences and walls shall comply with the city's sight visibility requirements.
All privacy fencing shall be 6-ft. in height. Walls and fences exposed to
public view shall be painted to complement the buildings. This includes
the automatic steel gate. All freestanding, walls and fences shall be a
decorative type. Specify the wall type, color and materials to be used on a
fencing plan to be submitted for final review and approval by the zoning
administrator.
5. Lighting for the facility shown on the site plan shall be in conformance with
Section 17.28.020 of the Municipal Code:
a. A lighting plan shall be provided that includes details showing that the
proposed lighting shall be shielded to remove any glare from adjacent
properties.
C. Comply with all requirements of the Building Division including the following:
1. Submit architectural plans that are stamped and signed by a licensed architect.
Plans shall include a site plan and building elevations that are consistent with the .
precise plan's approval.
2. Structural plans and calculations must be stamped and signed by a California
Registered Civil/Structural Engineer.
3. Project shall comply with 2001 CBC, CMC, CPC, and CEC.
4. Project shall comply with 2001 ADA and Title 24 Energy requirements.
5. Plans shall indicate type of occupancy.
D. A graffiti resis~l\1lt treatment shall be specified for all wall and building surfaces. This
shall be noted for any building and wall plans and shall be reviewed and approved by the
Director of Planning & Building prior to the issuance of building permits. Additionally,
the project shall conform to Sections 9.20.055 and 9.20.035 of the CVMC regarding
graffiti control.
E. Conditions, Covenants, and Restrictions (CC & R's) shall be provided for review and
approval by the Planning Department. The document shall be reviewed and approved to
the satisfaction of the Planning and Building Director prior to recordation of the Precise'
Plan.
3<f
02-:l.f
NOTICE OF DECISIO!\'
PAGE 4
Resource Recycling and Conservation Coordinator Conditions:
.
F. The locations and orientation of trash enclosures must be approved by the franchise trash
hauling company, with sufficient space for designated recyclables. The enclosures bins
and/or containers must meet the design specifications of the City Conservation
Coordinator. Please contact at 691-5122 for more information.
Fire Department Conditions:
G. Prior to issuance of building permits, submit information verifying the minimum
available fire flow of 1000 gallons per minute at 20 pounds per square inch for two
hours. Provide either a hammerhead or cul-de-sac for fire trucks on site, or provide 13D
fire sprinkler systems for the rear two duplex buildings (units 6, 7, 8, and 9). Show one
fire extinguisher box with extinguisher for every building, and provide fire lane striping
on all driveways. A fire hydrant may be required in front of the project.
Engineering Department Conditions:
H. The following fees will be required based on the final building plans submitted:
I. Sewer Capacity Fees;
2. Traffic Signal Fees;
3. Public Facilities Development Impact Fees.
L A Tentative Parcel Map and Final Parcel Map shall be required in order to create the 14-
condominium unit/one lot condo map.
J. Grading permit will be required. A drainage study and geotechnicaVsoils study are
required with the first submittal of grading plans together with calculations for the
proposed drainage system.
K. The Engineering Division will require the applicant to obtain a construction permit to
perform any work in the City's right-of-way or future public sewer easements which may
include, but not limited to:
I. Driveway approach per Chula Vista Design Standards; if installing an alley type
driveway, add ADA pedestrian ramps per City Standards.
2. Installation of one 150W HPSV Street Light on Ada Street, at the east property
line.
3. Installation of an 8-inch public sewer with manholes built to City Standards along
the main driveway. Improvement plans for the public onsite sewer system is
required.
4. Construct a driveway for the public sewer to H20 wheel loading standards. A six-
inch thick PCC driveway over four-inch approved base material is an acceptable
structural section. Grant a public sewer easement along said driveway on the
Final Parcel Map.
5. Additional conditions of approval may be required upon submittal of the
Tentative Parcel Map.
3s
02 - .2. CJ
NOTICE OF DECISION
PAGES
L. A two-foot right-of-way dedication is required along Ada Street, for a half street width of
twenty-eight (28) feet prior to submittal of the Tentative Parcel Map.
M. The applicant is required to complete the applicable Forms (see Manual) and comply
with the City of Chula Vista's Storm Water Management Standards Requirements
Manual.
N. The applicant is required to implement Best Management Practices (BMPs) to prevent
pollution of the storm water conveyance systems, both during and after construction.
Permanent storm water requirements shall be incorporated into the project design, and
shall be shown on the plans.. Any construction and non-structural BMPs requirements
that cannot be shown graphically must be either noted or stapled on the plans.
O. The City of Chula Vista requires that all new development and significant redevelopment
projects comply with the requirements of the NPDES Municipal Permit, Order No. 2001-
01. According to said Permit, all projects falling under the Priority Development Project
Categories are required to comply with the Standard Urban Storm Water Mitigation
Plans (SUSMP) and Numeric Sizing Criteria.
P. Development of the project shall comply with all applicable regulations, established by
the United States Environmental Protection Agency (USEP A), as set forth in the National
Pollutant Discharge Elimination System (NPDES) permit requirements for urban runoff
and storm water discharge, and any regulations adopted by the City of Chula Vista
pursuant to the NPDES regulations and requirements. Further, the applicant shall file a
Notice of Intent (NO!) with the State Water Resource Control Board to obtain coverage
under the NPDES General Permit for Storm Water Discharges Associated with
Construction Activity and shall implement a Storm Water Pollution Prevention Plan
(SWPPP) concurrent with the commencement of grading activities. The SWPPP shall
include both construction and post-construction pollution prevention and pollution
control measures, and shall identify funding mechanisms for the maintenance of post-
construction control measures.
Q. The applicant is required to identify storm water pollutants that are potentially generated
at the facility, and propose Best Management Practices (BMPs) that will be implemented
to prevent such pollutants from entering the storm drainage systems.
R. A water quality study will be required to demonstrate compliance with the requirements
of the National Pollutant Discharge Elimination System (NPDES) Construction and
Municipal Permits, including Standard Urban Storm Water Mitigation Plans (SUSMP)
and Numeric Sizing Criteria requirements, with the first submittal of
grading/improvement plans, in accordance with the City's Manual.
02 - 30
:3~
NOTICE OF DECISION
PAGE 6
S. The applicant may be required to obtain coverage under the NPDES Generallndustrial
Permit. The applicant is directed to contact the California Regional Water Quality
Control Board, San Diego Region for any enquires in this respect.
Police Department Conditions:
T. The proposed development shall participate in the Crime Free Multi-Family Housing
Program prior to issuance of building permit. Contact the Crime Prevention Unit at 691-
5127 for more information.
Housing Division Conditions:
U. The proposed development requires that the developer enter into an owner participation
agreement (OPA) with the City Council, and as part of the Southwest Redevelopment
Area shall participate in the affordable housing program of the City. A minimum of 15
percent of the units (1 unit) shall be designated to be rented or sold within the prescribed
price range for a low-income household. Contact the Housing Division at 585-5722 for
more information.
Outside Agency Conditions:
V. Applicant shall contact the Chula Vista Fire Department about required fire flow
.equirements and subrnit a letter to the Sweetwater Authority stating the requirements.
The Authority will determine if there is a need for new or substantial alteration to the
existing water systems, as well as the availability of water for operational and fire
protection purposes. All fees and deposits shall be provided at the building permit stage.
W. The applicant shall contact the Sweetwater Union High School District and the Chula
Vista Elementary School District to determine the school fees and/or Community
Facilities District (CFD's) that the project shall be included into in addition to the school
fees that shall be paid prior to issuance of the building permit.
02-.3 (
37
NOTICE OF DEClSIO!'.'
PAGE 7
2. Prior to use or occupancy of the property in reliance on this approval, the following
requirements shall be met:
A. The site shall be developed and maintained in accordance with the approved plans which
include site plans, architectural elevations, exterior materials and colors, landscaping,
sign program and grading on file in the Planning Division, the conditions contained
herein, Title 19, and the Montgomery Specific Plan.
B. Prior to any use of the project site and/or business activity being commenced thereon, all
Conditions of Approval shall be completed to the satisfaction of the Planning Director.
C. All landscape and hardscape improvements shall be installed in accordance with the
approved landscape plan and the comments of the City Landscape Planner.
D. All ground-mounted utility appurtenances such as transformers, AC condensers, etc.,
shall be located out of public view and adequately screened through the use of a
combination of concrete or masonry walls, berming, and/or landscaping to the
satisfaction of the Planning Director.
E. All roof appurtenances, including air conditioners and other roof mounted equipment
and/or projections, shall be shielded from view and the sound buffered from adjacent.
properties and streets as required by the Planning Director. Such screening shall be
architecturally integrated with the building design and constructed to the satisfaction of
the Planning Director. Details shall be included in building plans.
F. A fire flow of 3,000 gallons per minute for duration of three (3) hours must be provided.
The back flow preventor shall be screened from view, and the Fire Department
connection shall not be located with the back flow preventor.
G. A fire hydrant shall be installed in the front of the proposed development. If at anytime a
motorized gate is installed it must be provided with an Opticom system and Knox key
switch for fire department entry. Provide a visible address to be seen from the main
access road.
H. A ISO-watt streetlight shall be installed at the westerly side of the property frontage on
Ada Street to the satisfaction of the City Traffic Engineering Section.
1. Applicant shall obtain a security survey from the Crime Prevention Unit of the Police
Department for specific recommendations on access control, surveillance detection, and
police response prior to issuance of certificate of occupancy.
J. The Precise Plan design approval shall expire if building permits are not issued or the
approved use has not commenced within one year from the date of this approval, unless a
written request for an extension is received prior to the expiration date.
02 p~ '-
3~
NOTICE OF DECISION
PAGE 8
EXECUTION AND RECORDATION OF RESOLUTION OF APPROVAL
The Developer shall execute this document by signing the lines provided below, said execution
indicating that the property owner and applicant have each read, understood and agreed to the
conditions contained herein. Upon execution, this document shall be recorded with the County
Clerk of the County of San Diego, at the sole expense of the property owner and/or applicant,
and a signed, stamped copy returned to the City Clerk and Planning Department. Failure to
return a signed and stamped copy of this recorded document within ten days of recordation to the
City Clerk 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 City Clerk' Office and known as
Document No.
