HomeMy WebLinkAbout1991/04/23 Item 26
COUNCIL AGENDA STATEMENT
Item 2 ~
Meeting Date 4/23/91
ITEM TITLE: Report: Proposa 1 s for Development of City-owned Property at
4400 block of Bonita Road
S.
SUBMITTED BY: Community Development DirectorG-
REVIEWED BY: City Manage~ (4/5ths Vote: Yes__No-X-)
In June 1990, the City issued a Request For Proposals (RFP) for development of
the City's 3-acre site adjacent to the Chula Vista Municipal Golf Course in
the 4400 block of Bonita Road. By the August 3, 1990 deadline for submission,
six proposals for development were received. Two of these proposals have been
withdrawn by proponents. The Counci 1 revi ewed the proposals for development
on November 29, 1990, and directed staff to prepare additional financial and
development analysis of the proposals.
RECOMMENDATION: That the City Council direct staff to bring
exclusive negotiation agreement with Joelen Enterprises for hotel
on the site. A list of initial negotiating points and
clarification are listed as Exhibit "A".
forward an
development
issues for
BOARDS/COMMISSIONS RECOMMENDATION: Not applicable.
DISCUSS ION:
Of the original six proposals received through the RFP process, two have
withdrawn voluntarily. The four remaining proposals are:
1. Mr. Richard Pena, park development
2. Joelen Enterprises, 200-room hotel
3. Odmark and Thelan, 96 senior apartments
4. ADMA Company, 80 for-lease condominiums
These proposals are attached as Exhibit B and the original Request For
Proposals is attached as Exhibit C. The proponents have been asked to provide
bri ef presentations to the City Counci 1 (approximately 10 mi nutes) and be
. avail abl e to answer quest ions or to provi de addi t i ona 1 i nformat i on to the
Counc il .
Also attached is Exhibit D, a matrix comparing significant details of the four
proposals. Attached as Exhibit E is a financial analysis estimating the
financial returns of each of the proposals to the City. An overview of this
analysis is provided under the fiscal impact section of this report.
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Meeting Date 4/23/91
PROPERTY DESCRIPTION
The property is an undeveloped 3-acre parcel in the 4400 block of Bonita
Road. It is bounded by the Chul a Vi sta Muni ci pa 1 Golf Course on the north,
Bonita Road on the south, the Bonita Vista condominiums on the west and the
South Bay Golf Cl ub restaurant on the east. The property is designated as
Visitor Commercial on the General Plan and is zoned C-V-P for visitor service
commercial uses with a precise plan requirement. The property is currently
used at certain times as a parkin9 area for joggers and wal kers using the
trail that traces the circumference of the golf course. A map of the site is
attached as Exhi bit F. A map of the golf course showi ng equestri an and
jogging trails and the golf course property is also attached as Exhibit G.
SUMMARY OF PROPOSALS
1. Mr. Richard Pena, park proposal
Mr. Pena has descri bed hi s park proposal as follows: "The use of the
property should be a park for a park's sake. It would be a grassy area,
with a meandering sidewal k, and the space broken only by an occasional
tree or a park bench. There would be no picnic tables, no barbecue pits,
no children's playground, nothing of that nature. It would be a place
where one mi ght walk to, perhaps, eat a snack 1 unch, s it on a bench for
conversation with someone, instead of sitting in a stuffy office or
merely sit by oneself in a peaceful and pleasant surrounding."
Mr. Pena has also indicated that the use of the property as a park could
allow the future construction of a building to be used as a 1 ibrary,
museum or cultural center.
It shoul d be noted that Mr. Pena, in conjunct i on wi th Jeff Pha i r of the
Phair Development Company, requested that his proposal be amended to
allow the development of approximately 30,000 sq. ft. of office space,
with the balance of the property to be used for parkland. This amendment
was determined to be an additional proposal received after the August 3,
1990 deadline, and ha~ not been i~cluqed for analysis.in this reportlObvidOUSly,
it could be analyzed If the Councll wlshes to have thlS proposal eva uate .
Financial Benefits: Development of the site as a park will generate no
revenues for the Ci ty of Chul a Vi sta and wi 11 requi re a substant i a 1
outlay of funds for initial development, estimated by the City Parks
Department at $375,000, with continuing outlays for maintenance estimated
at approximately $15,900 a year. Financing could be accomplished through
Park Acquisition and Development Fees since this area would be of benefit
to the general community.
Pl anni nQ Comments: The General Pl an and zoni ng call for vi s itor- servi ce
commercial uses on the site.
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Meeting Date 4/23/91
2. Odmark and Thelan, 96 unit senior apartment complex
Odmark and Thelan proposes to build 96 senior apartment units in
two-story, 16-plex buildings. Ninety-six parking spaces would be
provided under carports. The project is not proposed for development
under the City's density bonus program. Instead Odmark and Thelan
propose that 20% of the units would be kept at low-income levels
(approximately $463 for a one-bedroom and $589 for a two-bedroom, based
on San Diego County median income for 1989) with the remaining units to
be priced according to the market, $550-600 for one-bedrooms and $675-725
for two-bedrooms. The unit sizes proposed are one-bedroom, 480 sq. ft.,
and two-bedroom, 625 sq. ft.
Odmark and The 1 an have an excell ent profess i ona 1 reputation and are the
developers of the Uptown District and Columbia Place in San Diego.
Odmark and Thel an have i ndi cated a wi 11 i ngness to work with the City on
resolution of all design and planning issues.
Planninq Comments: Because the General Plan and zoning call for visitor
commercial use on the site, this project would require a General Plan
amendment and a zone change. The Pl anning Department's major concern
with this proposal is the density. At 32 units per acre, the project is
proposed at the highest density the City will allow in any location under
its current zoning ordinance. The Planning Department's opinion is that
this project is not suitable for this location.
The Pl anni ng Department has not proposed development of thi s site for
residential use. However, if a residential use is approved, a
high-quality townhouse development with a density of 10-12 units is
considered to be most appropri ate. Adjacent uses to the west are 01 der
residential projects at 23 dwelling units to the acre and 16.8 dwelling
uni ts to the acre. The Pl anni ng Department cites alack of ameni ties
within the project as a problem, such as a swimming pool or community
center. The proposal does not include public parking for access to the
jogging and equestrian trail. Any residential development should be
screened and pulled back from Bonita Road and the generated traffic
noise, with significant internal open space and a well-landscaped setback.
Financial Benefits: The developer's proposal is to pay the City $720,000
cash upon issuance of bull di ng permi ts for the project. The developer
also proposes that the City would participate at the rate of 25% upon
sale of the property. An analysis of the proposal, assuming the sale of
the property in year ten, estimates the tot a 1 fi nanci a 1 benefit to the
City is at $869,546.48.
3. Joelen Enterprises, 200-room hotel
Joelen Enterprises proposes to build a 3 1/2-story upper mid-level hotel
with 200 rooms. The hotel proposal would include amenities such as pool,
spa, tennis courts, 14,000 sq. ft. of meeting and banquet space and
restaurant facilities.
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Meeting Date 4/23/91
The developer proposes that the hotel would include the City's 3 acres
and al so the additional 4 acres currently occupied by the golf course
restaurant parkin9 lot and pro shop. This proposed master planning was
suggested in the RFP, which called for "land uses (that) should blend
with and complement the existing restaurant/lounge and golf course uses."
The 4-acre area is owned by the Ci ty and 1 eased to the Ameri can Golf
Corporation for operation of the golf course. American Golf has stated
its interest and support for the hotel development proposed by Joelen
Enterprises. To date, officials of American Golf have declined to state
the extent to which they would commit resources to the development or to
the golf course. However, they have said that their participation in
such a project would include a substantial upgrading of the existing golf
faci 1 ity.
According to Joelen Enterprises the target market for the hotel would be
a mix of upper and mid-level business and professional groups, and
individual and family travelers. Joelen states that 90,000 guests per
year are anticipated and that the hotel would employ 170-185 people.
Joelen has indicated a willingness to work with the City on the design of
the project and to provide parking for public access and museum space for
a possible Bonita historical exhibit. Joelen is currently developing the
450-room Lowes Coronado resort adjacent to the Coronado Cays in the City
of Coronado. Joelen has indicated that a potential exists for linking a
Chula Vista golf course resort to the Coronado resort.
Pl anni nQ Comments: The Pl anni ng Department favors a hotel development
over the other three proposals. A hotel shoul d be des i gned in a manner
consistent with the character of the area, coordinated with the
redeve 1 opment of the adjoi ni ng four-acre site, and retain an appropri ate
staging area, here or elsewhere, for the hiking/jogging trail. The
development would be in keeping with the existing General Plan
designation for the area and the visitor commercial zoning. The
development would have the advantage of master planning the City's 3 acre
parcel and the adjacent 4 acres. This could provide for a single
entrance to the property al igned at Otay Lakes Road. In the Planning
Department's opinion this single access at Otay Lakes Road is highly
des i rabl e. The height and architecture of the proposed structure is a
concern to the Planning Department. At 3 1/2-stories and with a
contemporary design, the hotel as proposed is generally out of character
with the Bonita community. View corridors into the golf course could be
designed. though the Planni ng Department woul d st ill be concerned about
the overall height of the structures.
Financial Benefits: The financial benefits accruing to the City from the
Joelen proposal are estimated by the developer to be substantial, being
in excess of $1 million per year at project stabilization. It should be
noted that thi s est imated benefit is predi cated on market assumptions
which need further study. The developer assumes an average room rate of
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Meeting Date 4/23/91
approximately $135 per ni9ht with occupancy rates in the 80% range.
Whether or not this development can generate room rates at this level and
consistently hi9h occupancy rates is a question that must be addressed by
a thorough marketing study. This is a point upon which staff, Joelen and
any potential lender would be in agreement.
The Joelen proposal would lease the City's property for 66 years and
include an option to purchase the property during the fifth through the
fifteenth years. Payments on the lease would be based on revenues
generated by the hotel. Development of the hotel would take two to three
years, with a two to three year period before stabilization. Joelen has
proposed a percentage lease comparable to the lease arrangements used by
the San Diego Port District for its hotels along San Diego Bay. Joelen
has proposed that the City would receive the following amounts on an
annual basis: 6% of room income, 5% of beverage sales, 5% of
banquet/meeting room rentals, 3% of food sales, 10% of retail sales, 10%
of telephone income.
Joelen's estimates of gross revenues and payments to the City appear to
be reasonable based upon comparable leases maintained by the Port
Di stri ct wi th its tenants in hotel properties on San Di ego Bay. For
example, revenues for the first half of 1990 to the Port District from
the 300-room Le Meridian hotel in Coronado were $868,508, not including
Transient Occupancy Taxes. Port revenues from the 136-room Half Moon Inn
for the same period were $493,164, again not including TOT.
Joelen's estimates of the lease value at $3 million also appears to be
reasonabl e, based upon comparabl e 1 eases gi ven by the Port Di stri ct and
assuming that lease payments continue until at least 2002. Joelen claims
stabil ized annual revenue to the City of $662,087 as a percentage of
gross income pl us Transi ent Occupancy Taxes at 8% of room sales for an
additional $586,531 for a total of $1,248,618. However this revenue
estimate is for the fourth year after development and stabilization,
which may be as late as 1997.
Assuming a positive marketing study and development of a successful
project, the lease proposed by Joelen would appear to be favorable to the
City for the generation of revenue at a high level for the next several
years. However, Joelen claims that a purchase option included in the
lease is necessary to obtain financing for the property. Joelen has
indicated that other arrangements to satisfy lenders may be possible, and
it is staff's recommendation that the lease exclude a purchase option.
The purchase option presents two difficulties: 1) the sale of the 3 acre
parcel; and 2) the sale of fee title to the additional 4 acres now part
of the lease to American Golf. The purchase option presents the
possibility that the City would actually receive a very limited amount of
revenue from the project. A scenario can be imagined with development of
the project taking two to three years, stabilization taking an additional
three years, with the lessee exercising their option to purchase in the
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Meeting Date 4/23/91
fi fth or sixth year before the City begi ns to recei ve the full value of
its percentage of gross income generated by the property. Such a
purchase woul d pay the Ci ty some determi ned fair market value for the
land. However, this would eliminate the possibility of receiving an
ongoing income stream from the project and also eliminate the City's
interest in, and potent i a 1 for, control of the entry and start i ng poi nt
to its municipal golf course. This sale would also leave the golf course
pro shop, restaurant and golf services facil ities in private hands as
opposed to maintaining some public control through a continuing lease.
Other Issues:
Museum: Joelen Enterprises has committed to the use of part of the hotel
for a Bonita historic museum or display. Joelen has also indicated an
interest in working with the community on the design of the hotel and to
provide public access and parking for golf and the jogging and equestrian
trails.
Golf Starts: In order to function as a golf-based resort, the hotel will
have to reserve blocks of golf starting times. Joelen Enterprises has
stated that the impact of such reservation of golf times for hotel use
would be minimal. However, a clear determination of the level of impact
that the hotel would have on the golfing public must be made available.
Golf Course Improvements: Development of the hotel could also provide an
enhancement for Chula Vista golfers, if done in conjunction with American
Go 1 f Corporat i on. As was stated earl i er, Ameri can Golf Corporation has
indicated an interest in upgrading the existing golf course and improving
the golf facilities in the event of the hotel development. The pro shop,
restaurant and associ ated facil it i es woul d also be upgraded by the hotel
development and the golfing public would benefit from these improvements.
4. ADMA Company, 80 for-lease condominium units
The units will
parking garages.
Bonita Road for a
acres) .