Signature ofProp.erty Owner 774 Ada Street
Date
Signature of Representative
Date
PASSED AND APPROVED BY THE DESIGN REVIEW COMMITTEE OF THE
CITY OF CHULA VISTA, CALIFORNIA, the 2nd day of June, 2003, by the following vote, to-
wit:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
John Sclunitz, Zoning Administrator
Rosemarie Rice, Design Review Committee Secretary
J :\PLANNINGIHAROLDlREsOLUTIONS\PCM-03-31NOD.DOC
OJ - 3..3
31
.
ATTACHMENT F
AGENCY RESOLUTION NO.
AGENCY RESOLUTION APPROVING AN OWNER PARTICIPATION
AGREEMENT WITH ADA TERRACE, INCORPORATED FOR THE
DEVELOPMENT OF A 14-UNIT TOWN HOME PROJECT AT 774 ADA
STREET WITHIN THE SOUTHWEST REDEVELOPMENT PROJECT AREA
WHEREAS, Terrace Development, Incorporated has presented development plans for
the construction of a 14-unit town home project within two triplex and four duplex buildings,
and required parking, landscaping and driveways; and
WHEREAS, the site is located on a .96-acre parcel on 774 Ada Street. in the Southwest
Redevelopment Project Area under the jurisdiction and control of the Redevelopment
Agency of the City of Chula Vista, which is shown in the Locator Map attached to the Owner
Participation Agreement and incorporated herein by reference; and
WHEREAS. Terrace Development, Incorporated is proposing the demolition of an
existing 2-bedroom unit on the project site; and
WHEREAS. pursuant to Section 33413(a) of the California Health and Safety Code, the
demolition of the 2-bedroom unit that currently provides housing for a lower income
household. will require the replacement of this residential unit with a comparable unit at an
affordable housing cost for lower income households; and
WHEREAS. pursuant to Section 33413(b), Agency must 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 other than the Agency shall be
available at an affordable housing cost to persons or families of low or moderate-income, and
that not less than 40 percent of the dwelling units required to be available at an affordable
housing cost shall be available at an affordable housing cost to very low income households;
and
WHEREAS. based on the number of residential units to be created by the project,
Agency must ensure the provision of a total of two new residential units at an affordable
housing cost to low or moderate-income households, and one unit that will be required to be
affordable to a very low-income household; and
WHEREAS, to ensure the provision of the one replacement unit and two new affordable
units to lower or moderate income households. Agency has entered into a Loan Agreement
and Related Restricted Covenants Clnd Affordable Housing Agreement with the property
owner of St. Regis Park, a 118 dwelling unit development located at 1025 Broadway in the City
of Chula Vista; and
WHEREAS, Agency made a loan to st. Regis Park on the condition that the property
owner agree to develop and operate the property in accordance with the requirements of
the Agency Loan Agreement and Housing Agreement. restricting occupancy of 58 apartment
units to very low and lower-income households, and 60 apartment units to moderate income
households; and
02 -.3 if
WHEREAS, the execution of the Loan Agreement along with Affordable Housing
Agreement for the development and operation of St. Regis Park satisfies the replacement and
affordable housing obligations of Ada Terrace. Incorporated pursuant to Sections 33413(a)
and 33413(b) of the California Health and Safety Code; and
WHEREAS, pursuant to compliance with the California Environmental Quality Act, the
Environmental Review Coordinator has reviewed the proposed project for compliance with
the California Environmental Quality Act (CEQA). and has determined that the project
qualifies for a categorical exemption pursuant to Section 15332. Class 32 [exemption for infill
developments]; thus. no further environmental review is necessary; and
WHEREAS, on June 2, 2003, the City Design Review Committee approved the design of
the project subject to the conditions set forth in Exhibit B of the Owner Participation
Agreement for this project; and
WHEREAS, on June 25. 2003. the City Planning Commission recommended approval of
the project subject to the conditions set forth in Exhibit B of the Owner Participation
Agreement for this project; and
WHEREAS. the City Design Review Committee and the City Planning Commission
determined that the 14-unit town horne project was characterized by "outstanding planning
or urban design" principles.
NOW, THEREFORE, BE IT RESOLVED THAT THE REDEVELOPMENT AGENCY OF THE CITY OF
CHULA VISTA does hereby find, order, determine and resolve as follows;
1. The project is consistent with the City of Chula Vista General Plan, and the
Southwest Redevelopment Plan and Implementation Plan.
2. The execution of the Loan Agreement along with Affordable Housing Agreement for
the development and operation of st. Regis Park at 1025 Broadway in the City of
Chula Vista satisfies the replacement and affordable housing obligations of Ada
Terrace, Incorporated pursuant to Sections 33413(a) and 33413(b) of the California
Health and Safety Code.
3. The project will be beneficiol for the City of Chula Vista, because it will redevelop an
underutilized parcel to a higher and better use, assist in the elimination of blight, and
provide market rate housin(~ to this area of the City.
4. The Redevelopment Agency of the City of Chula Vista hereby approves an Owner
Participation Agreement with Ada Terrace Incorporated to construct a 14-unit town
home project within two triplex and four duplex buildings. and required parking.
landscaping and driveways in the Southwest Redevelopment Project Area, as
depicted in Exhibit A and subject to the conditions set forth in Exhibit B that was
granted for this project; and
5. The Chairman of the Redevelopment Agency is hereby authorized to execute the
subject Owner Participation Agreement between the Redevelopment Agency and
Ada Terrace, Incorporated.
02-~S
6. The Secretary of the Redevelopment Agency is authorized to record said Owner
Participation Agreement in the Office of the County Recorder of San Diego,
California.
Presented by
Approved as to form by
Laurie Madigan
Director of Community Development
J:\COMMDEV\RESOS\774 Ada Street.doc
~"'.3k
ATTACHMENT G
Recording Requested By:
CHULA VISTA REDEVELOPMENT AGENCY
276 Fourth Avenue
Chula Vista, CA 91910
When Recorded Mail To:
CHULA VISTA REDEVELOPMENT AGENCY
276 Fourth Avenue
Chula Vista, CA 91910
Attn: Linda Welch
APN: 622-020-29
(Space Above This Line For Recorder)
OWNER PARTICIPATION AGREEMENT
Ada Terrace, Inc.
774 Ada Street
THIS AGREEMENT is entered into by the REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA, a
public body corporate and politic (hereinafter referred to as "AGENCY"), and Ada Terrace Inc., a California
Corporation (hereinafter referred to as "DEVELOPER") effective as of August_, 2003.
WHEREAS, the DEVELOPER desires to develop real property within the SOUTHWEST REDEVELOPMENT
PROJECT AREA ("Project Area") which is subject to the jurisdiction and control of the AGENCY; and,
WHEREAS, the DEVELOPER has presented plans for development to the Design Review Committee and
the Planning Commission for the construction of a 14-unit town home project, consisting of four duplex and two
triplex buildings, access and circulation, and common open space and landscape areas (the 'Project"); and,
WHEREAS, said plans for development have been recommended for approval by said committee and said
Commission; and,
WHEREAS, the AGENCY has considered the Design Review Committee's and Planning Commission's
recommendation and has approved the Project and design plans subject to certain terms and conditions; and,
WHEREAS, the AGENCY desires that said Project be implemented and completed as soon as it is practicable in
accordance with the terms of this Agreement.
NOW, THEREFORE, the AGENCY and the DEVELOPER agree as follows:
1. The property to be developed is described as Assessor's Parcel Numbers 622-020-29 located at 774
Ada Street, Chula Vista, CA., shown on locator map attached hereto and by this reference
incorporated herein ("Property").
2. The DEVELOPER covenants and agrees by and for himself, his heirs, executors, administrators and
assigns and all persons claiming under or through them the following:
A. DEVELOPER shall develop the Property with the Project in accordance with the AGENCY
approved development proposal attached hereto as Exhibit "A".
B. DEVELOPER shall obtain all necessary federal/state and local governmental permits and
approvals and abide by all applicable federal. state and local laws, regulations, policies and
approvals in connection with the development of the Project. DEVELOPER further agrees
o')-~7
that this Agreement is contingent upon DEVELOPER securing said permits and approvals.
DEVELOPER shall pay all applicable development impact and processing fees.
C. DEVELOPER shall obtain building permits within one year from the date of this Agreement
and to actually develop the Property with the Project within one year from the date of
issuance of the building permits. In the event DEVELOPER fails to meet these deadlines,
the Agency's approval of DEVELOPER's development proposals shall be void and this
Agreement shall have no further force or effect.
D. In all deeds granting or conveying an interest in the Property, the following language shall
appear:
'The grantee herein covenants by and for himself, his heirs, executors,
administrators and assigns, and all persons claiming under or through
them, that there shall be no discrimination against or segregation of, any
person or group of persons on account of race, color, creed, national origin
or ancestry in the sale, lease, sublease, transfer, use, occupancy, tenure,
or enjoyment of the premises herein conveyed, nor shall the grantee
himself or any persons claiming under or through him establish or permit
any such practice of discrimination or segregation with reference to the
selection, location, number, use or occupancy of tenants, lessees,
subtenant lessees, or vendees in the premises herein conveyed. The
foregoing covenants shall run with the land. '
E. In all leases demising an interest in all or any part of the Property, the fOllowing language
shall appear:
'The lessee herein covenants by and for himself, his heirs, executors,
administrators and assigns, and all persons claiming under or through him,
and this lease is made and accepted upon and subject to the fOllowing
conditions:
That there shall be no discrimination against or segregation of, any person
or group of persons, on account of race, color, creed, national origin, or
ancestry, in the leasing, subleasing, transferring use, occupancy, tenure,
or enjoyment of the premises herein leased, nor shall the lessee himself or
any persons claiming under or through him, establish or permit any such
practices of discrimination or segregation with reference to the selection,
location, number or use, or occupancy of tenants, lessees, sublessees,
subtenants, or vendees in the premises herein leased. '
3. The Property shall be developed subject to the condttions imposed by the Design Review Committee,
and the AGENCY as described in Exhibit B attached hereto and incorporated herein by this reference.
DEVELOPER acknowledges the validity of and agrees to accept such conditions.
4. DEVELOPER shall be responsibie for any and all relocation expenses related to this project.
DEVELOPER indemnifies, holds harmless, protects, and defends City from any and all relocation
claims arising from or related to any action taken by the AGENCY, including the consideration, andlor
approval of this Owner Participation Agreement.
5. DEVELOPER shall maintain the premises in FIRST CLASS CONDITION.
A. DUTY TO MAINTAIN FIRST CLASS CONDITION. Throughoutlhe term of this Agreement,
DEVELOPER shall, at DEVELOPER's sole cost and expense, maintain the Property which
01-.3<8
includes all improvements thereon in first class condition and repair, and In accordance with
all applicable laws, permits, licenses and other govemmental authorizations, rules,
ordinances, orders, decrees and regulations now or hereafter enacted, issued or promulgated
by federal, state, county, municipal, and other govemmental agencies, bodies and courts
having or claiming jurisdiction and all their respective departments, bureaus, and officials.
If the DEVELOPER fails to maintain the Properly in a "first class condition", the
Redeyelopment Agency of the City of Chula Vista or its agents shall have the right to go on
the Properly and perform the necessary maintenance and the cost of said maintenance shall
become a lien against the Properly. The Agency shall have the right to enforce this lien
either by foreclosing on the Properly or by forwarding the amount to be collected to the Tax
Assessor who shall make it part of the tax bill.
B. DEVELOPER shall promptly and diligently repair, restore, alter, add to, remove, and replace,
as required, the Properly and all improvements to maintain or comply as above, orto remedy
all damage to or destruction of all or any part of the improvements. Any repair, restoration,
alteration, addition, removal, maintenance, replacement and other act of compliance under
this Paragraph (hereafter collectively referred to as "Restoration") shall be completed by
DEVELOPER whether or not funds are available from insurance proceeds or subtenant
contributions.
C. In order to enforce all above maintenance provisions, the parties agree that the Community
Development Director is empowered to make reasonable determinations as to whether the
Properly is in a first class condition. If the Director determines it is not, the Director (1) will
notify the DEVELOPER in writing and (2) extend a reasonable time to cure. If a cure or
substantial progress to cure has not been made within that time, the Director is authorized to
effectuate the cure by City forces or otherwise, the cost of which will be promptly reimbursed
by the DEVELOPER.
D. FIRST CLASS CONDITION DEFINED. First class condition and repair, means an efficient
and attractive condition, at least substantially equal in quality to the condition which exists
when the Project has been completed in accordance with all applicable laws and conditions.
6. AGENCY and DEVELOPER agree that the covenants of the DEVELOPER expressed herein shall run
with the land. DEVELOPER shall have the right, without prior approval of AGENCY, to assign its
rights and delegate its duties under this Agreement. Such assignment or delegation shall not be
effective until DEVELOPER has notified AGENCY in writing. Besides the assignee's or delegate's
name, the notice shall include the new contact information for the assignee or delegate.
7. AGENCY and DEVELOPER agree that the covenants of the DEVELOPER expressed herein are for
the express benefit of the AGENCY and for all owners of real properly within the boundaries of the
PROJECT AREA as the same now exists or may be hereafter amended. AGENCY and DEVELOPER
agree that the provisions of this Agreement may be specifically enforced in any court of competent
jurisdiction by the AGENCY on its own behalf or on behalf of any owner of real property within the
boundaries of the PROJECT AREA.
8. AGENCY and DEVELOPER agree that this Agreement may be recorded by the AGENCY in the Office
of the County Recorder of San Diego County, California.
9. DEVELOPER shall and does hereby agree to indemnify, protect, defend and hold harmless AGENCY
and the City of Chula Vista, and their respective Council members, officers, employees, agents and
representatives, from and against any and all liabilities, losses, damages, demands, claims and costs,
including court costs and reasonable attorneys' fees (collectively, "liabilities") incurred by the AGENCY
arising, directly or indirectly, from (a) AGENCY's approval ofthis Agreement, (b) AGENCYs or City's
approval or issuance of any other permit or action, whether discretionary or non-discretionary, in
~ -.3'
connection with the Project contemplated herein, and (c) DEVELOPER's construction and operation of
the Project permitted hereby.
.
10. In the event of any dispute between the parties with respect to the obligations under this AGREEMENT
that results in litigation, the prevailing party shall be entitled to recover its reasonable attomey's fees
and court costs from the non-prevailing party.
11. Time is of the essence for each and every obligation hereunder.
12. If DEVELOPER fails to fulfill its obligations hereunder after due notice and reasonable opportunity to
cure, DEVELOPER shall be in defautt hereunder, and in addition to any and all other rights and
remedies AGENCY may have, at law or in equity, AGENCY shall have the right to terminate its
approval of the Project and this Agreement.
13. Developer and Agency agree that, notwithstanding Section VI (A), Types of Participation, Conforming
Owners of the Rules Governing Participation and Re-Entry Preferences for Property Owners,
Operators, or Businesses, and Tenants in the Southwest Redevelopment Project Area, adopted by the
Agency on September 1990, the Agency expressly retains its right to exercise its eminent domain
powers as it relates to the Property.
14. All notices, demands or requests (hereinafter "notices") provided for or permitted to be given pursuant
to this Agreement must be in writing. All notices to be sent to any party shall be deemed to have been
properly given or served if personally served or deposited In the United States mail, certified or
registered, return receipt requested, addressed to such party at the addresses listed below. A party
may change the address where notices are to be delivered by giving notice pursuant to this Section,
but shall not require a party to serve or mail notices to multiple address.
AGENCY: CHULA VISTA REDEVELOPMENT AGENCY
276 Fourth Avenue
Chula Vista, CA 91910
DEVELOPER: Ada Terrace, Inc.
734 Jacinto Place
Coronado, CA 92118
Signature Page Follows
~-4o
Signature Page
IN WITNESS WHEREOF THE PARTIES HAVE ENTERED INTO THIS AGREEMENT EFFECTIVE AS OF THE DATE
FIRST WRITTEN ABOVE.
DATED:
REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA
"AGENCY"
By:
Stephen C. Padilla, Chairman
NOTARY: Please attach acknowledgment card.
APPROVED AS TO FORM BY:
Ann Moore, Agency Attorney
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CALIFORNIA ALL.PURPOSE ACKNOWLEDGMENT
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Description of Attached~nt ~(!.1.44>r-7M I /I-"""",~~~
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Prod. No. 5907
Reorder: Call Toll-Free 1-aoo-a76-6827
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EXHIBIT A
Design Plans
Owner Participation Agreement
Ada Terrace, Inc.
774 Ada Street
Chula Vista, CA
Exhibit A
Design Plans
02 - 4.3
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EXHIBIT B
Design Review Conditions
Owner Participation Agreement
Ada Terrace,lnc.
774 Ada Street
Chula Vista, CA
DESIGN REVIEW CONDITIONS
1. Prior to the issuance of any permits required by the City of Chula Vista for the use of the subject property in
reliance on this approval, the applicant shall satisfy the following requirements:
Plannina and Buildina Department Conditions:
A. The City Council must adopt Precise Plan PCM-03-31 for project depiction in Exhibit "A', and controlled by the
Development Regulations in Exhibit "8."
B, The following items shall be submitted for approval by the Director of Planning and Building and/or the City
Landscape Planner:
1, A revised site plan and/or building eleyations incorporating all conditions of approval Including the
following:
a. Provide a "tot-lot," including piayground apparatus to be incorporated within the common open
space area shown as a lawn area adjacent to the barbeque area;
b. Provide a paving plan showing the pattern, style and color of enhanced paving material, and label
the guest parking as "compact" parking spaces;
c, Details about the trash and recycling enclosure masonry walls and gate control system as
required by Pacific Waste Company;
d, Details about the proposed lighting in the common opens space areas and on each building
elevation,
2, If necessitated by changes to the site plan, submit a revised Conceptual Landscape Plan for review and
approval by the Landscape Planner:
a, Provide concrete mow curbs per City standards separating turf areas from shrub areas;
b, The landscape plan plant palette must reflect indigenous plant material approximately 25 percent
of the planting palette used on this project shall represent a "Southem California style;"
c, Replace the palm species used at the project entry with specimen multi-trunk accent trees, The
palms may be used in combination with the accent trees, Flowering and multi-trunk speCies are
encouraged;
d, Provide more layering of shrub masses and articulation in the entry landscape design;
e, Provide street tree selection compatible with the existing street tree program on Ada Street
approved by the City arborist.
3, After approval of the revised Conceptual Landscape Plan, provide a detailed Planting and Irrigation plan
for review and approval by the Landscape Planner:
a. Provide a minimum palm height of 10-ft. to 12-ft, brown trunk;
b. No roof drains shall empty into planter areas, All down spouts shall be connected to sewer and
not cross any planted areas or driveways, as an incorporated design Best Management Practice
(BMPI.
4, A Water Management Plan and a Fencing Plan shall be provided in conjunction with either the
Conceptual Landscape Plan or the Planting & Irrigation Plan:
a. Provide a detailed trellis structure design for staff review and approval for the trash enclosure ~3
design; ~-~
b, Fences and walls shall comply with the city's sight visibility requirements. All privacy fencing shall
be 6-ft. in height. Walls and fences exposed to public view shall be painted to complement the
buildings, This includes the automatic steel gate, All freestanding, walls and fences shall be a
EXHIBIT B
Design Review Conditions
Owner Participation Agreement
Ada Terrace,Inc.
774 Ada Street
Chula Vista, CA
decorative type. Specify the wall type, color and materials to be used on a fencing plan to be
submitted for final review and approval by the zoning administrator.