Adma Company is a Chula Vista-based firm, with substantial local
development experience. Adma has developed property on the south side of
Bonita Road and is familiar with the Bonita community and market.
be in 3-story buildings over partially-subterranean
Adma has al so proposed providing the area fronting on
public park and 28 public parking spaces {totalling .87
Plannino Comments: Because the property is zoned visitor/commercial, the
Adma proposal woul d requi re a General Pl an amendment and a zone change.
At 37.6 units per net acre (excluding the park dedication) this proposal
is viewed by the Planning Department as being too dense for the site. It
should be noted that the proponent believes the density calculation
should be made using gross acreage, including the park area. This
calculation yields a density of 26.7 units/acre. A more suitable density
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Meeting Date 4/23/91
would be 10 to 12 units. As proposed, the project calls for direct
access to Bonita Road. On this curve at Bonita Road such direct access
could be a traffic hazard. If possible the development should share the
existing golf course entrance and exit.
The 3-story height of the development is a concern to the Planning
Department and would not be in keeping with other developments in the
Bonita area. Virtually all other developments in Bonita are 2-stories
and under. The view corridors to the golf course through the development
are a positive design feature, as is the small park proposed by ADMA.
However, the parking for the publ ic does not appear to be directly
associated with the park. ADMA has committed to the maintenance of the
park and to its development. In the Planning Department's judgment, such
a park would most likely be used predominantly by residents of the
project and should not therefore be considered as a public amenity.
Financial Benefits: ADMA Company has proposed a cash payment of $1
million for the property. Including property tax revenues to be
generated by the 1 and and buil di ng value, taken at a net present value
for 10 years, the total estimated value of the ADMA proposal to the City
of Chula Vista is $1,119,151.75. Adma has also indicated a willingness
to structure payment as a long-term lease if that is the City's
preference.
Other Issues:
Adma has stated that it woul d locate a Bonita hi stori cal museum wi thi n
its project.
Sweetwater Communitv GrouDs
A joint meeting of the Sweetwater Community Planning Group and the Sweetwater
Valley Civic Association was held on January 30, 1991, to review presentations
by each of the proponents for development of the Bonita Road property. The
comments by citizens from these groups have been incorporated into this agenda
statement and into the staff recommendation. Specific issues raised by
members of the two groups were:
1. Concern about a possible loss of parking space on the site for joggers
and walkers using the jogging and equestrian trails.
2. Concern about adequate parki ng for any project bei ng developed on the
site.
3. A request to include a Bonita historical museum in the development.
4. A request for appropriate landscape treatment of the project and project
entrance, and a request that the entrance to the project be aligned with
Otay Lakes Road.
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Meeting Date 4/23/91
5. Concern about impact of any development on the golf course.
6. Concern about traffic to be generated by the project.
7. A request that drought-tolerant landscaping be used.
8. A request that any development preserve and enhance the exi st i ng trail
system.
9. Concern about the possibility of having any kind of commercial use on the
property including a restaurant.
Parkina for Golfers and Trail Users
A major concern of the two community groups is the availability of parking for
golfers, joggers and users of the golf course restaurant. A survey of parking
use in this area was conducted by the City Parks and Recreation Department in
June of 1988. This survey and results are attached as Exhibit H.
The survey was conducted for one week, with all cars and people entering the
parking area asked about their use of the area. In addition, at two-hour
intervals a count was made of cars parked in the paved area around the golf
course restaurant and cars parked in the vacant three-acre parcel now under
consideration for development.
The survey reveals two important points. First, the available parking area is
used in significant numbers by people for access to the jogging trail. The
survey shows that the number of cars and people entering the parking area for
the purposes of go lfi ng generally exceeds the number of cars and peopl e
entering for use of the jogging trail, however, this difference is not great.
For example, on the Monday surveyed from 6 a.m. to 10 a.m., the number of cars
entering the parking lot for golfing was 174. The number of cars entering for
use of the restaurant was 40, and the number of cars entering for the use of
jogging was 157. On the same day, from 2:00 p.m. to 6:00 p.m., 116 cars
entered for golfing, 7 for the restaurant, and 103 for jogging. As can be
seen from Exhibit H, these results are fairly typical across the week long
survey.
The second important poi nt to be gai ned from the survey i nformat i on is that
while the existing paved parking lot is heavily used by all three groups,
golfers, restaurant users and joggers, the use of the unpaved area for parking
is relatively small and, according to the survey, cars parked in the unpaved
area often coul d have found parki ng spaces in the paved area. The total
number of spaces available in the paved area is 213.
The survey shows, for example, that on the Friday surveyed between 6:00 a.m.
and 8:00 a.m., 42 cars were parked in the parking lot while 10 cars were
parked in the dirt. Between 8:00 a.m. and 10:00 a.m., 196 cars were parked in
the lot and 13 were parked in the dirt. Between 10:00 a.m. and noon, 201 cars
were parked in the parki ng lot and 5 were parked in the di rt. Thi s pattern
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Meeting Date 4/23/91
continues throughout the survey. There are occasions when all 213 paved
spaces are taken and the dirt area must be used by cars for parking, however,
this need for overflow appears to be limited.
Observation of the parking area by City staff in recent weeks has shown that
even at peak hours of use, approximately 8:00 a.m. to 10:00 a.m., generally
there are sufficient parking spaces in the paved area to accommodate cars now
using the dirt area. For example, at 9 a.m. on April 10, 1991, there were 48
cars parked on the dirt. There were also 61 spaces available in the paved
parking area.
Assessment of Service Costs
At the Council's last review of these development proposals, a specific
request was made to estimate the cost to the city of providing services to
each project.
Staff has attempted to investigate the costs associated with the projects.
However, as an "in-fill" project built in an area with a complete
infrastructure, any development on the City's property would result in
negligible marginal costs to the City. Costs that would be incurred, such as
sewer capacity, would be paid for by fees. These fees are based on dwell ing
unit equivalents for various kinds of developments. Other kinds of services
provided by the City, such as fire and pol ice protection, would be provided
with existing City assets and paid for by taxes generated by the development.
In an area such as EastLake or Otay Ranch, it is poss i bl e to determi ne on a
large scale the costs associated with a variety of land uses. In these areas,
prior to development, consulting assessment engineers are employed to
determine as precisely as possible the appropriate fee levels and
infrastructure requirements for various kinds of developments.
Exclusive NeQotiation Process
If the Council selects one of the four proposals, the process for development
would begin with an Exclusive Negotiation Agreement. This agreement would be
submitted to Council for approval and would give the proponent the exclusive
right to negotiate with the City for development of the property.
Norma lly such an agreement runs for 180 days. Duri ng that peri od, speci fi c
development, purchase and/or lease points are agreed to and then submitted to
the Council for approval in the form of a Disposition and Development
agreement.
FISCAL IMPACT: The fiscal impact of each proposal is described below.
Because some of the developments propose payments in the form of a percentage
of operating revenues or with City participation in profits at sale, these
revenue estimates will vary by performance of the projects and market
conditions.
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Meeting Date 4/23/91
1. Mr. Richard Pena. Dark orooosa1
Development of park land is estimated by the City Parks and Recreation
Department at $125,000 per acre. Maintenance costs are estimated at
$15,900 per year.
Revenue loss to the City, therefore, for park development is $375,000,
not including ongoing maintenance costs.
2. Odmark & The1an. 96-unit senior aoartment como1ex
The developer proposes a payment of $720,000 for the City's 3-acres
($5.52js.f.). The proposal also calls for the City to receive 25 percent
of profits at sale.
Based upon average rent rates of $500 for one-bedroom units and $650 for
two-bedroom units, and assuming a 10-year pay down of an 80 percent loan
for project development, estimated City revenues of $141,253.18 are
projected. However, the market value of the project at some future date
is speculative, and the profits to the City could be higher or lower.
Tax proceeds have been fi gured assumi ng a val uat i on of 1 and based on
$5.52js.f. and building valuation based on standard building valuation
rates used for permit assessment. Total revenue to the City is estimated
at $869,546.48.
3. Joelen Enterorises. 200-room hotel
Revenues from this proposal are quite speculative, and are based on a
percentage 1 ease. The Ci ty wou1 d recei ve revenues from three sources:
1) a percentage of operating revenues; 2) Transi ent Occupancy Taxes of
eight percent on room sales; and 3) property and sales taxes.
Staff analysis has assumed that 1991-1994 will be required for planning
and construction, with the City receiving only property taxes from land
and building valuation during this period. Beginning in 1995, we have
assumed that the City will receive 25 percent of total estimated lease
proceeds. In 1996, we have assumed 50 percent of total estimated lease
proceeds, with full payments from project stabilization beginning in 1997.
Full lease value has been computed assuming 200-rooms, leased at an
average of $90 per room, with a 75 percent occupancy rate. This rate is
a conservative compari son with average room rates at resort-type hotel s
on San Diego Bay. The Le Meridian in Coronado, for example, has average
room rates of approximately $165 per night. The Half Moon Inn on San
Diego Bay has room rates averaging $110 per night. Revenues in all other
categories have been taken from the Joelen proposal. Again, these
revenue rates appear to be reasonable based on comparable Port District
1 eases and revenues from comparabl e hotels. Actua 1 revenues wi 11 vary
depending on the success of the hotel at stabilization.
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Meeting Date 4/23/91
Using these assumptions and discounting the revenues back to a Net
Present Value yields an estimated lease value of $3,014,339.24. As has
been previously discussed, the Joelen proposal includes a purchase option
for the 5 - 15th years. If the option was exercised, the City would be
paid for its three acres. The City and American Golf would be paid for
the additional four acres, with American Golf receiving the largest share
because of its long-term lease of the property.
Property taxes have again been assumed based on market valuation based on
standard permit valuation and construction standards.
4. Adma ComDanv. 80 for-lease condominiums
Adma Company has proposed a purchase of the three acres for $1,000,000
($7.65/s.f.l, the highest cash outlay of any proposal. This would be
supplemented by property taxes to the City, payment of which has been
based on building permit assessment values of construction and on the per
square foot land price.
Adma Company has proposed astra i ght purchase of the property, but has
i ndi cated a wi 11 i ngness to enter into along-term 1 ease of the property
if that is the City's preference. Including cash payment and revenue
from property taxes, the Adma proposal woul d result in revenue to the
City of an estimated $1,191,151.75.
WPC 4696H
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EXHIBIT "A"
It is further recommended that the initial period of this exclusive
negotiation agreement be devoted to clarifying the following issues:
I. Is Ameri can Golf wi 11 i ng to commit to a joi nt venture development that
would replace existing golf course facilities, and master plan the entire
golf course entry.
2. What will the position of American Golf Corporation be in terms of
ownership and operation of the proposed hotel development and what
commitments is American Golf prepared to make for the improvement and
upgrading of the golf course as a condition of its participation in the
project.
3. That staff should pursue a long-term lease of the property to Joelen
Enterpri ses. The 1 ease shoul d be structured to avoi d a purchase opt ion
by Joelen Enterprises, while still making financing of the project
feasible.
4. That Joelen Enterprises be required to include within its development an
area to be used as a museum for hi storie documents, photographs and
artifacts important to residents of the Bonita Valley.
5. That Joelen Enterprises in planning their proposed hotel development be
required to specifically address the needs of the community for parking
and access to the jogging and equestrian trails.
5. That Joelen Enterprises clearly define and attempt to minimize the impact
of hotel golf reservations on the use of the golf course by Chula Vista
residents.
6. That Joelen Enterprises will conduct a marketing and feasibil ity study
for the use of the site as a hotel. This study must be conducted in a
manner and by a consultant acceptable to be City.
WPC 4697H
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REQUEST FOR PROPOSALS
FOR DEVELOPI1ENT AND PURCHASE OR LEASE OF REAL PROPERTY
ON 4400 BLOCK OF BONITA ROAD
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II
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REQUEST FOR PROPOSALS FOR REAL ESTATE DEVELOPMENT
BACKGROUND
The City Council of the City of Chula Vista is seeking proposals for the
development of vacant city-owned parcel of land comprising 3+ acres adjacent
to the Chula Vista Municipal Golf Course. The proposed land uses should blend
with and complement the existing restaurant/lounge and golf course uses.
The undeveloped property is bounded by the golf course on the north, Bonita
Road to the south, the Bonita Vista Condominiums on the west and the South Bay
Golf Club Restaurant on the east. The adjacent facilities to the east include
a compl etely furni shed restaurant, lounge, and banquet hall totall ing
approximately 15,000 sq. ft. along with an improved parking lot. At present,
the restaurant is leased by the City to the gol f course operator (American
Golf Corporati on) for a maximum term of 30 years. (The 1 ease has
approximately twenty-six (26) years remaining.)
21,1'1
REQUEST
I. PURPOSE AND INSTRUCTIONS
A. The Ci ty of Chul a Vi sta is seeki ng proposals for the long-term
lease or purchase and development of approximately 3.0 acre site
located on Bonita Road adjacent to the Chula Vista Municipal Golf
Course. The parcel is bounded by the South Bay Golf Club.
Restaurant on the east, Bonita Road on the south, Bonita Vista
condominiums on the west and the golf course on the north.
Because of the 1 ocati on of the property, se 1 ecti on of the
successful bidder will not be based solely on financial
considerations, but also on the quality of the proposed development
and the abil ity of the proposal to blend in with the surroundi ng
area.
B. All proposals must include completion of City forms D and E
attached hereto.
C. All proposal s for the purchase or 1 ease of the subject property
must be submitted no later than 5 p.m., August 3, 1990 (postmarks
are not accepted). The proposal shall be del ivered in a sealed
envelope marked "Proposal for the lease/purchase of Real
Property." Bid documents or questions should be submitted to:
Lance Abbott, Community Development Specialist
Community Development Department
276 Fourth Avenue
Chula Vista, CA 92010
(619) 691-5047
D. Proposers are requested to submit the original and three (3) copies
of the proposal. Successful bidder may be required to submit
additional copies on request.
II. PROPERTY DESCRIPTION/INFORMATION
A. The subject property includes 3+ acres of land, is within the
incorporated boundaries of- the Clty of Chula Vista, California,
Parcel 2 of Parcel Map 958 of Chula Vista, Assessor's Parcel No.
593-240-24, and is located in the 4400 hundred block of Bonita Road
(see Attachments A and B)
B. The site is presently zoned C-V-P (visitor commercial). A copy of
the City of Chula Vista C-V-P zone requirements is attached (see
Attachment C).
-2-
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C. The City is not walvlng any fees (such as development impact fees)
or other permit fees normally required as part of its development
process.
D. Prospective proposers are urged to contact the appropriate City
department for informati on concerni ng proposed development of the
property. The 1 essee/purchaser must be assured that the property
meets anti ci pa ted de vel opment needs/requi rements as the City
assumes no responsibility therefor.
E. The information contained in this document regarding property
description and location is believed to be accurate and correct.
However, the City of Chula Vista assumes no responsibility or
liability for its completeness or accuracy.
II 1. PROPOSAL
All proposals should include the following information:
A. The complete name and address of the individual, partnership and/or
corporation submitting the proposal.
B. Terms and conditi ons of 1 ease payment/purchase pri ce which the
successful proposer will provide to the City.
C. A written statement and supporting conceptual plans describing
proposed land use, number and type of units, square feet of
commercial space by type, approximate building heights, a
preliminary site plan indicating landscape areas, parking,
circulation and access.
D. A statement of qualifications and resume of developer, including a
summary of similar completed projects, which may include up to five
photographs or color slides.
E. Projection of financial benefits to the City including the number
and type of jobs that will be associated with the development and
any anticipated revenues to the City.
F. A proposed time table showing dates for negotiation, sale, plan
processing, and construction, along with evidence of financial
capability to complete the-project on time and according to plan.
G. A completed waiver indemnification agreement (Attachment D).
H. A completed disclosure statement (Attachment E).
I. A completed statement of qualifications.
-3-
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Successful
reques t.
copies of the complete proposal must be provided.
proposer may be required to submit additional copies on
The precedi ng items shoul d be numbered and submitted in the order
set forth in the RFP.
IV. QUALIFICATIONS
Potential buyers or
fi nanci a 1 abil i ty to
proposed development.
lessees must satisfactorily demonstrate their
purchase the subject property and construct the
V. SITE PLANNING
It is the intent of this proposal to encourage a project which maintains
the integrity of the exi s ti ng community and nei ghborhood. Eva 1 uati on
criteria will include, but not be limited to consideration of:
A. Maintaining the integrity of the adjacent developments and the
environmental quality of the Bonita area. This includes the
municipal golf course and the South Bay Golf Club Restaurant.
B. Providing a suitable easement for the relocation and continuation
of the existing jogging/equestrian path which currently traverses
the parcel, and accommodati ng exi sti ng sewer easement traversi ng
southwesterly corner of site.
C. Preferred land uses include the following:
1. High quality resort complex including restaurant/lounge and
limited related retail uses.
2.
Other uses which may, in the developers oplnlon,
better market opportunities including professional
residential apartments/condominiums or mixed uses.
provide
offices,
D. Land uses which will not be considered:
1. Reta i 1 stri p commerci a 1.
2. Uses such as a miniature golf course, fun centers, water
slides, etc.
VI. ADDITIONAL INFORMATION
A. The successful proposer will be required to comply with all City of
Chula Vista and other local, state and federal requirements. It is
anticipated that the development process will include, but not be
limited to:
-4-
~--(7
1. Environmental and design review
2. Grading, building permits, etc.
8. The bidder should expect to have access only to public reports and
public files of the local government agency in preparing the
proposal. No compilation, tabulation, or analysis data, definition
or opi ni on, etc. shoul d be anti ci pa ted from the City other than
those included in this document.
C. Thi s Request for Proposal s does not commit the City to accept any
proposal or to pay costs incurred in the preparation of the
proposal for this request. Further, the City reserves the right to:
Accept or reject any or all proposals received as a result of
th i s reques t.
To negotiate with any qualified source.
To cancel in part or entirely this Request for Proposal.
To require the proposer to participate in negotiations to
submit such price, technical or other revisions of their
proposal as may result from negotiations.
D.
The Ci ty, through
fees or permits
process.
this Request for Proposals, is not waiving any
normally required as part of its development
E. The City reserves the ri ght to requi re a development agreement for
thi s property.
VII. BID OPENING/SELECTION PROCESS
A. Bids/proposals are to be submitted no later than 5 p.m., Friday,
August 3, 1990. Proposals wi 11 be checked to insure they are
complete and meet the minimum requirements of the City.
B. All bids/proposals will be further reviewed by a "selection panel"
established by the City. The panel will narrow acceptable bids
based on, but not limited to, consideration of the following:
1. Lease or sale value
2. Proposed site plan
3. Compatibility of the proposed site plan with adjacent
developments
4. Compliance with the criteria included in the Request for
Proposal
5. The overall cost benefit of the proposal
-5-
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C. Finalists may be invited to participate in a more in-depth review
and discussion of their proposal.
D. The final selection will be made by the City Council. The
successful proposer will have the right to enter into an exclusive
negotiation agreement for a period of up to six months for the
refinement, completion, and approval of plans and approval of
financial terms and conditions. It is anticipated that a
deve 1 opment agreement and/or escrow wi 11 follow successful
completion of negotiations.
For further information, please contact Lance Abbott at (619) 691-5047.
WPC 4445H
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Sections:
19.38.010
19.38.020
19.38.030
19.38.040
19.38.050
19.38.060
19.38.070
19.38.080
19.38.090
19.38.100
19.38.110
19.38.120
19.38.130
19.38.140
19.38.150
Chapter 19.38
C-V - VISITOR COMMERCIAL ZONE
Attach.
C
...
Purpose.
Permitted uses.
Conditional uses.
Sign regulations.
Height regulations.
Area, lot coverage and yard requirements.
Setbacks from residential zone-Parking and loading facilities.
landscaping.
Site plan and architectural approval.
Off-street parking and loading facilities.
Enclosures required for all uses-Exceptions.
Outdoor storage.
Wall requirements.
Trash storage areas.
Performance standards.
19.38.010 Purpose.
The purpose of the C-Y zone is to provide for areas in appropriate
locations where centers providing for the needs of tourists and travelers may
be established, maintained and protected. The regulations of this zone are
designed to encourage the provision of transient housing facil ities,
restaurants, service stations and other activities providing for the
convenience, welfare or entertainment of the traveler. (Ord. 1212 ~ 1 (part),
1969: prior code ~ 33.510 (partl.)
19.38.020 Permitted uses.
Principal permitted uses in the C-Y zone are as follows:
A. Hotels, motels and motor hotels, subject to the provisions of Section
19.58.210, with such incidental businesses to serve the customer or
patron, provided suchi nci denta 1 uses and businesses not otherwise
permitted in this zone shall be operated in the same building and in
conjunction with this permitted use;
B. Restaurants with a cocktail lounge as an integral part;
C. Art galleries;
O. Handicraft shops and workshops;
E. Bona fi de anti que shops, bu t not i nc 1 udi ng secondhand stores or junk
stores;
F. Thea ters;
G. Any other establ ishment serving visitors determined by the commission to
be of the same general character as the above permitted uses;
H. Accessory use and building customarily appurtenant to a permitted use and
satellite dish antenna in accordance with the provisions in Section
19.22.030F.1_9 and 11 through 13;
I. Electrical substations and gas regulator stations, subject to the
provisions of Section 19.58.140;
J. Agricultural uses as provided in Section 19.16.030.
(Ord. 2160 5 .1 (part), 1986: Ord. 2108 ~ 1 (part) 1985: Ord. 1356 ~ 1 (part),
1969: Ord. 1212 ~ 1 (part), 1971: prior code ~ 33.510(8).)
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19.38.030 Conditional uses.
The following uses may be permitted in the C-V -zon", subject to t.he
issuance of a conditional use permit subject to the findings set forth in
Section 19.14.060:
A. Car washes, subject to the provisions of Section 19.~8.060;
B. Automobile service stations and towing service, subject to the provisions
of Section 19.58.280;
C. Bait and tackle shops, including ~arine sales, supplies and rentals;
D. Bars or night clubs (Dance floors subject to the provisions of Section
19.58.115 and Chapter 5.26); _
E. Commercial parking lots and parking garages, Sub5ect to the provisions of
Sections 19.62.010 through 19.62.130;
F. Commercial recreation facilities, SUbject to thp conditions of Section
19.58.040, as follows:
1. Bowling alley,
2. Miniature golf course,
3. Billiard hall,
4. Skating rink;
G. Public stables, subject to the provlslons of SectiQn 19.58.310;
H. Artists' supply and materials stores;
T. Clothing sales (new);
J. Unclassified uses, See Chapter 19.54.
K. Roof-mounted satellite dish subject to the stanelards set forth in Section
19.30.040.
L. Recycling collection centers, subject to the provisions of Section
19.58.340.
(Ord. 2273 ~ 6, 1988: Ord. 2252 ~ 6 (1988); 2233 ~ fi (1987); 2160 ~ 1 (part),
1986: Ord. 2108 ~ 1 (part), 1985: Ord. 1356 ~ 1 (part), 1971: Ord. 1212 ~ 1
(part), 1969: prior code ~ 33.5l0(C).)
19.38.040 Sign regulations.
See Sections 19.60.020 and 19.60.030 for permit requirement and approval
procedure.
A. Types of signs allowed: Business (~Jall anel/or marquee and a freestanding
sign) subject to the fOllowing:
1. Wall and/or marquee: Each business shall be allowed a combined sign
area of one square foot per lineal foot of building frontage facing a
dedicated street or alley; however, the sign area may be increased to
a ~aximum of three square feet per -I inpal foot of bUilding frontage
provided the sign does not exceed fifty percent of the background area
on which the sign is applied,- as set forth in Section 19.60.250.
Each business shall also be allowed signs facing on-site parking
areas for five cars or more and walkways ten feet or more in width.
Such signs may contain an area of one square foot per lineal foot of
building frontage facing said area; however, the area may be increased
to two square feet per lineal foot of building frontage provided the
sign does not exceed fifty percent of the background area on which the
sign is applied, as set forth in Section 19.60.250. The maxi~um sign
area shall not exceed one hundred square fept;
;;>. Freestanding (pole): Each Jot shall be allor/ed one freestancling sion
subject to the following:
a. Signs are restricted to those lots having a minimum frontaoe of
one hundred feet on a dedicated street. In the case of corner
lots Or through lots only one frontage shall be counteel,
$2111
(I( 9/88)
.-
b. The sign may contain one square foot of ar~a for-each lineal foot
of street frontage but shall not exceed one hundred fifty square
feet. In the case of corner lots or through lots, only the
frontage the si gn is ori ented to shall 'be counted toward the
allowable sign area,
c. Maximum height, thirty-five feet,
d. Minimum ground clearance, eight feet,
e. The sign may project a maximum of five feet into the public
right-of-way,
f. The sign shall maintain a ten-foot setback from all interior
property 1 i nes,
g. Corner parcels containing five acres or more shall be allowed one
freestanding sign on each street frontage on a major or collector
street and shall be spaced at intervals of not less than five
hundred feet apart. Such signs shall not face the side of any
adjoining lot in an R district,
h. Only the name of the commerci a 1 complex and four tenant si gns, or
a total of five tenant signs, may be displayed on the sign. Where
the pole sign is used to identify the name of the complex or the
major tenant, the sign shall be designed to identify all proposed
tenants up to the maximum number allowed herein. The minimum area
allocated for each tenant shall be not less than ten square feet,
i. Freestanding pole signs less than eight feet in height are
restricted to a maximum sign area of fifteen square feet and shall
maintain a minimum setback of five feet from all streets;
3. Ground (monument): A low profile ground sign may be used in lieu of a
freestanding pole sign. The sign shall be subject to the following:
a. Maximum height, eight feet,
b. Maximum sign area, fifty square feet,
c. The sign shall maintain a minimum setback of five feet from all
streets and ten feet from all interior property lines,
d. The sign structure shall be designed to be architecturally
compatible with the main building and constructed with the same or
similar materials.
B. Other signs: See Chapter 19.60 for the following signs: Window (Section
19.60.270); canopy (Section 19.60.280); temporary construction (Section
19.60.290); temporary promotional (Section 19.60.300); public and
quasi-public (Section 19.60.310); sign boards and buildings (Section
19.60.330); directional (Section -19.60.340); warning and instructional
(Section 19.60.350); service station price signs (Section 19.60.360);
directory (Section 19.6G.370); real estate (Section 19.60.380);
unclassified uses (Section 19.60.400); signs on mansard roofs (Section
19.60.4101; signs on pitched roofs (Section 19.60.420); business (Section
19.60.430); signs on architectural appendages (Section 19.60.440); and
theater marquee (Section 19.60.450);
1. Signs on screening walls or fences: In lieu of a freestanding sign, a
sign may be appl ied to a wall or fence used for screening of parking
areas. The sign shall be subject to the following:
a. The sign may only denote the name of the principal business or the
name of the commercial complex,
b. Maximum sign area, twenty-five square feet.
~-:ll/
C. Other regulations: All signs are subject to the regulations ,of, sections
19.60.040 throU9hl9'.60~nO-.and the' standards of Sections, 19.60.,140
throU9h 19.60.210.