5. Lighting for the facility shown on the site plan shall be in conformance with Section 17.28.020 of the
Municipal Code:
a. A lighting plan shall be provided that includes details showing that the proposed lighting shall be
shielded to remove any glare from adjacent properties.
C. Comply with all requirements of the Building Division including the following:
1. Submit architectural plans that are stamped and signed by a licensed architect. Plans shall include a site
plan and building elevations that are consistent with the precise plan's approval.
2. Structural plans and calculations must be stamped and signed by a California Registered Civil/Structural
Engineer.
3. Project shall comply with 2001 CBC, CMC, CPC, and CEC.
4. Project shall comply with 2001 ADA and Title 24 Energy requirements.
5. Plans shall indicate type of occupancy.
D. A graffiti resistant treatment shall be specified for all wall and building surfaces. This shall be noted for any building
and wall plans and shall be reviewed and approved by the Director of Planning & Building prior to the issuance of
building permits. Additionally, the project shall conform to Sections 9.20.055 and 9.20.035 of the CVMC regarding
graffiti control.
E. Conditions, Covenants, and Restrictions (CC & R's) shall be provided for review and approval by the Planning
Department. The document shall be reviewed and approved to the satisfaction of the Planning and Building Director
prior to recordation of the Precise Plan.
Resource Recycling and Conservation Coordinator Conditions:
F. The locations and orientation of trash enclosures must be approved by the franchise trash hauling company,
with sufficient space for designated recyclables. The enclosures bins and/or containers must meet the design
specifications of the City Conservation Coordinator. Please contact at 691-5122 for more information.
Fire Department Conditions:
G. Prior to issuance of building permits, submit information verifying the minimum available fire fiow of 1 000
gallons per minute at 20 pounds per square inch for two hours. Provide either a hammerhead or cul-de-sac for fire
trucks on site, or provide 13D fire sprinkler systems for the rear two duplex buildings (units 6, 7, 8, and 9). Show
one fire extinguisher box with extinguisher for every building, and provide fire lane striping on all driveways. A fire
hydrant may be required in front of the project.
Engineering Department Conditions:
H. The fOllowing fees will be required based on the final building plans submitted:
1. Sewer Capacity Fees;
2. Traffic Signal Fees;
3. Public Facilities Development Impact Fees.
oJ-s<I
EXHIBIT B
Design Review Conditions
Owner Participation Agreement
Ada Terrace,Inc.
774 Ada street
Chula Vista, CA
I. A Tentative Parcel Map and Final Parcel Map shall be required in order to create the 14-condominium unit/one
lot condo map.
J. Grading permit will be required. A drainage study and geotechnical/soils study are required with the first
submittal of grading plans together with calculations for the proposed drainage system.
K. The Engineering Division will require the applicant to obtain a construction permit to perform any work in the
City's right-of-way or future public sewer easements which may include, but not limited to:
1. Driveway approach per Chula Vista Design Standards; if installing an alley type driveway, add ADA
pedestrian ramps per City Standards.
2. Installation of one 150W HPSV Street Light on Ada Street, at the east property line.
3. Installation of an 8-inch public sewer with manholes built to City Standards along the main driveway.
Improvement plans for the publiC onsite sewer system is required.
4. Construct a driveway for the public sewer to H20 wheel loading standards. A six-inch thick PCC
driveway over four-inch approved base material is an acceptable structural section. Grant a public
sewer easement along said driveway on the Final Parcel Map.
5. Additional conditions of approval may be required upon submittal of the Tentative Parcel Map.
L. A two-foot right-of-way dedication is required along Ada Street, for a half street width of twenty-eight (281 feet
prior to submittal of the Tentative Parcel Map.
M. The applicant is required to complete the applicable Forms (see Manual) and comply with the City of Chula
Vista's Storm Water Management Standards Requirements Manual.
N. The applicant is required to implement Best Management Practices (BMPs) to prevent pollution of the storm
water conveyance systems, both during and after construction. Permanent storm water requirements shall be
incorporated into the project design, and shall be shown on the plans. Any construction and non-structural
BMPs requirements that cannot be shown graphically must be either noted or stapled on the plans.
O. The City of Chula Vista requires that all new development and significant redevelopment projects comply with
the requirements of the NPDES Municipal Permit, Order No. 2001-01. According to said Permit, all projects
falling under the Priority Development Project Categories are required to comply with the Standard Urban Storm
Water Mitigation Plans (SUSMP) and Numeric Sizing Criteria.
P. Development of the project shall comply with all applicable regulations, established by the Un ited States
Environmental Protection Agency (USEPA), as set forth in the National Pollutant Discharge Elimination System
(NPDES) permit requirements for urban runoff and storm water discharge, and any regulations adopted by the
City of Chula Vista pursuant to the NPDES regulations and requirements. Further, the applicant shall file a
Notice of Intent (NOI) with the State Water Resource Control Board to obtain coverage under the NPDES
General Permit for Storm Water Discharges Associated with Construction Activity and shall implement a Storm
Water Pollution Prevention Plan (SWPPP) concurrent with the commencement of grading activities. The
SWPPP shall include both construction and post-construction pollution prevention and pOllution control
measures, and shall identify funding mechanisms for the maintenance of post-construction control measures.
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a. The applicant is required to identify storm water pollutants that are potentially generated at the facility, and
propose Best Management Practices (BMPs) that will be implemented to prevent such pollutants from entering
EXHIBIT B
Design Review Conditions
Owner Participation Agreement
Ada Terrace,Inc.
774 Ada Street
Chula Vista, CA
the storm drainage systems.
R. A water quality study will be required to demonstrate compliance with the requirements of the National Pollutant
Discharge Elimination System (NPDES) Construction and Municipal Permits, including Standard Urban Storm
Water Mitigation Plans (SUSMP) and Numeric Sizing Criteria requirements, with the first submittal of
grading/improvement plans, in accordance with the City's ManuaL
S. The applicant may be required to obtain coverage under the NPDES General Industrial Permit. The applicant is
directed to contact the Califomia Regional Water Quality Control Board, San Diego Region for any enquires in
this respect.
Police Department Conditions:
T. The proposed deYelopmentshall participate in the Crime Free Multi-Family Housing Program prior to issuance
of building permit. Contact the Crime Prevention Unit at 691-5127 for more information.
Outside Agency Conditions:
U. Applicant shall contact the Chula Vista Fire Department about required fire flow requirements and submit a letter
to the Sweetwater Authority stating the requirements. The Authority will determine if there is a need for new or
substantial alteration to the existing water systems, as well as the availability of water for operational and fire
protection purposes. All fees and deposits shall be provided at the building permit stage.
V. The applicant shall contact the Sweetwater Union High School District and the Chula Vista Elementary School
District to determine the school fees and/or Community Facilities District (CFD'sl that the project shall be
included into in addition to the school fees that shall be paid prior to issuance of the building permit.
2. Prior to use or occupancy of the property in reliance on this approval, the following requirements shall
be me!:
A. The site shall be developed and maintained in accordance with the approved plans which include site
plans, architectural elevations, exterior materials and colors, landscaping, sign program and grading on fiie
in the Planning Division, the conditions contained herein, Title 19, and the Montgomery Specific Plan.
B. Prior to any use of the project site and/or business activity being commenced thereon, all Conditions of
Approval shall be completed to the satisfaction of the Planning Director.
C. All landscape and hardscape improvements shall be installed in accordance with the approved landscape
plan and the comments of the City Landscape Planner.
D. All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall be located out of
public view and adequately screened through the use of a combination of concrete or masonry walls,
berming, and/or landscaping to the satisfaction of the Planning Director.
02 - st:,
EXHIBIT B
Design Review Conditions
Owner Participation Agreement
Ada Terrace,lnc.
774 Ada Street
Chula Vista, CA
E. All roof appurtenances, including air conditioners and other roof mounted equipment and/or projections,
shall be shielded from view and the sound buffered from adjacent properties and streets as required by the
Planning Director. Such screening shall be architecturally integrated with the building design and
constructed to the satisfaction of the Planning Director. Details shall be included in building plans.
F. A fire flow of 3,000 gallons per minute for duration of three (3) hours must be provided. The back flow
preventor shall be screened from view, and the Fire Department connection shall not be located with the
back flow preventor.
G. A fire hydrant shall be installed in the front of the proposed development. If at anytime a motorized gate is
installed it must be provided with an Opticom system and Knox key switch for fire department entry.
Provide a visible address to be seen from the main access road.
H. A 150-watt streetlight shall be installed at the westerly side of the property frontage on Ada Street to the
satisfaction of the City Traffic Engineering Section.
I. Applicant shall obtain a security survey from the Crime Prevention Unit of the Police Departmentforspecific
recommendations on access control, surveillance detection, and police response prior to issuance of
certificate of occupancy.
J. The Precise Plan design approval shall expire if building permits are not issued or the approved use has
not commenced within one year from the date of this approval, unless a written request for an extension is
received prior to the expiration date.
02-S7
EXHIBIT C
Locator Map
Owner Participation Agreement
Ada Terrace,Inc.
774 Ada Street
Chula Vista, CA
Locator Map
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LOCATOR PROJECT PROJECT DESCRIPTION: .
C) APPLICANT: JIM TRUSDALE PRECISE PLAN ~ - :s-'t
PROJECT
ADDRESS: 774 ADA STREET Request: Proposing a precise plan to construct 14
unit townhomes, each unit 1500'51 with enclosed
SCALE: FILE NUMBER: (5 garage and (12) guest parking spaces. . .
NORTH No Scale PCM-Q3-31
"..-
c:\cherrylc\lDcators\locatDrs03\pcm0331.cdr 04.14.03
" ..~ -,.