O. Nonconforming signs: See Sections 19.60.090'through 19.60.120: _,_'. " '
E. The design review~<committee may-redtice':'srgn' areas below those'ilUtho'riz'ed--
above based onthe';sign guidelines and criteria contained in the desi9n
manual. lOrd. 2309A',.5 9'.1989: Ord. 1575 5 1 (part),1974: Ord. 1356 II 1
(part), 1971: Ord. 1212 ll'l (part), 1969:' prior code ~ 33.510(01.1.
(
'"
,"
, - '
-".,:
19.38.050 Height regulations.
No buil ding arc' structure shall exceed three and one:half s,tories or,
forty-five feet in height :exc€pt a-s~provi ded in Section 19.16.040; _ provi ded
however, that said "liinHatib-n may,- be adjusted by conditional use permit.
(Ord. 1356 ~ 1 (partt;1971:0rd. 1212 III (partY, 1969: pr5or, code,,~
33.510(E). )
19.38.060 Area, lot coverage and yard requirements.
The following minimum area, lot coverage and yard requirements shall be
observed, except as provided in Sections 19.16.020 and 19.16.060 through
19.16.080 and where increased as determined by the issuance of a conditional
use permit:
(
Lot Area
(Sq. Ft.)
10,000
Lot
Coverage
(Max. %)
40
Side
None, except when
abutting an
R district, then
not 1 ess than
twenty-five feet
Yards
Exteri or
Si de Yard
10* for
buil dings
o for
si gns
in Feet
Front
20* for
buil di ngs
o for
signs
Rear
Ten feet except
when abutting an
R district, then
not less than
twenty-five feet;
none when
abutting a side
yard wi th no
si de yard
requi rement.
*or not less than that specified on the building line map shall be provided
and maintained. The setback requirements shown on the adopted buil ding 1 ine
map for Chula Vista shall take precedence over the setbacks required in the
zoning district.
(Ord. 1356 ~ 1 (part), 1971: Ord. 1212 II 1 (part), 1969: prior code ~
33.5101F). )
19.38.070 Setbacks from residential zone-Parking and loading facilities.
In any C-V zone directly across a street or thoroughfare (excluding a
freeway) from any R zone, the parking and loading facil Hies shall be distant
at least ten feet from said street and the buildings and structures at least
twenty feet from said streets. (Ord. 1212 ~ 1 (part), 1969: prior code
533.510(G)(1).)
2J,2S
r-
...
19.38.080 landscaping.
The site sha 11 be landscaped in conformance with the 1 andscapi ng manual of
the city, and approved by the director of planning. (Ord. 1356 ~ 1 (partl,
1971: Ord. 1212 ~.1 (partl, 1969: prior code 5 33.510(G)(2l.)
19.38.090 Site plan and architectural approval.
Site plans and architectural approval are required for all uses in a C-V
zone, as provided in Sections 19.14.420 through 19.14.480. (Ord. 1212 ~ 1
(partl,1969: prior code ~ 33.510CGlC3l.l
19.38.100 Off-street parking and loading facilities.
Off-street parking and loading facilities are required for all uses in a
C-V zone, as provided in Sections 19.62.010 through 19.62.140. COrd. 1356 ~ 1
{partl, 1971: Ord. 1212 ~ 1 (partl, 1969: prior code 5 33.510CG)(4l.l
19.38.110 Enclosures required for all uses-Exceptions.
All uses in a C-V zone shall be conducted wholly within a compl etely
enclosed building, except for outdoor restaurants, service stations,
off-street parking and loading facilities, and other open uses specified under
condi ti ona 1 use permits as determi ned by the pl anni ng commi ssi on. Permanent
and temporary outside sales and display shall be subject to the provisions of
Section 19.58.370. COrd. 1436 ~ 1 Cpart), 1973: Ord. 1212 ~ 1 Cpartl, 1969:
prior code ~ 33.510CGlC5l. 1
19.38.120 Outdoor storage.
Outdoor storage of merchandise, material or equipment shall be permitted
in a C-V zone only when incidental to a permitted or accessory use located on
the same premises, and provided that:
A. Storage area shall be completely enclosed by walls, fences or buildings,
and shall be part of an approved site plan;
B. No outdoor storage of materials or equipment shall be permitted to exceed
a height greater than that of any enclosing wall, fence or building.
COrd. 1212 ~ 1 (part), 1969: prior code ~ 33.510CG)(6l.l
19.38.130 Wall requirements.
Zoning walls shall be provided in a C-V zone, subject to the conditions in
Sections 19.58.150 and 19.58.360. (Ord. 1356 ~ 1 (part), 1971: Ord. 1212 ~ 1
(part), 1969: prior code 5 33.510(G)(71.)
19.38.140 Trash storage areas.
Trash storage areas shall be provided in a C-V zone, subject to the
condi ti ons of Secti on 19.58.340. (Ord. 1356 ~ 1 (part), 1971: Ord. 1212 ~ 1
(part), 1969: prior code ~ 33.510CG)(8).)
tl"~/'
19.38.150.. Performance standards .
Antses".in.'a':.t~v zone shall be subject to initial and continued.
compl i.iHlCe ,.wi th._ the -_performanc'e' standards . set .. fo rth in. Chapter 19.66. :>"_
(Ord.l~56 5~1 '(part); 1971,.;: Ord.clZ12- 5 ,1;, (partl.. 1969: prior code
5 33.51O(H). l'.' . . ".
(
-."'-1':'"
Sections:
19.40.010
19.40'~O'20
19.40.0'30
19.40.0'40
19.40.050
19.40.060
19.40'.0'70
19.40.0'80'
19.40'.0'90'
19.40'.10'0'
19.40'.11 a
19.40'.120'
19.40'.130'
19.40'.140'
19.40'.150'
. .
C~<1pter 19.4.0
:1:-1
-- -. - ~ -
THORaUGHFARE COMMERCIAL ZaNE
Purpose.__, ,. ',___
Perm'i tted uses .,.
Conditional use..
Sign regulations:
Height regulations.
Area, lot coverage and yard requirements.
Setbacks from residential zone-Parking and loading facilities.
Landscaping. . .
Site plan and architectural approval required.
aff-street parking and loading facilities.
Enclosures required for all uses-Exceptions.
autdoor storage.
Wall requirements.
Trash storage areas.
Performance standards.
Cd':;- . ,
19.40'.0'10' Purpose.
The purpose of the CoT zone is to provide for areas in appropriate
locations adjacent to thoroughfares where activities dependent upon or
catering to thoroughfare traffic may be establ ished, maintained and
protected. The regulations of this district are designed to encourage the
centers for retail commercial, entertainment, automotive and other appropriate
highway-related activities. 'C-T zones are to be establ ished in zones of one
acre or larger, and shall be located only in the immediate vicinity of
thoroughfares, or the service drives thereof. (ard. 1212 5 1 (part), 1969:
prior code 5 33.511(Al.)
19.40.0'20 Permitted uses.
Principal permitted uses in a C- T zone are as follows:
A. Stores, shops and offices supplying commodities or performing services for
residents of the city as a whole or the surrounding community, such as
department stores, banks, business offices and other financial
institutions and personal service enterprises;
B. New car dealers and accessory sale of used cars (see Section 19.40.030 for
used car lots); boat and equipment sales and rental establishments,
subject to the provisions of Section 19.58.070;
C. r1otor botels and motels, subject to the provisions of Section 19.58.210;
tj..). 7
845
(!\ tJ / n ())
ATTACHMENT "0"
WAIVER AND INDEMNIFICATION AGREEMENT
As partial consideration for the purchase/l ease of the real property
consisting of 3+ acres of real property located within the corporate
boundari es of the Ci ty of Chul a Vi sta, Ca 1 iforni a, located on the 4400 block.
of Bonita Road (porti on of Assessor's Parcel No. 593-240-24), Rancho de 1 a
Naci on, tlap 166, and presently owned by the Ci ty of Chul a Vi sta, the
undersi gned and all hei rs, executors, admi ni strators, successors and assi gns
of the undersigned hereby jointly and severally covenant and agree to waive
all existing or future causes of action against the City of Chula Vista which
arise out of or in any way relate to the design, construction, sale,
occupancy, or use of the above said real property, and, furthermore, agree to
at all times indemnify and hold and save the City of Chula Vista harmless from
and against any and all actions or causes of action, claims, demands,
liabilities, loss, damage or expense of whatsoever kind and nature,
specifically including all claims of negligence by the City of Chula Vista or
by any of its employees except those caused by the sole negligence or willful
misconduct of said City or any of its employees, which said City may at any
time sustain or incur by reason or in consequence of the design, construction,
sale, occupancy or use of the above said real property.
DATE
SIGNATURE
WPC 444511
-7 -
J.1,.~i'
CITY OF CHULA VISTA.
DISCLOSURE STATEMENT
ATTACH~1ENT "E"
Name of Contractor/Applicant:
Nature of Contract/Application:
Location of Proposed Work:
...
Contractor I s Statement of Di sc1 osure of Certa i n Ownershi p Interests on all contracts/
applications which will require discretionary action on the part of the City Council,
Planning Commission, and all other official bodies.
The following information must be disclosed:
1A. List the names of all persons having a financial interest in the contract/
application (i.e., contractor, subcontractor, material supplier, owner).
1 B. Li st the names of all persons havi ng any ownershi p interest in any real property
involved in the contract or application.
2. If any person identified pursuant to 1A or 1B above is a corporation or partnership,
list the names of all individuals owning more than 10% of the shares in the
corporation or owning any partnership interest in the partnership.
3. If any person identified pursuant to 1A or 1B above is a non-~rofit organization or
a trust, 1 ist the names of any person serving as director of the non-profit
organization or as trustee or beneficiary or trustor of the trust.
4.
Has any person i denti fi ed above had more than $250
business transacted with any member of the City
Committees and Council within the past twelve months?
please indicate person(s)
worth
staff,
Yes
of pub 1 i c or private
Boards, Commissions,
No If yes,
Person is defined as: "Any individual, firm, co~artnership, joint venture, association,
social club, fraternal organization, corporation, estate, trust, receiver, syndicate,
this and any other county, city and county, city, municipality, district or other
political subdivision, or any other group or combination acting as a unit."
(tJOTE: Attach addi ti ona 1 pages as necessary.)
Signature of contractor/applicant
/
date
~PC 3058A
21..2.1
~rlnt or type nalOe ot contractor/appllcant
Developer
Odmark &
Thelan
Adma Co.
Joelen
~
..
W
~
Exhibit "0"
Land Use
96 Senior
Apartments
72 one bedrm
24 two bedrm
80 for lease
condominiums
-average rent
of $915
.87 acres public
park
200- room
resort hate 1
-400 sf/room
-restaurant,
pool, tennis,
spa, sauna
-14,000 sf
meeting and
banquet rooms
Comparison Matrix - Proposals For Development 4400 Block Bonita Road
Oensity/Height
32/du/acre
2-story
37.5/du/acre on
residential area
Hi gh Dens ity
over 7 acres.
Approx. 40%
lot coverage
Parkinq/Traffi c
96 spaces under
carports
768 tri pS/day
3-stories over
parking
640 trips/day
Unknown
Amenities
.87 acres Publ ic
Park, 28 publ ic
parking spaces,
jogging/walking
trail
Jogging/walking
tra il, improved
golf facilities
Purchase/Lease
Project Value
Purchase For $720,000 $4.57 million
with 25% City Profit
Participation at Sale
Estimated to be $141,253
Purchase for
$1 million
$6.13 mi 11 i on
66-year lease with $16.1 million
payments based on
percentage of
revenues, with option
to purchase years 5-15
Approximate lease value of
$3 million, assuming no
buyout.
Payments based on following
percentage of income:
6% of room income
5% of beverage income
and banquet rentals
3% of food sales
10% of retail sales and
telephone tolls
City Revenues
$869,546.48
$1,119,151.75
$3,014,339.24
Exhibit uE"
Bonita Road Golf Course Property 1991 1992 1993 1994 1995 19% 1997 1998 1999 2000 2001 2002
Revenue Generation Estilates
April 19'11
Od.ark " Thelan, 96-unit Senior
land Pay.ent - 3 acres ($5.521sf) S720,OOO.00
Assessed Valuation land t720,000.00 S734,400.00 $149,088.00 $164,069.76 S779,351.16 S794,938.18 S810,836.94 S827,053.68 t843,594.75 t860,466.65 san ,675.98
Assessed Valuation Buildings H,854,664.00 $3,931,757.28 S4,OI0,392.43 $4,090,600.27 $4,172,H2.28 S4,255,8bO.53 S4,340,977 .74 $4,427,797.29 \4,516,353.24 $4,606,680.30 \4,698,813.91
Annual loan Service $3,659,731.20 S399,072.0b n99,072.0b S399,072.06 S399,072.06 \399,072.06 $399,072.06 $399,072.06 $399,072.06 \399,072.06 $3119,072.06 S399,072.06
NOI \557,280.00
fiR!! Yalue at Sale, 7.51 S4,644,000.00
Return on Equity 17.29I
Eouity At Sale (2511 U41,253.18
Ta~ Revenue U1,436.66 Sl1,605.39 Sl1,898.70 S12,136.68 U2,379.41 $12,627.00 U2,8n.54 S13,137.13 $13,399.87 S13,667.87 SI3,941.22
NPV Frol Year 10 $149,546.48 Sl1,436.66 Sl1,bb5.39 SI1,898.70 $12,136.68 $12,379.41 $12,627.00 S12,879.54 S13,131.13 $13,399.87 SI3,667.87 S155,194.40
Total City Revenue S869,546.48
Adla [0., 80-unit lease Condos
land PaYlent ~ 3 acres l$7.6S/sfl U,OOO,OOO.OO
Assessed Valuation land $1,000,000.00 $1,000,000.00 $1,020,000.00 $1,040,400.00 Sl,061,20a.00 U,Oa2,432.16 $1,104,080.80 $1,126,162.42 SI,148,685.b7 \1,171,659.38 \1,195,092.57 SI,218,994.42
Assessed Valuation Buildings \5,126,866.80 \5,229,404.14 \5,333,992.22 S5,440,672.06 S5,549,485.50 S5,660,475.21 S:i, 773,684.72 \5,889,158.41 S6,006,941.58 SII,127,080.41 1i6,249,b22.02
NPV Frol Year 10 S119,151.75 S15,317.17 $15,623.51 U5,935.98 $16,254.70 Si6,S79.79 $16,911.39 \17,249.62 U7,594.bl $17,946.50 ~18,305. 43 SHI,671.S4
Total [i ty Re~enue S1.119,151.75
~
.
\N
-
1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002
Richard Pena, Park Development
Land Payment - 3 acres LS/5f) 40.00
Assessed Valuation Land SO.00
Assessed Valuation Buildings 50.90
City Development and Maintenance 15375,000.001 ($21,000.00) 1621,000.00) ($21,000.00) IS21,000.001 ($21,000.00) (121,000.00) ($21,000.00) ($21,000.00) ($21,000.00) ($21,000.00) (S21,000.00
Total Revenue 11375,000.001 ($396,000.00) ($417,000.00) ($438,000.001 ($459,000.00) ($480,000.00) ($501,000.00) ($522,000.001 ($543,000.00) ($564,000.00) ($585,000.00) (1606,000.00
3oelen Enterprises, 200 -roam Hotel
Assessed Valuation Land
$2,439,738.00
$2,439,738.00 $2,488,531.76 52,538,303,42
12,589,069.48 $2,640,850.07
$2,693,667.89
$2,747,541.25
$2,802,492.07
42,859,541.91
$2,915,712.75
$2,974,027.01
Assessed Valuation Buildings
113,66B4O00.00
$13,668,000.00 513,941,360.00 $14,220,187.20
$14,504,590.94 $14,794,682.76
$15,090,576.42
$15,392,301.95
S15,700,235.71
516,014,240.42
$16,334,525.23
$16,661,215.13
Total Property Tax Revenue
$40,269.34
$40,269.34 $41,074.73 541,096.23
S42,734.15 $43,586.83
$44,460.61
145,349.02
$46,256.82
$47,181.96
148,125.59
$49,088.11
Transient Occupancy Taxes IBS)
$394,200.00
$394,200.00
4394,200.00
S394,200.00
$394,200.00
$394,200.00
$394,200.00
$394,200.00
Roams Revenue (61)
$295,650.00
$295,650.00
$295,650.00
$295,650.00
5295,650.00
$295,650.00
$295,650.00
$295,650.00
Food Revenue 131)
$104,762.00
$104,762.00
S104,762.00
5104,762.00
$104,762.00
4104,762.00
5104,762.00
S104,762.0C
Beverage Revenue (51)
$66,365.00
$66,365.00
566,365.00
$66,365.00
$66,365.00
$66,365.00
$66,365.00
$66,365.00
Banquet, Rents, Other (51)
$10,136.00
$10,136.00
$10,136.00
$10,136.00
510,136.00
510,136.00
$10,136.00
S10,136.00
Telephone (107.)
515,059.00
$15,059.00
$15,059.00
$15,059.00
$15,059.00
515,059.00
$15,059.00
$15,059.00
Retail Sales (11)
425,676.00
$25,876.00
$25,876.00
525,876.00
525,876.00
$25,876.00
$25,676.00
$25,876.00
Total Revenue (NPVI
$3,014,339.24
$40.269.34 $41,074.73 $41,896.23
$42,734.15 $238,909.21
$478,254.31
$957,397.62
4958,304.82
4959,229.96
1960,173.59
$961,136.11
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6 am: 10 am "H II
Golfers Rest Joggers Sales & Vendors Feed Ducks ~
# Cars: 174 #40 #157 #3 SPALfC:S ~(i )
# People: 212 #62 #179 #3 Lor ASPMlr
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# Cars: 79 #60 #40 #12 #3
# People: 102 #88 #55 #9
12pm 166 Lot 471/!'~/:_Y"_2c"/ /'-.!-
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# Cars: 116 #7 #103 #6
# People: 149 #9 #141 #7
4 pm 152 Lot
2 Din
6pm. 157 Lot
14 Din
Tuesday
6 am ~ 10 am
Golf Rest Joggers Sales & Vendors Feed Ducks
# Cars: 128 #34 #129 #12 #4
# People: 141 #48 #162 #12 #4
*Cars in parking lot at 6am 37 Lot
2 Din
8 am 123 Lot
9 Din
lOam 156 Lot
10 AII!- 'J.p", 3 Dirt
Golf Rest -Joggers Sales & Vendors Feed Ducks
# Cars: 85 #55 #25 #3 #6
# People: 97 #65 #36 #3 #12
12pm ~Lot
;;). Dirt
J.Prll-t,PM 2 pm 131 Lot
I Dirt
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'# Cars: 103 #20 #86 #0 #9
# People: 122 #2<3 #101 #0 #14
4 pm 140 Lot
2 Di~
6pm 193 Lot
14 Dirt
Wednesday
6 am - 10 am
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# Cars: 193 #31 #139 #0 #0
# People: 209 #47 #151 #0 #0
~Cars in parking lot at 6 am 71 Lot
4 Dirt
Barn ;~ 1~5 Lot
21 Dirt
10 am 2 {OLot'
/01,,,,- J.f"'- 13 Dirt
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# Cars: 88 #.">3 #51 #1 #0
# People: 105 #67 #63 #1 #0
12 pm 178 Lot
13 Dirt
lfl' -CfM 2pm 157 Lot
3 Dirt
Golf Rest Joggers Sales & Vendors Feed Ducks
If Cars: 73 #56 #81 =0 #10
:: Pc-oplc 91 ;;77 #<:'-3 .0 #19
4 pm 158 lot
9 Dirt $-35
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11 Di{~
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# Cars: 147 '31 '103 '2 .0
. People: 163 #40 #113 #2 #0
7{-cars in parking lot at 6am 22 Lot
4 Dirt
Bam 156 Lot
8 Dirt
10am 202 Lot
liJh....-d.ft>\ 3 Dirt
Golf Rest Joggers Sales & Vendors Feed Ducks
# Cars: 91 .42 '22 '3 .3
. People: 101 .61 '40 .3 .6
12pm 163 Lot
4 Dirt
;,lri\ - c; p'" 2pm IlAI Lot
I Dirt
Golf Rest Joggers Sales & Vendors Feed Ducks
# Cars: 86 #41 #41 #0 .9
. People: 100 #53 #201 #0 #14
4pm 157 Lot
3 Dirt
6pm 157 Lot
13 Dirt
Friday
6 am ~ 10 am
Golf Rest Joggers Sales & Vendors Feed Ducks
# Cars: 197 #52 #171 #0 #0
# People: 206 .60 #193 #0 #0
,*Cars in parking lot at 6am 42 Lot
10 Dirt
8 am 196 Lot
13 Dirt
10M" - d..f'" lOam 201 Lot
5 Dirt
Galt Rest Joggers Sales.& Vendors Feed Ducks
# Cars: 101 #91 #31 #4 #7
. People: 120 .102 #40 #4 .16
12pm 189 Lot
8 Dirt
2pm 152 Lot
)./rr(,fI"'- 6 Dirt
Golf Rest Joggers Sales & Vendors Feed Ducks
# Cars: 80 .63 .51 #0 .13
# People: 87 #71 #60 #0 #27
4 pm 160 Lot
1 Dirt
6pm 150 Lot
2 Dirt
Saturday
6 am ~ 10 am
Golf Rest (~' Joggers Sales & Vendors Feed Ducks
# Cars: 178 .74 '194 #0 .0
# People: 190 '98 #211 .0 #0
*Cars in parking lot at 6am 106 Lot
6 Dirt
8 am 160 Lot
14Dm
lOam 205 Lot
lOAM - Jf"" 7 Dirt
Golf Rest Joggers Sales & Vendors Feed Ducks
# Cars: 121 .68 #87 #0 #14
# People: 139 '81 '101 .0 .30
12pm 189 Lot -r:-'''
4 Dirt
2pm 193 Lot
Jp~< - {,fr. t Dirt
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# Cars: 75 #32 #30 '10 .10
# People: 89 #46 #41 #21 #21
4 pm 157 Lot
7 Dirt .!I..~t,
6pm 127 Lot
1 Dirt
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THIS PAGE BLANK
tJ.. .3Y
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EXHIBIT "B"
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ITEM
~~
Community Development Dept.
July 25, 1990
From: Richard A. Pena
Bonita, Private Citizen
To Chula vista City Council
Subject: Proposal for Use of City Owned 3 1/2 acres at 4400
Bonita Rd.
Reference: The City's request for such a proposal.
1. In accordance with the above reference I wish to
formally submit my ideas on what would be an ideal use of the
subject land. Since this is not a proposal which would in any
way generate funds to the city it is, therefore, not in
conformance with the criteria asked for in the Community
Development Specialist's instructions. It is, nonetheless, a
legitimate proposal, and I express the hope that it will be
received and considered as such. Though I am submitting this
proposal as an individual it has been discussed with other
members of the community and all concur as to its merit~'.
2. In accordance with paragraph III (PROPOSAL) of the
reference the following information is submitted: ~
a. The complete name of the partnership will be the City of
Chula Vista (more particularly the Parks Department).
b. There is no purchase or lease price.
c. Outside of perhaps a half acre or so devoted to parking
the entire area will be park land. This is not to be confused
with a regular city park such as seen on the other side of the
valley (Rohr and the former County Park).
(1) The space is visualized as a grassy area with
undulating hills to break the monotony. There could be a series
of attractive sidewalks, either concrete or decorative brick,
leading really no where, excepting to park like benches
situated at intermittent intervals.
(2) There would be no picnic tables, cooking pits, children
playground equipment or any of those other things associated with
most public parks.
(3) Trees, of various varieties, should be planted at
vanous intervals, so that their foliage can, in time, supply
shade to the park stroller.
(4) In the future there could be funds raised by the
community for the building of a park band type building, such a
structure to conform to city specifications.
(5) There would have to be no alteration to the present
entrance to the golf course. The park would share this entrance
with limited parking at the north end of the park adjacent to the
dirt road bordering the course's first hole. The basic idea of
the park should be something that one could walk to, not drive
to.
d.
A statement of QU:2 ~f~1"ions and resume of developer is
~
obviously not applicable in this proposal.
e. There would be no financial benefits to the City nor
would there be any anticipated revenues.
f. The time table would depend on the Parks Department.
g. and h. Not applicable.
i. This, I suppose, refers to the qualifications of the
proposer. My qualifications for sUbmitting such an unorthodox
proposal is the fact that I have lived in the Bonita area for
over thirty years, and the years previous to that in Chula Vista.
I was one of the original members of the Bonita Valley Country
Club (now South Bay Golf Club) and have, of course, seen many
changes in the area, some good, some not. The three and half
acres in question is probably one of the choicest parcels owned
by the city anywhere. In my opinion, it would be a pity to let
it get away for some private enterprise, regardless of the
capital that it might bring in, or the glitter that it might
contribute to this parcel that was recently labelled wrongfully
as an eyesore.
Many area residents envision some sort of public cultural
building on the site. This, of course, would be the optimum use
of the land. This, also, would be very costly, and anyone,
including me, would be rather presumptious in expecting- the city
to go this route. Private enterprise could, of course,
undertake such a venture but this would require an angel of the
highest magnitude, something which the community seems to be
lacking.
The park is the obvious answer. It would be inexpensive to
build and maintain and would afford the area something attractive
and something in which to be proud. I liken it very much to
Friendship Park near the library.
There are critics of such a plan who might say that if one
wants to go to a park he need only drive for five minutes to the
other side of the valley and he has a good one. Very true, but
only if the sole reason was a park for people's sake. This park
would be a park for park's sake.
In any event the proposal is submitted for your
consideration.
ct::~~~7~
RESPONSE TO
REQUEST FOR PROPOSALS
FOR PURCHASE OR LEASE AND DEVELOPMENT
OF REAL PROPERTY AT
4400 BLOCK OF BONITA ROAD
Submitted to:
THE CITY OF CHULA VISTA
Community Development Department
Attention: Lance Abbott,
Community Development Specialist
276 Fourth Avenue
Chula Vista, CA 92010
submitted by:
Om-lARK & THELAN
3200 Fourth Avenue, Suite 101
San Diego, CA 92103
(619) 291-7300
AUGUST 31, 1990
J. (" - 90
TABLE OF CONTENTS
Page No.
PROPOSAL:
A. Identification of Development Entity
B. Terms of Offer
C. Development Concept
D. Developer's Statement of Qualifications
E. Projections of Financial Benefits to City
F. Proposed Schedule
G. waiver And Indemnification Agreement
H. Completed Disclosure Statement
I. Statement of Qualifications
QUALIFICATIONS
References
1
1
1
2
5
5
6
7
2
8
EXHIBITS
A Terms of Offer
;)r.-'II
PROPOSAL:
A. IDENTIFICATION OF DEVELOPMENT ENTITY
Name:
Odmark & Thelan, a general partnership,
Address:
3200 Fourth Avenue
Suite 101
San Diego, CA 92103
(619) 291-7300
B. TERMS OF OFFER
The terms of the offer are set forth in Exhibit A hereto.