PAGE 1, ITEM NO.:
MEETING DATE: 08/26/2003
~
JOINT REDEVELOPMENT AGENCY / CITY COUNCIL
AGENDA STATEMENT
ITEM TITLE: JOINT AGENCY/COUNCIL RESOLUTION ADOPTING THE
BROADWAY REVITALIZATION STRATEGY (BRSI FOR THE H TO L
STREET SEGMENT/H STREET ENTRYWAY OF THE BROADWAY
CORRIDOR, AND DIRECTING STAFF TO DEVELOP AN
IMPLEMENTATION PLAN FOR IMMEDIATE ACTION ITEMS
SUBMITTED BY: COMMUNITY DEVELOPMENT DIRECTOR W-\61 U1
REVIEWED BY: CITY MANAGER(..~> ~(-J
4/5THS VOTE: YES D NO 0
BACKGROUND
In January 1998, the City Council adopfed Resolution No. 18880, which identified fhe
revifalizotion of Broadway os one of fhe City's major areas in need of improvemenf. The
resolution set fhe tone for the City fo embark on a comprehensive revitalization effort along the
entire Broadway corridor fo reverse deteriorating condifions, support the vitality of commercial
establishments, and enhance the visual quality of the urban environmenf.
The work tasks associated wifh fhis effort began nearly two and half years ago with the property-
by-property examination of the entire Broadway corridor, including major gateways (E, H, &
Palomar Streets between 1-5 and Broadway). The examination enabled staff to documenf exisfing
condifions, identify overall revitalization goals, and draft preliminary strategies for
implementation. The examination also assisted staff in establishing focus areas, including fhe
inifial focus area, which encompasses the H fo L Sfreet Segmenf/H Streef Entryway of the
Broadway corridor.
Tonight sfaff is presenfing the Broadway Revitalizafion Strategy (BRS) for the initial focus area
(attachmenf). The BRS provides a comprehensive lisf of revitalization strategies that are infended
to build upon the focus area's recent and anficipated successes for the purpose of making the
area more attractive to investors, consumers, visitors, and residents. Sfaff recommends that
Agency/Council adopt the BRS for fhe initial focus area, and direct staff to develop an
implementafion plan for immediate action ifems. Staff anticipates refurning to Agency/Council
with an implementation plan by mid-October 2003.
The Environmental Review Coordinator has reviewed the proposed project for compliance with
the California Environmenfal Quality Act and has defermined that the project quolifies for 0
stafutory exempfion pursuant fo Section 15262 of the State CEQA Guidelines. Thus, no further
environmental review is necessary at this fime; however, the proposed future implementation of
specific strategies identified in the BRS will be subject to environmental review pursuanf to the
provisions of CEQA.
...$-1
PAGE 2, ITEM NO.:
MEETING DATE:
08/26/2003
RECOMMENDATION
Agency/Council adopt the Broadway Revitalization Sfrategy for fhe initial focus area, and direct
staff to develop an implemenfation plan for immediate action items.
BOARDS/COMMISSIONS RECOMMENDATION
The Broadway Business Association (BBA) supports the revifalization of fhe Broadway corridor.
Staff has been providing fhe BBA with periodical updafes, and anticipates that fhe BBA will
provide a key role in promoting and assisting the City throughout the revitalization process.
On July 30, 2003, the City's Planning Commission voted unanimously in favor of recommending
to Agency/Council adopfion of the proposed Broadway Revifalization Strategy for the initial focus
area, and to direct staff to develop an implementation plan for immediate action items.
On August 20, 2003, the Town Centre Project Area Committee voted unanimously in favor of
recommending fo Agency/Council adopfion of the proposed Broadway Revitalization Strategy for
the inifial focus area.
DISCUSSION
The Broadway Revitalizafion Strategy (BRS) for the H to L Sfreet Segment/H Streef Entryway of the
Broadway corridor is anficipated to play an infegral part in fhe overall effort to enhance the City's
image as a desirable place to live, work, shop, and conduct business. As menfioned earlier in
this report, the intenf of the BRS is to build upon fhe focus area's recenf and anticipated successes
in order to reverse and eliminate deteriorating conditions, and make the area more attractive for
investors, visitors, and consumers. The following provides an outline and brief descripfion of the
major sections of fhe proposed BRS.
Introduction
The transformafion of Broadway into the auto-oriented corridor that exists foday can be traced
back to the 1920's when fhe corridor served as fhe southern leg of fhe historic US 101. Over the
ensuing decades, Broadway become a major thoroughfare, and crificallink fo other areas of the
City, such as fhe City's bayfront and fhe downtown area. The establishing of new businesses
along Broadway has provided additional services, and new development is planned in the
upcoming years. Although this is the case, the greafer part of Broadway confinues fo encounter
the adverse effects associated with declining commercial strip centers. As a result, Council took
action by adopting a resolution (1998) fhat set the tone for the City to embark on a
comprehensive revifalization effort along the Broadway corridor and major City entryways.
Broadway Revitalization Effort
The purpose and infent of Broadway revitalization is to reverse deteriorating conditions, support the
vitality of commercial establishments, and enhance the visual quality of the urban environment to
improve the quality of life for all citizens. The overall revitolization effort torgets the greoter part of the
Broadway corridor, including three major City entryways. The H to L Sfreef Segmenf/H Sfreef Enfryway
of Broadway was selected as the initial focus area due to its stability, and the recent or proposed
..3-0l..
PAGE 3, ITEM NO.:
MEETING DATE: 08/26/2003
investmenf activities thaf are likely fa serve as a catalyst for further revitalization efforts along the
corridor. Similar work efforts are plonned for other segments of the Broodwoy corridor, which include:
. E to H Street Segment/E Street Entryway
. C to E Sfreet Segmenf
. L fo Palomar Street Segment/Palomar Street Enfryway
. Palomar fo Faivre Street Segmenf
The StrateQy's Relationship to Other Citywide Efforts
The BRS provides a comprehensive lisf of revitalizafion strategies that are specific to Broadway,
and each focus area. However, the BRS also includes several broader based revitalization
strategies fhat may have General Plan or Redevelopmenf Plan implications. As a result, it may be
necessary in the fufure fo revisit the strategies and make revisions based on new priorities. Any
revisions made to the BRS will be considered to avoid any potential conflict with of her long-term
policies that may be derived from of her citywide efforts.
Broadway Revitalization Goals
The BRS is anticipated to play an integral part in fhe overall effort fo enhance the City's image as
a desirable place fo live, work, shop, and conduct business. The implemenfation of key
revitalization goals will likely be necessary in order fo implement a successful revitalization
program. The BRS provides photographic examples of other revitalizafion successes that
represenf potenfial implementation ideas thaf could occur along fhe Broadway corridor.
Initial Focus Area: H to L Street Seament & H Street Entryway
Broadway is a unique thoroughfare wifh numerous strengths and challenges. Since the
revitalization effort will require a wide range of expertise from various professional disciplines, an
interdepartmental revitalization team was established to provide guidance throughout the process.
Designated as fhe Broadway Revitalization Team, the Team actively participated in public
workshops and meefings, and was instrumental in complefing a BRS for the inifial focus area.
Public Participation Process
Three workshops provided stakeholders the opportunity to contribute fo the revitalizafion process.
During the workshops held in January, fhe participants were involved in a work session activity where
they were asked fo review and select their top revitalization strategies from a list that wos presented by
the City. The participants selected the following as fhe most important revitalization strategies:
. Combat the spread of blighting or deteriorating conditions by establishing 0 strategy that prevents
abandoned properties from remaining dormant.
. Expand fhe City's facade program to include Broadway and the City's major enfryways.
...3 -.3
PAGE 4, ITEM NO.:
MEETING DATE: 08/26/2003
. Install signage idenfifying Broadway as the historic Highway 101 route; land use strafegies could
potentially evolve from a Highway 101 theme. Any signage improvements shall be based on on
overoll Broadway sign program or guidelines.
. Link proposed higher density areas of the corridor to existing trolley stations.
. Encourage properly owners/tenants fo periodically clean fheir properties, remove litter, mainfain
landscaped areas, collect shopping carts, and report (or remove) graffiti to the City graffifi
coordinator.
. Provide, maintain, or upgrade deteriorating street furniture, sidewalks, curbs, gutters, roads,
streetlights, neighborhood parks, and other similar public infrastructure.
. Proactively implement graffiti prevention measures along the corridor, particularly along the City
major entryway corridors, which have been designated as focus areas for a major entryway
beautification effort.
. Schedule proactive code enforcement inspections for businesses suspected of being in violation of
City zoning laws (i.e., deteriorating and temporary signage, illegal conversions, illegal outdoor
retail displays, etc.).
A third workshop took place in mid-July 2003 to present fhe BRS for the initial focus area. The
participants were informed that once a BRS was adopfed, sfaff would develop an implementation
plan for immediafe action items that would include the most importanf revifalization strategies as
selected by the participants.
Focus Area Strateqies/lmplementation Plan
BRS strategies have been identified as short-ferm to long-term, including ongoing. The strategies
also idenfify potential funding sources, and lead departments or entifies thaf will champion
implementing the proposed strategies. Several of the strotegies confained in the BRS have been
recently complefed or are underway. In such a case, an update of the strategy was included in
an effort to inform the general public thaf fhe revifalization process is underway. As mentioned in
the previous section of this report, once a BRS is adopted, staff will develop an implementation
plan for immediate action items that would include the most importanf revitalization strategies as
selected by fhe participants. Staff anticipates thaf fhe following strategies will be included in the
implementafion plan to be presented to Council in October 2003:
. Determine fhe feasibility of esfablishing 0 business improvement district (BID) fo enhance
markefing and economic developmenf efforts along the corridor.
. Develop overall design and landscape guidelines that will address streetscape, right-of-way
standards, street furniture, landscaping, and signage.
. Provide landscaped parkways and medians in non-landscaped median areas of fhe corridor,
where feasible - develop consistent landscope theme fhroughout the corridor.
~ -1
PAGE 5, ITEM NO.:
MEETING DATE: 08/26/2003
. Hire a consultant to prepare a Broadway market study to better understand Broadway's
market potential, ond assist prospective investors thot are interested in conducting business in
the area.
. Encourage owners of deferiorating residential properties to take advanfage of the city's
housing rehabilitation program. As part of the city's residential rehab program, establish a
White Pickef Fence program to assist residenfial property owners that are interested in
replacing their deferiorafing chain link fences.