C. DEVELOPMENT CONCEPT
The development concept plan can be characterized as
follows:
o The location of the property on a golf course with a
walking trail, in close proximity to a major food
market, drug store, restaurants, and other convenience
shopping facilities, as well as proposed medical
services, makes it an ideal location for senior
citizens housing.
o The project consists of 96 residential apartment units
for senior citizens, composed of approximately 75%
one bedroom one bath units and 25% two bedroom one bath
units. Units are located in two story sixteen-plex
buildings.
o The site plan has been designed to take into account
the established development pattern along Bonita Road.
In this regard, it is envisioned that a substantial
landscaped parkway would be constructed as a part of
the development.
o The entry to the project is located on the access road
to the Country Club parking. Pedestrian access is
proposed to Bonita Road. There are 96 parking spaces
under carports. A landscaped recreation / pool area is
proposed in the center of the project with views
overlooking the golfcourse. Also, guest suite
accommodations are provided for the use of friends and
family visitors of the seniors.
o Based on the need to obtain input from City staff and
the neighboring community at the earliest stage, the
product has been designed to allow for flexibility in
design details such as roofing detail and articulation,
exterior colors and finishes, refinement of the
landscape palette, etc. Also, the design can be
adjusted to address the walking/equestrian trail
traversing the northeasterly boundary of the site.
o Extensive landscaping and meandering pathways between
buildings gives interest to the site plan.
D. DEVELOPER'S STATEMENT OF QUALIIFCATIONS
Enclosed is a corporate brochure together with a list of
projects developed by the principals of Odmark & Thelan.
Odmark & Thelan's capability and ability to perform is
evidenced by the success of its projects. We have been the
successful respondent to several Requests for Proposals and
have worked very successfully with the agencies in those
cases.
Odmark & Thelan specializes in low-rise, attached, garden
mUlti-family projects similar to that proposed.
A description of representative projects is set forth below.
o UPTOWN DISTRICT: (former Sears site in Hillcrest)
The principals of Odmark & Thelan, in a joint venture
with Oliver McMillan, responded to a Request for
Proposals issued by the City of San Diego, for which
they were unanimously recommended as the selected
developer. The project involved acquisition of three
adjacent properties owned by different parties and
incorporating them into the project as well as
obtaining all necessary land use approvals for a mixed
use project consisting of 140,000 sq. ft. of commercial
space, 318 residential units and a 3,000 sq. ft.
community center. The project is anchored by Ralphs
Supermarket and financing of approximately $56.5
million was provided by Great American First Savings
Bank.
Establishing a close working relationship with the
community from the outset proved to be very
constructive. All comments received were considered
and incorporated as appropriate. This approach was
very productive and helped in meeting all deadlines.
Through variation in color and building elevations (no
two buildings are exactly alike) the project appears to
have been developed over a period of time, creating a
true village atmosphere. The project has been the
subject of many architectural feature articles and is
being cited as exemplary of how to achieve a successful
mixed use project in an urban, in-fill environment.
~,-~,
-0-
o COLUMBIA PLACE
Out of several contenders, Odmark & Thelan (then known
as The Odmark DevelopmentcCompany) was unanimously
selected by Centre City Development Corporation (CCDC),
a subsidiary of the Redevelopment Agency of the City of
San Diego, in response to a Request for Proposals. The
project was conceived in response to CCDC's ambitious
goal of providing 6,000 residential units in the Marina
Redevelopment Area of downtown San Diego, at a time
when the downtown area was in transition.
Because of the uncertainty of the downtown market, it
was important to retain flexibility in the project
concept and design so that it could proceed on a rental
basis, if necessary. By subsidizing the initial
purchase price of the land, CCDC allowed for the
flexibility needed to address the uncertainty of
existing market conditions. The purchase price was
structured so that CCDC would participate in profits if
and as sales occurred, as certain performance
thresholds were reached.
The project was very well received in the market place.
Minimal marketing expenditures were made due to
extensive unsolicited interest shown by homebuyers
during the course of construction. Reservations for
all of the units were taken on the first two weekends
that they were made available prior to completion of
framing. At the time of completion of construction,
there was no remaining inventory.
This project made a significant contribution to the
City's downtown revitalization efforts: it spurred
significant rehabilitation by the owners of the
existing adjacent buildings which had been dilapidated
and in need of repair, thus addressing the goal of
eliminating unsightly conditions and encouraging
investment in the area by existing as well as new
owners. It also addressed the goal of providing
affordable residential ownership opportunities
downtown.
The public/private partnership which this project
represents, culminated in a successful result for all
parties.
-3-
o ESPRIT LUXURY VILLAS
This project consists of 108 apartments, in 8-plex
buildings, located adjacent to the Mira Mesa Shopping
Center. A pedestrian walkway offers convenient access
to the retail goods and services, restaurants, and
theatres. Key project amenities include central heat
and air conditioning, washers, dryers and refrigerators
in each unit, patios and balconies, carports, and
storage areas as well as a well landscaped pool and spa
area.
The project is developed under a long-term
unsubordinated participating ground lease. The rental
office opened in February, 1990 and the project rented
up at an average rental rate of 1 unit per day. The
strong market response to the project has enabled us to
command rental rates at the top of the market.
o THE ORCHARD
The Orchard is an example of what the public and
private sector can accomplish by providing quality,
affordable housing for senior citizens.
It is a 563-unit apartment project which was developed
in cooperation with the City of San Diego. Constructed
in two phases during the late 1970's and early 1980's,
the project is on 10 acres of land leased from the
City. While the City of San Diego cooperated
extensively in providing favorable lease terms, the
project received no other government subsidy.
The moderately sized apartments open directly to richly
landscaped grounds in a garden atmosphere. Landscaping
contains several varieties of fruit-bearing trees, a
favorite of residents. Additionally, numerous plots
are devoted to areas which are utilized for private,
individual gardens.
The project has operated since its inception with
virtually a zero vacancy factor. Its success has been
based upon its innovative design concept and a
dedicated, active property management team which
provides a non-stop variety of activities and events
for its residents.
-4-;). ~ . 'I J
F. FINANCIAL BENEFITS TO CITY
The direct financial benefits to the City are derived from
the terms of the Offer which is Exhibit A hereto.
G. PROPOSED SCHEDULE
o
Negotiation of Purchase
Agreement
1
2 months
o
Plan preparation, processing,
and approvals, site development
and preparation of building
plans
3
5 months
o
Close of escrow
Upon receipt of all
approvals necessary
to commence
development
o
Construction of project
7
9 months
Total
11
16 months
As discussed above, our track record provides evidence of
financial capability to complete the project on time and
according to plan.
-5-
WAIVER AND INDEMNIFICATION AGREEMENT
ATTACHMENT .0.
As partial consideration for the purchase/lease of the real property
consisting of 3+ acres of real property located within the corporate
boundaries of the-City of Chula Vista, California, located on the 4400 block
of Bonita Road (portion of Assessor's Parcel No. 593-240-24), Rancho de la
Nacion, Hap 166, and presently owned by the City of Chula Vista, the
unders i gned and all hei rs, executors, admi ni strators, successors and assi gns
of the undersigned hereby jointly and severally covenant and agree to waive
all existing or future causes of action against the City of Chula Vista which
arise out of or in any way relate to the design, construction, sale,
occupancy, or use of the above said real property, and, furthermore, agree to
at all times indemnify and hold and save the City of Chula Vista harmless from
and against any and all actions or causes of action, claims, demands,
liabilities, loss, damage or expense of whatsoever kind and nature,
specifically including all claims of negligence by the City of Chula Vista or
by any of its employees except those caused by the sole negligence or willful
misconduct of said City or any of its employees, which said City may at any
time sustain or incur by reason or in consequence of the design, construction,
sale, occupancy or use of the above said real property.
ODHARK & THELAN
AUGUST 31, 1990
DATE
By:
SIGNATURE
WPC 4445H
-7-
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,
CITY OF CHULA VISTA
DISCLOSURE STATE~~Ni
ATTACHMENT "E"
. .
~ame of Contractor/Applicant: ODMARK'& THE LAN
lature of Contract/Appl fcatfon: Request for Proposals for
44UU ~locK oz oon~ld KOdU
.ocatfon of Proposed Work:
.'
Sale or Lease of Property in
:ontractor's Statement of Di scl osure of Certain Ownershi p Interests on all contracts/
lpplfcations which will require discretionary action on the part of the City Council,
'lanning Commission, and all other official bodies.
'he following information must be disclosed:
A. List the names of all persons having a financial, interest in the contract/
application (i.e., contractor, subcontractor, material supplier, owner).
n~rn~rk ~ Thpl~n ~ C~lifornja ~eneral oartnership
8. List the names of all persons having any ownership fnterest fn any real property
involved in the contract or applfcation.
Odmark & Thelan, a California general partnership
If any person identified pursuant to 1A or 18 above is a corporation or partnership,
list the names of all individuals 0\1ning more than lW of the shares in the
corporation or owning any partnership interest in the partnership.
Ted P. Odmark
John D. Thelan
If any person identified pursuant to 1A or 18 above is a non-profit organization or
a trust, 1 ist the names of any person serving as director of the non-profit
organization or as trustee or benefiCiary or trustor of the trust.
Has any person i denti fi ed above had more than $250
business transacted with any member of the City
Committees and Council within the past twelve months?
please indicate person(s)
"son is defined as: "Any individual, firm, copartnership, joint venture, association,
:ia1 club, fraternal organization, corporation, estate, trust, receiver, syndicate,
is and any other county, city and county. city, municipality, district or other
itica1 subdivision, or any other group or combination acting as a unit."
worth of pub 1 i c or private
staff, Boards, Commissions,
Yes No x If yes,
lTE: Attach additional pages as necessary.)
ODHARK & THELAN
ff~nature of contractor/applicant
/ 8/31/90
date
3058A
ODHARK & THELAN
Pnnt or type name Ot contractor/appllCant
QUALIFICATIONS:
As discussed above, the ability of Odmark & Thelan to perform is
evidenced by our past successes.
REFERENCES
Pamela M. Hamilton, Executive Vice President
Centre City Development Corporation
225 Broadway, Suite 1100
San Diego, CA 92101
(619) 236-7101
John Lockwood, City Manager
City of San Diego
202 "CO Street, 9th Floor
San Diego, CA 92101
(619) 236-5941
James L. Spotts, Director
City of San Diego
Property Department
202 "CO Street, 9th Floor
San Diego, CA 92101
(619) 236-6144
~'-'1!
EXHIBIT "A"
TERMS OF OFFER /
FINANCIAL BENEFITS TO
CITY OF CHULA VISTA
Purchase price
$ 720,000*
Plus profit participation
25% of gross profit upon
sale of project**
*
Purchase price is based on 96 units (or $7,500 per unit),
all cash at close of escrow concurrently with commencement
of development (i.e. issuance of building permits);
**
Profit participation is based on 96 units and a construction
start date of on or before 7/1/91.
(
goelen
0nterpn,ses
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August 28, 1990
The Honorable Mayor Cox and City Council
City of Chu1a Vista
Chula Vista, CA
I'
Gentlemen and Ladies:
Although we have been aware of the RFP for only a few weeks, we had
originally investigated the property on Bonita Road for development a num-
ber of years ago.
Though the remaining time allotted was extremely short for develop-
ment of a proper proposal for a project with a scope such as this, our in-
terest is strong enough for us to have worked up the enclosed in rather
short order. Though brief, we believe that you will find it sufficiently
comprehensive to base your positive decision to go forward with us on this
proposal.
Also, initial investigation at the City level has brought us to be-
lieve ~hat the Cityrs thinking is very compa~ible with what we believe is
the proper approach to development of this parcel, and ~hat we are probably
uniquely bes~ placed at ~his moment ~o be the developers.
We are Nhands onN developers in ~he ~ruest sense of the word, person-
ally seeing to all aspects of what we do from original marketing studies to
final design, construction and operations. This holds true even in the
large resort hotel and marina project we presently have under construction.
Timing is also good, as we have just recently commenced the search for our
next project.
Therefore, we have done what we could with the attached in the time
available, and hope to then have the exclusive opportunity ~o work fur~her
with the City on a comprehensive plan for development of this beautiful
piece of land.
Sincerely,
JOEL EN ENTERPRISES
~~~
Lenore s. Citron
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goelen 0nterpn,ses
August 30, 1990
The Honorable Mayor Cox and City Council
City of Chula Vista
Chula Vista, CA
Gentlemen and Ladies:
Proponen~s, Lenore and Josef Citron wish to be perfectly clear about
their intentions regarding the adjacent 4~ acres contiguous to the Eastern
border of the 3 acres which are the subject of this RFP. The 4 acres are
presently utilized for parking and clubhouse/restaurant for the golf
course, and are at this time under lease to American Golf.
Proponent's plans show the resort hotel constructed on the 3 acre
site, including sufficient parking spaces for the resort's exclusive use.
You will notice that Proponent's plans also call for a one-story extension
of the hotel structure to the right, (Ease), across che dividing line be-
cween che cwo propercies, co be used as a porcion of che meecing and ban-
quec space of che hocel. Also shown is a connecting canopied walk-way be-
tween the resorc and che exiscing clubhouse.
If necessary, Proponent's architect suggesced chat the one-scory
scructure could be moved West under the main structure, solely on che 3
acres. This would tighten up the sice considerably, and could possibly
lead to height questions.
A becter plan, and much beccer use of che propercy would be, as
Proponencs suggest, a master-planning of boch properties. Proponents had
one meeting wich American Golf, but due to cime constraincs more discus-
sions will need to be had when -and if- Proponencs are granted exclusive
negotiation rights with the Cicy.
In any case, the undersigned stand ready to sit down and work ouc
with the City, adjacent tenants, and any other body with legitimate inter-
ests in the area, whatever is fair and proper to all parties in interest to
make the City's plan for the improvement of the property to work.
Sincerely,
/
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Lenore S. Citron
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EXHIBIT ~
THE PROPOSAL
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August 28, 1990
Bonita Grand Go1-f Resort),..,
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The Honorable Mayor Cox and,city,'icouncil
and Community Development0Department
City of Chula Vista . ,,v'"
276 Fourth Avenue ~
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Chula Vista, CA 92010 ,,,,'A.,~,~""';'
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Attn: Mr. Lance Abbott, . community Development Specialist
re: Response to RFP for Development.of Property on 4400 Block,
of, Bonita Road ..'
'j:,' ;,
Dear Mayor Cox,' CounciLMembers cand,Mr..Abbott:
is
This response to, your,'"RFp,for,{the
made by Proponents: "C'''''':')0')/'",:,,',,,',),, ,','.
above-referenced property
:t'-..'....
A.)
Josef A. citron and Lenore S. Citron,
terprises, a California Partnership
1972, and whose business address is:
DBA Joelen En-
established in
5000 Coronado Bay Road, .
Coronado, CA 92118.
Phone: 619/424-2200
FAX: 423-0884
B.) The terms and conditions under which the Proponent,
Joelen Enterprises, is making this proposal are out-
lined in Exhibit "B", attached hereto.
C.) Also attached hereto as Exhibit "c" are conceptual
drawings and site plan illustrating the proposed land
use. The following is a brief description of the pro-
posed use and improvements.
Proponent, Joelen Enterprises, considers an essential ele-
ment of proper development of the property for the proposed use
to be the master-planning of the subject vacant 3~ acre property
together with the adjacent contiguous 4~ acres to the East, which
presently is improved with a parking lot and restaurant-cum-club-
house. The completed new improvements would consist of a low-
rise upper-mid-Ievel luxury resort hotel of approximately 200
rooms with an average each of approximately 400 square feet, plus
circulation, public areas, and back-of-house, (hotel operational
areas), and parking.
The buildings will comply with the existing height restric-
tion of.3 1/2 stories or 45 feet, and ground coverage of 40% or
5000 Coronado Bay Road - Coronado, CA 92118 .-~619)424-2200 - FAX(619)423-0884
~fI-'f7
less. In shortt it is, Proponentsc;intent, to follow all, regula-
tions and ';requirements,h;as'?,theY1"understand",them,~, presently~in
place 'in,this ,'city" for' the'C-V'~ Visitor;~Commercial' zoning'
this property. ' '
" , Included' will' be an upscale food and beverage facility, ,pool
and sundeck, spa, sauna,' exercise room,,-sundry'shop, about 14,000
square feet of meeting and banquet facilities, tennis courts,
appropriately 'lush landscaping' and,' the requisite loading and
parking facilities. Again,' it is felt that a proper use of the
subject land will be a combining of the property to the East, so
that the total improvements will- inClude the golf clubhouse, pro
shop and appropriate "19th tee" facilities.
The plans will provide for suitable easements for the exist-
ing jogging and equestrian paths -which proponent, Joelen Enter-
prises, feels ,is a 'necessity to ,maintain the charming rural char-
acter ofthesite-cplus'a'proposedbicycle path. A concern of
Proponents is the possible need for a means to handle local and
other storm water from properties to which this property is ser-
vient, for the'total site, and they will look for a cooperative
effort to handle any potential problem from this.
The hotel will be designed to attract principallY a mix of
upper mid-level, business and professional groups, as well as in-
dividual and family travelers. Proponent, Joelen Enterpris~s,
feels that a motel or lower-quality hotel would be a misplaced
improvement on this property.
As the site adjoins the golf course, full advantage will be
taken of the vista of this attractive property from the hotel.
The exterior architecture will be warm and woody in a contempo-
rary manner, to blend well with the horsY/sportY/outdoorsy nature
of' the area, the gOlf course and parks to the North, while turn-
ing a neighborly face to the existing commercial uses to the
South. Proponents' adherence to a residential feel in their ho-
tel development will also make this hotel a good neighbor to the
residential use to the West and other nearby properties.
; I
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------------<>------------
San Diego County area hotels average between 61% and 65%
group business, and this hotel will be no exception. Not being
on a freeway makes the site ill-suited for a motel, as stated
above. Absence of an adjacent major business or industrial cen-
ter also makes the site inappropriate for a commercial hotel.
Therefore, proponents have adjudged the site suitable for a
property attractive in large part to smaller groups of ten to 225
wishing to hold corporate and other business meetings, seminars,
incentive vacations, conferences, clinics, symposiums and other
similar assemblies during their stay at the hotel. The majority
of these ,functions are held from fall through spring of the year.
A primary reason for these groups to assemble at this hotel is
the golf course, and arrangements will have to be worked out with
. .'
the.operator of the course for,this business
The facilities,will also attract the upper end of the local
affairs, engagement parties, weddings, graduation parties, .anni-
versaries, Bar Mitzvahs.and the like, as well as locals using the
restaurant, 'bar, 'and other facilities of the project.
Proponent, Joelen Enterprises, has a reputation for remain-
ing very sensitive to local needs and desires. Therefore, the
developers will welcome input'from the appropriate local authori-
ties and organizations, and will work with them regarding-inte-
grating the Sweetwater Valley' Museum displays' onsite. ._ The de-
velopers would also like to have a Chula Vista city Christmas
Tree on site as an annual tradition. ~
D.) A short resume' of the Developer-Proponent, JoelenEn-
terprises, is attached as Exhibit "J".
The exhibit includes some historical clippings together with
information about their latest development: the Coronado Bay Lux-
ury Destination Resort Hotel and Marina in the San Diego Bay in
Coronado. They presently have this project under construction
and it is scheduled for opening October 1991.
Proponent,~Joelen Enterprises, and the City of Chula .vista
had previous experience of each other in 1979-80 when Proponents
built the "Briarwoods", a 169-unit condominium project at 54 and
Briarwood Road. As stated above, at this time proponents, as
owners and developers, are under construction on their ninety-
million dollar 450 room Luxury Destination Resort Hotel and 100-
slip Marina on Crown Isle at the north end of the Coronado
Cays in Coronado. (Thomas Guide page 68, EF4-5.) Planning and
permitting of the project began in 1984. Opening is scheduled
for October, 1991.
The developers chose: the firm of c. W. Kim, noted local hotel
designer, as architect for the Coronado project, and he had
enough interest to personally do the preliminary plans and plot
plan submitted with this proposal (some of his credits are of-
fered as Exhibit "F"); the Loews Hotel Corporation as operator;
and named the finished product, Loews Coronado Bay Resort Hotel &
Marina. Some Exhibits, (labeled Exhibit "H"), are attached re-
garding this property as well. It is suggested that if the Chula
vista City officials wish to properly consider this proposal,
they will find it worthwhile to take the time to come to
Proponent's office at the hotel site in Coronado, where they can
view plans and drawings of the Coronado project and see it under
construction, to judge Proponents' qualifications for development
of the subject property of this proposal for themselves.
E.) Financial benefits of the project to the City include:
1.) Income from lease payments and projected eventual
purchase price of the land; (See Exhibit "E".)
~ (, -SO
2. ) '",Transient. occupancy tax on all' rooms income;
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,v:;sales.t:and;use: taxes:' from'l retail:jand "'food ;:and
erage sales; ."
. - - - . .
bev':" c'. "
4.) Projected increase' in business and. sales taxes
',' from .nearby;'retail outlets as ,a result of; the proj ect-
'edover,.,,,90, 000, guests per, year '<, plus-local' business
that, wi'll ,be attracted to the site.
5.) Additional rental income to the city from the
present adjacent golf operation as a result of the in-
creased number,of golf rounds that will be generated at
the course'. by the hotel.
6.) It is expected that more than 175 people will work
on the 'construction and furnishing of.. the hotel over
abouta,two-year period. 'Then, approximately 170-185
people will receive permanent employment when the ho-
tel opens, in management, reservations and reception,
bookkeeping, bell staff, food and beverage preparation
and service, housekeeping, maintenance and groundskeep-
ing, security, and other jobs.
Hotels, especially resort types, have proven to be ex-
cellent sources of training for young people learning a
lifetime trade or profession, where there has tradi-
tionally been good opportunities for moving up as high
in the worldwide hospitality industry as one's abili-
ties, desire, and willingness to work can take them.
In a resort such as this, local young people interested
in a career in the industry are especially welcomed.
F). The proposed time table for this project is attached as
Exhibit "I".
Should the city elect to enter into negotiations with Propo-
nent, Joelen Enterprises herein, Proponents are prepared to then
provide the city financial information together with bank refer-
rals and verifications as required by the city.
Sincerely,
JOELEN ENTERPRISES
Y . /
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Lenore S. Citron,
General Partner
JAC: ja
encls.
\ws5\bonita\8rfp28
EXHIBIT "B"
TERMS & CONDITIONS OF LEASE ',PAYMENT/PURCHASE PRICE
Proponent, Joelen Enterprises proposes to lease the
subject property for a period of 66 years, in order to
be able to satisfy the primary lender for the project,
with an option to purchase to be exercised within the
5th to 15th years.
Negotiations for lease payments and purchase price are
expected to have a basis around three million dollars,
($3,000,000.00).
ease payments should be based on a graduated scale,
working up to the following percentages for the rest of
the term of the lease:
6% of rooms income
5% on beverage sales
5% on banquet and meeting room rentals
3% on food sales
10% on retail sales
10% on telephone income
The attached "Exhibit G" shows projected income to the
city based on the above percentages, after occupancy
stabilizes between the third and fourth years of opera-
tion of the hotel.
\~sS\bonita\8rfp28
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EXHIBIT "D"
WAIVER AND INDEMNIFICATION AGREEMENT
As partial consideration for the purchase/lease of the real
property consisting of 3+/- acres of real property located within
the corporate boundaries of the city of Chula Vista, California,
located on the 4400 block of Bonita Road (portion of Assessor's
Parcel No. 593-240-24), Rancho de la Nacion, Map:166, and
presently owned by the City of Chula Vista, the undersigned and
all heirs, executors,'administrators, successors and assigns of
the undersigned hereby jointly and severally covenant and agree
to waive all existing or future causes of action against the City
of Chula Vista which arise out of or in any way relate to the
design, construction, sale, occupancy, or use of the above said
real property, and, furthermore, agree to at all times indemnify
and hold and save the City of Chula vista harmless from and
against any and all actions or causes of action, claims, demands,
liabilities, loss, damage or expense of whatsoever kind. and
nature, specifically including all claims of neqligence by the
City of Chula vista or by any of its employees except those
caused by the sole negligence or willful misconduct of said city
or any of its employees, which said city may at any time sustain
or incur by reason or in consequence of the design, construction,
sale, occupany or use of the above said real property.
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EXHIBIT "E"
CITY
CHULA VISTA "
DISCLOSURE STATEMENT
Name of Contractor/Applicant:
JOELEN ENTERPRISES
Nature of Contract/Application:
RESPONSE TO RFP
Location of Proposed Work:
4400 BLOCK OF BONITA ROAD
Contractor's Statement of Disclosure of Certain Ownership Interests on all
contracts/applications which will require discretionary action on the part of
the City Council, Planning Commission, and all other official bodies.
The following information must be disclosed:
lA. List the names of all persons having a financial interest in the con-
tract/application (i.e., contractor, subcontractor, material supplier, owner).
Josef A. Citron and Lenore s. citron
lB. List the names of all persons having any ownership interest in any real
property involved in the contract or application.
NONE
2. If any person identified pursuant to lA or 15 above is a corporation or
partnership, list the names of all individuals owning more than 10% of the
shares in the corporation or owning any partnership interest in the partner-
ship.
Josef A. Citron and Lenore S. Citron
3. If any person identified pursuant to lA or IB above is a non-profit organ-
ization or a trust, list the names of any person serving as director of the
non-profit organization or as trustee or beneficiary or trustor of the trust.
N/A
4. Has any person identified above had more than $250 worth of public or pri-
vate business transacted with any member of the City staff, Boards, Commis-
sions, Committees and Council within the past twelve months?
NO
'Person' is defined as
association, social club,
receiver, syndicate, this
pality, district or other
nation acting as a unit."
"Any individual, firm, copartnership, joint venture,
fraternal organization, corporation, estate, trust,
and any other county, city and county, city, munici-
political subdivision, or any other group or combi-
(Signature Page Follows)
;Jr. .55
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EXHIBIT "F"
ARCHITECT'S CREDITS & EXHIBITS
(See Attached)
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PROJECTED.iNcoME;'To'THE'; CITY :.. .<)c.~
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Using the figures in the proposiil,!.Flease' payments, would be based
on a graduated scale, working upto:'''6% of rooms .income, 5% on
beverage sales, 4% on food sales and.10%.on'retail sales.
The graduated scale would start at a somewhat. lower level, as-
sisting the project with time to stabilize occupancy.
------------<>------------
Based on the above, the project could be expected to generate the
following income for the City of Chula.vista,bythe.fourth year
of operations, ("Stabilized Occupancy'Year"). . Room. rates, as
well as lease payments, could be anticipated ..to.increase on an
annualized basis. Past experience shows that the annual increase
can be expected to be at least 5%, with inflationary pressures
insuring even higher numbers. (Unlike most commercial rental
properties, hotels can be responsive to upward inflationary in-
fluences almost on a daily basis.)