. Implement Chrisfmas in October (residenfial re-paint, rehabilitation, and clean up program)
for fargeted residential areas that are adjacent to the Broadway corridor.
PLANNING COMMISSION COMMENTS
On July 30, 2003, the City Planning Commission voted unanimously in favor of recommending
to Agency/Council adoption of fhe proposed BRS for the inifial focus area. The Planning
Commission also expressed fheir concern regarding fhe marketability of smaller commercial
parcels along Broadway, the importance of keeping vacanf lots clean, fhe over saturafion of
several business types and a need for a better mix of quality businesses.
The Planning Commission suggested the use of themes, and stressed the importance of
redevelopment for the purpose of consolidating smaller properties and creating larger lots wifh
adequate infrastructure fhat are attractive for prospective investors. The Planning Commission
also recommended that the BRS include the following strategies:
. Provide granfs as well as a deferred loan opfion for fhe proposed facade renovation program
for the initial focus area;
. Refund a portion of the transit occupancy tax (TOT) back fo well managed and maintained
hofels for the purpose of improving the physical appearance of fheir business; and
. Designate a code enforcemenf officer to work solely along the Broadway corridor, and major
enfryways. The code enforcemenf officer could also work part time along Third Avenue.
FISCAL IMPACT
The development of the Broadway Revitalization Strategy (BRS) was made possible from a
combination of in-house Community Development staff time, and sfaff time volunteered from
other city departments. Adopfion of the BRS will not resulf in any direct fiscal impact. However
the implemenfafion of individual strategies will have varying degrees of fiscal impact. The BRS
identifies potenfial funding sources for each revitalization strategy, some of which are already
funded and underway as mentioned in the BRS. Other proposed strategies thot are not funded
will require Agency/Council approval for any new appropriation prior to implementafion.
Once a BRS is adopted, staff will go back to Agency/Council with an implementation plan for
immediate action items. Staff anticipates returning to Agency/Council with on implemenfafion
plan by mid-October 2003. The fiscal impact and recommended funding source for immediate
action items will be quantified and reported to Agency/Council af that time.
...3 - ~
PAGE 6, ITEM NO.:
MEETING DATE: 08/26/2003
ATTACHMENTS
Attachment A:
Attachmenf B:
Planning Commission Resolution
Broadway Revitalizafion Sfrategy (BRS)
Focus Area: Broadway from H Streef fo L Street, and H Street Enfryway
J:\COMMDEV\STAFF.REP\OB-26-03\Broadway Revitalization Strategy_H to L.doc
...3 - lD
AGENCY RESOLUTION NO.
AND
COUNCIL RESOLUTION NO.
JOINT AGENCY/COUNCIL RESOLUTION ADOPTING THE BROADWAY
REVITALIZATION STRATEGY (BRS) FOR THE H TO L STREET SEGMENT/H STREET
ENTRYWAY OF THE BROADWAY CORRIDOR, AND DIRECTING STAFF TO DEVELOP
AN IMPLEMENTATION PLAN FOR IMMEDIATE ACTION ITEMS
WHEREAS, in January 1998, the City Council adopted Resolution No. 18880, which
identified the revitalization of Broadway as one of the City's major areas in need of
improvement; and
WHEREAS, the resolution set the tone for the City to embark on a comprehensive
revitalization effort along the entire Broadway corridor to reverse deteriorating conditions.
support the vitality of commercial establishments. and enhance the visual quality of the urban
environment; and
WHEREAS, the work tasks associated with the Broadway revitalization effort began
nearly two and half years ago with the property-by-property examination of the entire
Broadway corridor and major gateways; and
WHEREAS, the examination enabled staff to document existing conditions, identify
overall revitalization goals. and establish focus areas to undertake revitalization activities in an
orderly and comprehensive manner; ond
WHEREAS, the H to L Street Segment/H Street Entryway of the Broadway corridor was
selected as the initial focus area due to the area's stability, and the recent or proposed investment
activities that are anticipated to serve as a catalyst for further revitalization efforts along the
Broadway corridor; and
WHEREAS, an interdepartmental revitalization team was established to provide guidance
throughout the process, participate in public workshops and meetings. and was instrumental in
completing the Broadway Revitalization Strategy, which focuses on the H to L Street Segment/H
Street Entryway of the Broadway corridor; and
WHEREAS, the Broadway Revitalization Strategy is anticipated to play an integral part in
the overall effort to enhance the City's image as a desirable place to live, work. shop, and
conduct business; and
WHEREAS, the Broadway Revitalization Strategy provides a comprehensive list of
revitalization strategies, which focuses on the H to L Street Segment/H Street Entryway of the
Broadway corridor; and
WHEREAS. the public participation process assisted the City to prioritize the strategies,
which have been identified as short-term (1-3 years). mid-term (3-5 years). long-term (5-10
years), or ongoing; and
..3-7
WHEREAS, the Broadway Revitalization Strategy identifies potential funding sources, and
lead departments, agencies, or other entities that will champion implementing the proposed
strategies; and
WHEREAS, 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 statutory exemption pursuant to Section 15262 of the State CEQA
Guidelines. Thus, no further environmental review is necessary at this time; however, the
proposed future implementation of specific strategies identified in the Broadway Revitalization
Strategy will be subject to environmental review pursuant to the provisions of CEQA; and
WHEREAS. the Broadway Revitalization Strategy is consistent with the goals of the
General Plan and merely sets forth strategies to be implemented to further the goals of the
General Plan and the Redevelopment Plan; and
WHEREAS. the Broadway Business Association supports the revitalization of the
Broadway corridor, and will provide Cl key role in promoting and assisting the City throughout
the revitalization process; and
WHEREAS, on July 30, 2003, the City Planning Commission voted unanimously in favor of
recommending to Agency/Council adoption of the Broadway Revitalization Strategy for the
initial focus area, and to direct staff to develop an implementation plan for immediate action
items; and
WHEREAS, on August 20, 2003, the Town Centre Project Area Committee did not have a
quorum, therefore were unable to provide an official vote; however, PAC members that were presenf did
express their support for revitalizing the Broadway corridor; and
NOW, THEREFORE, BE IT RESOLVED that the City Council and the Redevelopment
Agency of the City of Chula Vista does hereby adopt the Broadway Revitalization Strategy for
the H to L Street Segment/H Street Entryway of the Broadway corridor; and directs staff to
develop an implementation plan for immediate action items.
Presented by
Approved as to form by
Laurie Madigan
Director of Community Development
Ann oore
C Attorney and A
J:\COMMDEV\RESOS\Broadway Revitalizatian Strategy_H to L.doc
..3-~
ATTACHMENT A
RESOLUTION NO.
RESOLUTION OF PLANNING COMMISSION OF THE CITY OF CHULA
VISTA RECOMMENDING THAT THE REDEVELOPMENT
AGENCY/CITY COUNCIL OF THE CITY OF CHULA VISTA ADOPT THE
BROADWAY REVITALIZATION STRATEGY FOR THE H TO L STREET
SEGMENT/H STREET ENTRYWAY OF THE BROADWAY CORRIDOR,
AND DIRECT STAFF TO DEVELOP AN IMPLEMENTATION PLAN FOR
IMMEDIATE ACTION ITEMS
WHEREAS, in January 1998, the City Council adopted Resolution No. 18880,
which identified the revitalization of Broadway as one of the City's major areas in need
of improvement; and
WHEREAS, the resolution set the tone for the City to embark on a
comprehensive revitalization effort along the entire Broadway corridor to reverse
deteriorating conditions, support the vitality of commercial establishments, and enhance
the visual quality of the urban environment; and
WHEREAS, the work tasks associated with the Broadway revitalization effort
began nearly two and half years ago with the property-by-property examination of the
entire Broadway corridor and major gateways; and
WHEREAS, the examination enabled staff to document existing conditions,
identify overall revitalization goals, and establish focus areas to undertake revitalization
activities in an orderly and comprehensive manner; and
WHEREAS, the H to L Street SegmentiH Street Entryway of the Broadway corridor
was selected as the initial focus area due to the area's stability, and the recent or proposed
investment activities that are anticipated to serve as a catalyst for further revitalization efforts
along the Broadway corridor; and
WHEREAS, an interdepartmental revitalization team was established to provide
guidance throughout the process, participate in public workshops and meetings, and was
instrumental in completing the Broadway Revitalization Strategy, which focuses on the H to
L Street SegmentiH Street Entryway of the Broadway corridor; and
WHEREAS, the Broadway Revitalization Strategy is anticipated to play an
integral part in the overall effort to enhance the City's image as a desirable place to live,
work, shop, and conduct business; and
WHEREAS, the Broadway Revitalization Strategy provides a comprehensive list
of revitalization strategies, which focuses on the H to L Street SegmenUH Street
Entryway of the Broadway corridor; and
...3 - 9
1
WHEREAS, the public participation process assisted the City to prioritize the
strategies, which have been identified as short-term (1-3 years), mid-term (3-5 years),
long-term (5-10 years), or ongoing; and
WHEREAS, the Broadway Revitalization Strategy identifies potential funding
sources, and lead departments, agencies, or other entities that will champion
implementing the proposed strategies; and
WHEREAS, 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 statutory exemption pursuant to Section 15262 of the
State CEQA Guidelines. Thus, no further environmental review is necessary at this
time; however, the proposed future implementation of specific strategies identified in the
Broadway Revitalization Strategy will be subject to environmental review pursuant to the
provisions of CEQA; and
WHEREAS, the Broadway Business Association supports the revitalization of the
Broadway corridor, and will provide a key role in promoting and assisting the City
throughout the revitalization process; and
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION
OF THE CITY OF CHULA VISTA recommend that the Redevelopment Agency/City
Council of the City of Chula Vista adopt the Broadway Revitalization Strategy for the H
to L Street SegmentlH Street Entryway of the Broadway corridor, and direct staff to
develop an implementation plan for immediate action items.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY
OF CHULA VISTA, CALIFORNIA this 30~ day of July, 2003, by the following vote: _
AYES:
NOES:
ABSTAIN:
ABSENT:
Hall, Madrid, O'Neill, Castaneda, Horn, Felber
Cortes
~~
Russ Hall '
Planning Commission Chair
~.,.~.~
Diana Vargas J
Secretary
..3 - /0
2
ATTACHMENT B
.,...."
.-:
,. .".
Table of Contents
Introduction ......................................................... ............................ ........................................ ..................... 1
Broadway Revitalization Effort ................................................................................................................... 3
Map: Broadway Revitalization Area .........................................................................................................3
The Strategy's Relationship to other Citywide Efforts .............................................................................. 5
Broadway Revitalization Goals.................................................................................................................. 6
Initial Focus Area: H to L Street/H Street Entryway................................................................................... 7
Map: H to L Street Segment/H Street Area ..................................................................................... 7
Foc us Area Characteristics.. .............. .............. .............. ............................................................ ...... 8
Area Strengths ...................................................................................................................................8
Area Challenges ...............................................................................................................................8
Public Participation Proc ess ....................... ......................... ............................................................. 9
Focus Area Strategies .....................................................................................................................10
Redevelopment/Housing ............................................................................................................... 12
Economic Development .............. ..................................................................................................15
Infrastructure Enha ncements ................ ......................... ................. .......................... ..................... 1 9
Land Use Planning ....... .............. ....................................... ..................................... .......................... 21
Code Enforcement/Public Safety & Maintenance .....................................................................24
Signage.............................................................................................................................................26
Other Revitalization Successes....... .............. ............................ .............. ........................................ ......... 27
Broadway Revitalization Team ..........."".................................................................................................. 33
Broadway Revitalization Strategy
To accomplish great things, we must not only act, but
also dream; not only plan, but also believe.
Anatole France, French novelist
Introduction
The transformation of Broadway into the auto-oriented corridor that exists today
can be traced back to the 1920's when the corridor. formerly known as National
Avenue. served as the southern leg of the historic US 101. During this era. National
Avenue was the primary transportation route that took travelers through National
City and Chula Vista to the casinos, bars, hotels. and racetracks of Mexico. Over
the ensuing decades, Broadway became a major thoroughfare lined with
motels. fast food establishments. gasoline stations, used car lots. and stores
catering to the care and repair of automobiles.
Significant population growth during the 1950s and 1960s led to major
developments such as the Chula Vista Center located at the southeast corner of
Broadway and H Street. Established in 1962, the Chula Vista Center was
developed on a 35-acre site. and featured a mall 40-foot wide by 640-foot long.
Since the mall's opening, several renovations have taken place with the latest
undertaken in the late 1980's in response to changes in the marketplace.
Presently, the mall consists of approximately 923,000 square feet of retail and
entertainment space, and includes major anchors, such as Macy's, JC Penney,
Mervyn's, Sears, Olive Garden. and other tenants.
Today, the Broadway corridor is a four--Iane thoroughfare in central Chula Vista
that covers approximately four miles stretching from the City's northern boundary
with National City to the
City's southern boundary
with the City of San Diego
(Otay Nestor
neighborhood). An
average of 23,000 vehicular
trips (Yr. 2000) take place
everyday along the
corridor, which is one of the
few City thoroughfares that
provides continuous
north/south access. The
corridor also provides direct
links to the City's bayfront.
the downtown area, and
major transportation
systems, such as Interstate
5, the area trolley stations.
and the City's east/west
transportation connections.
1
In recent years, new thriving businesses along the corridor have provided
additional services to South Bay residents. The most significant have included the
South Bay Marketplace at North Broadway and SR-54, a Starbucks Drive-Thru at
Broadway and H Street. Walgreen's Pharmacy at Broadway and I Street. the
Palomar Trolley Center at Broadway and Palomar, and other similar projects.
Significant beautification projects are also underway or planned for three of the
City's major entryways. which include E Street, H Street, and Palomar Street
between Interstate 5 and Broadway.
New development activity is also proposed in the upcoming years. including the
expansion of the Chula Vista Center, a residential/commercial project at the
vacant lot at 760 Broadway. re-building the existing Broadway Plaza (Costco
Center) between Oxford Street and Naples Street. a second anchor tenant
adjacent to the Costco Center, and other infill development projects. Although
new investment is planned, a greater part of the corridor continues to encounter
the adverse effects associated with outdated and declining commercial strip
centers, such as vacancies, underutilized properties, incompatible land uses,
deteriorating signage. and graffiti.
Cognizant of the
need to refocus
revitalization efforts
along the corridor.
the City Council
adopted
Resolution No.
18880 (1998). which
identified the
revitalization of
Broadway as one
of the City's major
areas in need of
improvement. The
resolution set the
tone for the City to
embark on a
monumental and
comprehensive
revitalization effort
along the
Broadway corridor
and major City
entryways.
Iir';'-:;"
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NUJlIl!I'
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- -I
2
Broadway Revitalization Effort
The purpose and intent ot the Broadway revitalization effort is to reverse detertorating
conditions. support the vitality of commercial establishments, and enhance the visual
quality of the urban environment to improve the quality of life for all citizens. The work
tasks associated with this effort began nearty two years ago when the City completed
a property-by-property examination of the entire Broadway corridor. The examination
enabled the City to document existing conditions (p. 8). identity overall revitalization
goals (p. 6). and draft specific strategies (p. 10) for implementation. The examination
also enabled the City to establish specific focus areas to undertake targeted
revitalization activities. The map below illustrates the boundaries of the Broadway
Revitalization Area, including focus areas.
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The overall Broadway revitalization effort targets the greater part of the Broadway
corridor from C Street to the north to Faivre Street to the south. including three major
City entryways at E Street, H Street, and Palomar Street between Interstate 5 and
Broadway. In an effort to effectively implement revitalization in a comprehensive and
orderty manner. smaller focus areas of revitalization have been established. The
rationale for establishing focus areas is based on the premise that revitalization
activities should initially take place along segments of the corridor that are considered
more stable. and where recent or proposed investment activities are likely to serve as
a catalyst for further revitalization efforts along the corridor.
After extensive discussions with experienced City officials and stakeholders, it was
determined that the H to L Street Segment/H Street Entryway of the Broadway corridor
be selected as the initial focus area to undertake revitalization activities. The map on
page 7 illustrates the boundary of the initial focus area, which also includes the
residential properties that are located just west of the commercial establishments that
front the west side of Broadway. The residential properties were included due to the
high number of properties that have been identified as potential candidates for
rehabilitation assistance to repair deteriorating roofs, replace outdated furnaces.
install energy conservation improvements, or other similar repairs.
Although the H to L Street Segment/H Street Entryway requires focused attention,
investment is well underway in and around the focus area. Recent significant
projects have included the Walgreen's Pharmacy at Broadway and I Street, a
Starbucks Drive-Thru at Broadway and H Street, the H Street Entryway
Beautification project, the planning for a residential/commercial project at a
vacant lot at 760 Broadway, the
approval of a facade
renovation for several buildings
at the Chula Vista Center, the
repaving of surface streets, and
the completion of other
infrastructure improvements.
The Broadway Revitalization
Strategy (BRS) for the H to L Street
Segment/H Street Entryway will
attempt to build upon the
above mentioned successes in
order to reverse and eliminate
the spread of deteriorating
conditions. and make the area
more attractive for investors.
consumers, visitors, and Chula
Vistans. Thereafter, similar work
efforts will fOllOW for other
segments of the Broadway
corridor, which include:
. E to H Street Segment/E Street Entryvvay
. C to E Street Segment
. L to Palomar Street Segment/Palomar Street Entryway
. Palomar to Faivre Street Segment
4
The Strategy's Relationship to Other Citywide Efforts
The City is currently in the process of undertaking two major planning and
revitalization efforts that will directly affect the Broadway corridor. The first
significant effort involves updating the City's General Plan, which was last
updated in July 1989. The General Plan is the City's long-term plan that will
address future growth and development for over a 10 to 20 year period.
Specifically, the General Plan will identify how land will be used, where parks and
recreation facilities should be located, how natural resources will be protected.
and what roads, bikeways, and transit routes are needed.
Since the Broadway Revitalization Strategy (BRS) includes several broader based
revitalization strategies that may have General Plan implications, it may be
necessary in the future to revisit the strategies and make revisions based on new
priorities. Any revisions made to the BRS will be considered to avoid any potential
conflict with other long-term policies that may be derived from other citywide
efforts, such as
the General Plan
update or other
City-related plans
or strategies. The
General Plan
update is slated
for completion by
early 2004.
The second major
effort includes
the proposed
expansion of the
Town Centre I,
Town Centre II.
and Southwest
redevelopment
project areas.
The expansion will
enable the City's
Redevelopment
Agency to extend their redevelopment powers into areas of the City that are
considered blighted or deteriorating. ond where private sector investment is
unlikely to occur without public sector assistance. If adopted, the entire
Broadway corridor will be included in the expanded redevelopment project
areo. The expansion is slated for consideration by December 2003.
Although the redevelopment project area expansion will establish a
geographical area to undertake redevelopment and revitalization activities. the
corresponding redevelopment plan will only provide the process and basic
framework within which specific projects will be undertaken. The BRS takes the
revitalization process further by providing a comprehensive list of short to long-
term revitalization strategies that are specific to Broadway, and each focus area.
5
Broadway Revitalization Goals
The BRS is anticipated to play an integral part in the overall effort to enhance
City's image as a desirable place to live, work, shop, and conduct business. The
following goals provide an outline for what will likely be necessary to implement a
successful revitalization program along the Broadway corridor. The goals include:
1. Reversing physical and economic: deteriorating conditions
2. Attracting and retaining businesses
3. Improving the area's image
4. Enhancing the visual quality of the urban environment
5. Providing. maintaining, and upgrading physical improvements
6. Encouraging compatible land uses
7. Supporting the vitality of commercial establishments
8. Encouraging higher density mixed use developments
9. Encouraging a diversified business mix
10. Providing a pedestrian friendly atmosphere
11. Implementing a proactive code enforcement program
12. Providing adequate parking
The goals were instrumental in assisting to identify and prioritize specific
revitalization strategies for the H to L Street SegmentjH Street Entryway. and will be
valuable in pursuing similar efforts along the other segments of the Broadway
corridor. Page 26
of this BRS also
provides
photographic
examples of
revitalization
efforts that
represent
potential
implementation
ideas that could
occur along the
Broadway
corridor.
6
Initial Focus Area: H to L Street Segment & H Street Entryway
Since the Broadway revitalization ettort will require a wide range of expertise and
involvement from various professional disciplines, an interdepartmental revitalization
team was established to provide guidance throughout the process. The selected
group of City staff was designated as the Broadway Revitalization Team (p. 33), and
was charged with sharing their expertise and assisting in moving forward this significant
revitalization effort. The Broadway Revitalization Team has thus far participated in
public workshops. numerous internal meetings, and was instrumental in completing
this revitalization strategy, which focuses on the H to L Street Segment/H Street
Enlryway of the Broadway corridor.
Broadway Revitalization Strategy
H to L Street Entryway /H Street Entryway
7
Focus Area Characteristics
The H to L Street SegmentjH Street Entryway primarily caters to thoroughfare
traffic. Typical businesses include auto repair shops, service stations. restaurants,
neighborhood serving commercial. cocktail lounges. office uses. lodging. thrift
stores. and other similar type of commercial uses. The focus area also includes
residential uses, a mortuary (Humphrey's), a regional shopping center (Chula
Vista Center). and a major transit station that is adjacent to a key gateway into
the City (H Street between 1-5 and BroCldway).
In early 2001, the City completed a property-by-property examination of the
focus area to document existing conditions. The examination assisted the City in
identifying the strengths and challenges of the focus area, and formed the basis
for developing focused revitalization strategies for implementation. Existing
conditions of the area present the following:
Area Strenaths
. Highly traveled corridor for vehicles and pedestrians
. Close proximity to "H" Street Trolley Station and Interstate 5
. Direct link from downtown Chula Vista to the City's bayfront
. Primary route to Chula Vista Center, a successful regional shopping center
. A variety of restaurants: Family House of Pancakes. Olive Garden, Numero
Uno, and others
. Recent investment activity: Walgreen's Pharmacy. Starbuck's drive-thru,
Chula Vista Charter School. H Street Entryway Beautification, and planned
facade renovation at the Chula Vista Center, and mixed use
residential/commercial project at 760 Broadway (Former Fuller Ford
Dealership)
. Recent repaving of surface streets and completion of other infrastructure
improvements
. Infill development opportunities
. Pedestrian friendly wide sidewalks along the east side of the corridor
. Palm trees that provide greenscape
. Stable residential neighborhoods to the east of the corridor
Area ChClllenqes
. Vacancies and underutilized lots
. Parcels of irregular form and shape that are difficult to develop
. Outdated building facades and commercial strip centers
. Incompatible land uses that abut the sidewalk
. Uninviting City gateway (H Street between 1-5 and Broadway)
. Minimal greenscape
. Deteriorating and uninviting property screening
. Difficult parking conditions for older commercial centers
. Deteriorating commercial signage. and unsightly advertising and visual
merchandising
. Trash and graffiti
. Residential neighborhoods to the west of the corridor include:
8
Residences that are in need of rehabilitation assistance to
upgrade roots, repaint building exterior, and other similar type of
repairs:
Residences with
neglected front
yards: dirt yards,
overgrown
shrubs, and
vehicles,
household
appliances and
furniture on front
lawns: and
Neighborhoods
with no sidewalks
and inadequate
parking
conditions.
Public Participation Process
The City conducted three workshops for the initial focus area to provide area
stakeholders the opportunity to contribute to the revitalization process. and assist in
refining and prioritizing proposed revitalization strategies for the area. The first
workshop. which targeted businesses, took place on January 23. 2003 in the City
Council Chambers located at 276 Fourth Avenue. The second workshop, which
targeted residents that reside in and around the corridor, took place on January 30.
2003, at the Chula Vista High School cafeteria located at 820 Fourth Avenue.
Workshop attendees were active participants and provided positive feedback
regarding many of the proposed strategies that were presented. The participants
were also eager to share additional ideas for revitalizing the corridor. At the
workshops that took place in late January. the participants were involved in a work
session activity where they were asked to review and select their top revitalization
strategies from the proposed list that was presented by the City. The following are the
most important revitalization strategies as selected by the participants.
. Combat the spread of blighting or deteriorating conditions by establishing a
strategy that prevents abandoned properties from remaining dormant.
. Expand the City's facade program to include Broadway and the City's major
entryways.
. Install signage-identitying Broadway as the historic Highway 101 route.
Additionally, land use strategies could potentially evolve from a Highway 101
theme. Any signage improvements shall be based on an overall Broadway sign
program or guidelines.
. Link proposed higher density areas of the corridor to existing trolley stations.
9
. Encourage property owners/tenants to periodically clean their properties, remove
litter. maintain landscaped areas, collect shopping carts, and report (or remove)
graffiti to the City graffiti coordinator.
. Provide, maintain. or upgrade deteriorating street turniture, sidewalks, curbs.
gutters. roads, streetlights. neighborhood parks, and other similar public
infrastructure.
. Proactively implement
graffiti prevention
measures along the
corridor, particularly
along the City major
entryway corridors.
which have been
designated as focus
areas for a major
entryway
beautification effort.
..
. Schedule proactive
code enforcement
inspections for
businesses suspected
of being in violation of
City zoning laws (i.e.,
deteriorating and
temporary signage, illegal conversions, illegal outdoor retail displays. etc.).
A third public workshop took place in mid-July 2003 to present the BRS for the
initial focus area. Staff informed the participants of the contents of the BRS, and
of the work tasks associated with completing the BRS. The workshop also gave
the participants the opportunity provide additional comments before staff's
presentation to the City's decision makers. At the end of the workshop, the
participants were informed that once a BRS was adopted, staff would develop
an implementation plan for immediate action items that would include the most
important revitalization strategies as selected by the participants.
As part of the public participation process. staff has been providing the
Broadway Business Association (BBA) with periodical updates regarding the
revitalization effort. The BBA supports the revitalization of the Broadway corridor,
and is anticipated to playa key leadership role in advising the City throughout
the revitalization process.
Focus Area strategies
The revitalization strategy for the H to L Street SegmentjH Street Entryway provides
a focused and comprehensive list of policies to revitalize the area. The strategies
were formulated after extensive fieldwork, research, and analysis. The public
participation process assisted the City to prioritize the strategies, which have
been identified as short-term (1-3 years), mid-term 13-5 years), long-term (5-10
years), or ongoing. The strategy also identifies potential funding sources, and
10
lead departments, agencies, or other entities that will champion implementing
the proposed strategies. The revitalization strategies are categorized as follows:
. Redevelopment/Housing
. Economic Development
. Infrastructure Enhancements
. Land Use Planning
. Code Enforcement/Public Safety & Maintenance
. Signage
As cited earlier, the BRS includes several broader based strategies' that may have
General Plan implications. Since the revitalization process is a long-term
endeavor, it may be necessary from time to time to revisit the strategies and
make revisions based on new priorities. Any revisions made to the BRS will be
considered to avoid any potential conflict with other long-term policies that may
be derived from other Citywide efforts, such as the General Plan update,
redevelopment plan expansion process, or other City-related plans or strategies.
Note that several of the strategies contained in the BRS have been recently
completed or are underway. In such a case, an update of the strategy has been
prepared in an effort to inform the general public that the Broadway revitalization
process is already underway. As mentioned earlier. the intent is to build upon
recent and anticipated successes in order to reverse and eliminate the spread of
deteriorating conditions, and enhance the City's image as a desirable place to
live, work, shop. and conduct business.
1 Broader based revitalization strategies hove been identified in the matrix with an
asterisk"'.
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Other Revitalization Successes
Retail & Signage Renovation Facade
t'.:.:.,
-!",\
. "
I :
"1
i
After
Before
After
27
Other Revitalization Successes
Facade & Landscape Renovation of a Carwash
After
Landscaping
28
Other Revitalization Successes
Visually Appealing Screening
Methods
..._~
Before
After
Cultural & Recreational
Opportunities
...
Public Facilities
29
Other Revitalization Successes
"'"'---
~....
_Ch"'~ v;,J
'-.-::I
Iw ,
! !
.
If< ..
r
III
Banners & Signage
.
--
30
Other Revitalization Successes
Mixed Use
Combining Residential &
Commercial
Parks
31
Other Revitalization Successes
Residential Rehab
Picket Fencing
32
Broadway Revitalization Team
Team Member
Duane Bazzel
Dave Byers
Xavier Del Valle
Dawn Beintema
Bryan Ducote
Lou EI-Khazen
Byron Estes
Sgt, David Eisenberg
Carlos Fernandez
Ben Guerrero
Ed Hall
Lyle Haynes
Luis Hernandez
Leilani Hines
Stephanie Kingston
George Krempl
Buck Martin
Michael T, Meacham
Samir M, Nuhaily
Harold Phelps
Richard Preuss
John Schmitz
Miguel Tapia
Michael Walker
Charles Withers
Division/Department
Advance Planning/Planning & Building
Public Works Operations
Redevelopment/Community Development
Office of Employee Development/Administration
Economic Development/Community Development
Building/Planning & Building
Redevelopment/Community Development
Police
Advance Planning/Planning & Building
Environmental Planning/Community Development
Recreation
Administration/Community Development
Development Planning/Planning & Building
Housing/Community Development
Communications/ Administration
City Manager's Office/Administration
Recreation
Special Operations/Administration
Engineering
Development Planning/Planning & Building
Police
Development Planning/Planning & Building
Redevelopment/Community Development
Development Planning/Planning & Building
Code Enforcement/Planning & Building
33