The year's income to the City would be as follows:
Rooms
$439,898.00
Food
104,762.00
Beverage
66,356.00
Retail Sales
25,876.00
Banquet, Rentals and Other Income
10,136.00
Telephone
15,059.00
YEARS' LEASE PAYMENT TO CITY
$662,087.00
Transit occupancy Tax
586,531.00
TOTAL YEAR'S PAYMENT TO CITY
$1,248,618.00
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EXHIBIT "I"
,PROPOSED PROJECT TIMETABLE
ITEM TIME
Negotiations, Developer and city 60 days (1)
Drawing legal documents 60 days
Open and draw escrow documents 15 days (2)
Market study, due diligence 120 days (3)
Drawing plans and specifications 180 days (4)
Bidding and'contract letting 90 days (5)
construction 18 months
.-----------
TOTAL TIME: 36:!: months
Hotel opening: september, 1993
------------<>------------
NOTES:
1'(1) + Additional time as may be needed for city actions.
~-
1~(2) + Approval time for city as needed.
:(3) This time could start as soon as initial agreement is reached
I~f":'~~"':~' ~~~r:~~~ialired between the City and the Developer, and run oon-
; (4) This period is an absolute minimum for completing plans for
a resort hotel. It is an extremely complicated "little city" of
~:'~ it. sown.
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(5) Involves much more than any comparable cost structure:
Plans, spec'ing and bidding must be done on FF&E, (Furnishings,
Fixtures and Equipment), OS&E (Operating Supplies & Equipment),
\_'. and Kitchen, Bar and Restaurant, as well as the normal structure,
t engineering, plumbing, HVAC, electrical, offsite and landscaping
"work. Involves a minimum of three separate and different disci-
plines, plus the hotel operator, with whom an agreement to manage
must first be reached, and who should then be involved in all of
the above.
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EXHIBIT "J"
DEVELOPER'S RESUME' AND CLIPPINGS
\Ws5\bonita\Brfp28
5000 Coronado 8iiV Rrl
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4
JOSEF AJ:ill. LENORE CITRON
FOUNDERS/OWNERS JOEL EN ENTERPRISES
GENERAL PARTNERS. CORONADO BAY. HOTEL VENTURE
Joelen Enterprises was founded in 1971 as a general partner-
ship between Josef and Lenore Citron.
The pair joined forces in
marriage and in business, bringing together their collective
experiences and talents in the real estate development industry.
Josef Citron had already developed a career in construction,
residential development, real estate and investment since 1954.
Some of Josef Citron's earlier accomplishments include:
* 170 unit housing tract in Paramount, California
* Citron Realty and Investment Corporation, 56 million dollars
in homes and apartments, San Fernando Valley
* Marketing Director Midland Properties, Beverly Hills
* 254 housing units in Thousand Oaks and Conejo Valley
* Developed a heavy machinery manufacturing business for
reinforced concrete for pipe and road bulding
* Building large, custom homes in Beverly Hills, Bel Aire a~d
West Los Angeles
With the formation of Joelen Enterprises, Josef and Lenore
Citron began their Coronado based firm, specializing in the
development and construction of quality real estate properties
throughout Sout}lerl} California.
Their developments i!lClude:
*
A series of apartment complexes in Santa Monica
.,
A unique 148 Ul1it apartmellt comnltJnity in Vista, CA
~.
5000 Coronado Bay Rd . Coronado, CA 92118
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. 1619] 423-0880 . FAX [6191423-0884
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Real Estate/Construction
ESTABLISHED 1886
VOL. 105, NO. 26
TUESDAY, MAY 8,1990
2131 THIRD A VI
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~ Ground Broken For 450-Room Loews Coronado Bay Resort Hotel And 97 -Slip Marina
, Ground was broken yesterday at Cro\\'n Isle, a 17.4-acre uis1andH
6'south of Coronado along the Silver Strand and north of the Cor.
wnado Cays, for tbe $80 million., 4SO-room I.....oews Coronado Bay
Resort and 97-slip marina. Participants includf'd Jonathan Tisch,
president and chief executive- officer of Loews Hot.els, whose firm
\l,ill manage the property (or tbe owners, Josef acd Lenore Citron
or Jo-elen Enl..erpris.e8; Coronado Mayor Mary Herron; and John
lrnanishi, reprc6cnting tbe in\'estment firm MKK Associates -
COt:1pri5K1 of Marubcni Project Investment Co., Tekken Proje-ctln-
ves.tment Co., KG HoLi'l Coronado Corp. and KS San Diego Ioc. Mrs.
Citron christened the hulJ of an antique skiff to mark thE' beginning
of construction. Tisch saJd LoeW6 hed "s{>arcbed Southern Califor.
nie {or years for tbe perfect property (0 bear tbe Loews name - and
we found it u;th the Citrons and tb.i~ project." He said the property
Uha.ct ihe key ingredients to be one of the country's most spectacular .. .
destination resorts." All4SO rooms and suites in the botel "ill offer I
view. or tbe, ~y or tbe ocean - and aome "ill bave botb. There will ,
be 35,000 sqlf,'re reet 01 meeting space, inoluding a J4,ooo.square, '
foot ballroom. a 5,oo<l-squAu'.(oot fitness center, five tennis courts
and a large swimming pool a.cd sundeck area. Cruises from the
marina will offer an alternaltive location (or seminars and entertain-
ing. Gue.ts will bave aeeess to Silver Strand Stat<! Beach via a pe-
destrian underpass. Plans call (or a specialty restaurant and bar,
an inlormal restaurant lor all-day dining overlooking tbe marina. a
lobby lounge witb d\)' ,ie,,'. and a food and beverage outlet at the
pool pavilion that also "ill serve the tennis and marina areAi. Other
amenities \\i)l inr.1ude .8. pro shop, clothing boutique. hair salOD. and
jewelry store.
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FROM KAWASAKI STEEL CORPORATION VoL 12 No.3 May/June 1990
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Close-up:
OU' 17':2,11 2r::::; ;:- :.:.:.;;es 3 ana': [s
at'.'c~~c 1:;;; S_~'~,' :' ;he i21es! KSC pro,
d~:::. ;;;::~::; -~ :-:; ':,s:.J!;s c: c':ver'
S;!-::::2:.:,"" S:'2:::~::: :-21 h2'.S slg'1illcafJiiy
eC2":ce: p::=_=' :;::=gO~IES They range
lrc;~ ex;S;:5::::~: ::: c.;' spe:ic! s~.ee!s 10
nb', r;-',2:e'l2.iS ;-:'~::: 'Ig cera:71!CS 2nd
CJS~'E::S 2~: :: -J ::1e l~'nKe'j' sysler;;$
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KSI (USA) Ficc:s r,12jOr Bond
ISSU0
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Kawasaki Wafer Technology
Established in Silicon Valley
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KSC Joins Partnership to
Create Major Resort Hotel Complex on
12.8 acre Site
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saki Steel is joining :he MarcOeni
)raticn, a iead:,1g Japanese :rading
nancing C:lr.1pany. t"1e rC,7.aga1-
, one of Japar:s largest c:::r:s:..-ccjon
2.f'ies. an': Joe!en Entef~risc5. a
rful10cal ceve!oper, in 2. c:::psortium
ve!cp a pr:.'Tle Soul~ert, CcYcrni3
sa rescrt 2nd hc:ei c:::i7:;::,ex.
huge, 128 acre site is !cc2:=d on
orci,ad2 821', just 2CroSS ~;-e gay
e lrom S2n Diego 2nd 'o'er'/ ~e3r lo
~exlccn Dc.Ger an cree. t:Essed ......Ith
V2CC:ion we::.~nEr !er ~ucr, oj ;rle
Tr.e LOe'8S Ccron2da Ec.'v ~escrt
iEmu2iiy ;Jrcvlce ~50 rc.:;:-:-:S In Lve.
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Holding Corporation, a subsldlarl of lei:!
multinational conglomerate. Lc€ws Corpo-
ration. Loews Hole! r.as long been an ex-
tremely successtul hotel operator In East
coast U.S.A. (in New York and 'Nas;:,rg-
ton). in Europe (France 2nd ~.~0naco), and
the Baharr,2s. More rec:ent:y. ,t has scc;ed
similar successes 2t ihe Ar;zona VE-f.:2na
Canyon Resort ana the SaCia'.'cnlca
Beach Holel A subs,dary 2150 ,uns a
world.wlce 2SS0C121,cn 01 386 f;}te,s 2::d
the prestigious "Grar',de Coilec:ion" oi !'Jx-
ury hotels. lis recenlly jorr..ed jc,nl \'e:~;.;re
with Ccvia. ~'le op€ralor oj :iie APOLLO
airplane iilght reservation sys;e01, :5
desli~ned 10 lur1~.er Increase :t-'e 2bl;:\Y 10
gener2te bock,r.gs :iCi71 ;:>=:2r.;i21 ;,--::S;S
wor:cw;Cc.
The
aie the
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i'~ct ""'3S :::..:::-:r, :II:lr'n:'~ :'l '-,'~
(!) San Diego
- Bay Bridge
/
Hotel Site
Thf map shows lhesitB b::alion. J5 minutes by C3
.>:1tlSS Ih8 Bay Btidg. and tI8al". bard'" wi"
Mexico.
An artists rnpression of /he competed resort romp&.
record and high reputation of Joeten was
another factor encouraging KSC
participation.
San Diego is already an extremely popu'
lar resort area, with large. modem conven,
tion facilities, the largest zoo in the wortd,
:he famous "Marine Wortd: and close
proximity to the Mexican border (30 min,
utes drive) for :hose who want to sample a
completely different ambiance. In 1992,
the area will host the competitors for the
Americas Cup yacht race, and the hotel's
marina will be able to berth 97 yachts and
motor cruisers to cater for resort guesls
arriving by sea.
The project is unusuaf in that the owners
at the resort complex are also taking:he
entire responsibility tor building the $88
rnii'lon resort themselves. This gives KSC
:te cepo~unlty 10 bUild on expeflence ac~
q~:red in building SBveral similar projects
In Aus:r2Iia, Ha....'2ii and oU--,er prime
IOcaliGf,S.
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~ NEWS FROM WEWS HOTELS
Ui';~IA O_kLtn ur.FJll.IJI. V1~i' 1"rP.~r1F,m 01 pl.Jt:JI/c flkJfJJ./UlJJ.
667M~~J.W<'l~, N()W \tlJt(, H_Y. ~...ti/(Z~5452m
FOR IMY.EDIATE RELEASE
May 7, 1990
LOBWS Rent-Ill ~t.eo""'lll "'~"'RI>
LOIlW6 OOIlONADO !lAY REBORT
WITH GRomm BREJ.IrIXG BRIlU:7J.8T 8PUSH
COIWIIlADO, CA, IlAY 7 -- Today, Loewe Hotel" celebrate" the
ground breaking of LOEWS CORONADO ~y RESORT with a breakfast for
local dignitaries, clients, neighbors and friends. Construction
of the 450 room luxury resort. hotel and !>7 ..lip JIlarina is
scheduled to begin immediately with completion in the Fall of
1991.
Gu@sts gathered to ~ip coffee, munch bagels and meet the
principals of the project, Jonathan Tisch
President _ CEO ot
uoews Hotels, who's cocpany will manage the property for its
o~ners, Josef ~ Lgnors Citron o~ Joel~n EnLerpr1s~s and John
r~anl~hi representing MKK Associates -- Marubeni project
Inve5troent Company, Tekken Project Investment company, KG Hotel
Coronado Corporation and KS San DIego, InC.
.. .. .. .lnore.
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One ot the morning'& highlights was when Mrs. Lenor@ citron
did the honors and christened the hull of an antique skitt to
offIcially .ark the beginning of the construction and the
co~pletion of their rive year development effort. Coronado Mayor
Mary Herron also spoke and welcomed the city's newest neighbor.
Speaking far himself and his wire tenore, Josef citron said,
-Today we are celebrating a signal event in our lives, and we
think, a special day in the history of the Coronado Cays. With
MKK Associates as financial partners and Loews Hotels as our
managers, we tee 1 we have the perfect team in place to bring a
premier destination resoct to Coronado and the city or San Diego.
Five years of planning culminate today with the beginning of
construction on a beautiful building which will enhance this
magnificent site as well as the lifestyle tor the residents of
our community..
Of the 17th addition to the Loews portfolio, Mr. Tisch said,
.~e searched Southern california for years for the perfect
property to bear the Loews name and we found it with the Citrons
and this project. We have baen in the hotel business tor nearly
'0 years and have a proven track record in operations and
marketing, and ~ith a strong prssence in ~GW York, Chicago, D.C.
and in San oiegols ~ey fe8der ~rkBt - Los Angeles, with a sales
offIce dnd a hotel - we know where the business 1~ tor this
rE:sort_ "
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Mr. Tisch continued, "This property has the key ingredients
,
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to be one at the country's most Bpectacul~c destination resorts
upstanding owners in the citrons and MKK Associates, a one-oi-
a-kind site, an accessible location, design and decor befitting
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the locale, ~e~ther that can't he ~at, and a captive audience
~
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with all eyes on this year-round oasis -- especially as the
America's CUp returns. As all our hotels are, we are committed
to being 900d neighbors and to becoainq entrenched in this
community. Loews coronado Bay Resort joins our other distinctive
western region properties: the award winning Loews Ventana
canyon Resort in TUCSOn, L.A.'s first and only luxury beachtront
~
,
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hotel - Loews santa Konica Beach, Denver's finest Loews Giorgio
and the largest hotel in ~rica's southwest, Loews Anatole in
Dallas. Welcome Aboard LoeWB Coronado...~
The resort comple~ will occupy. 17.4 acre island in San
Diego Harbor called Crown Isle. The site is on the north end ot
the Coronado Cays residential development and is surrounded on
thr&e sides by 3,500 feet of shoreline overlooking the Coronado
Bay Bridge, downtown san Diego and the new marina.
All of the 450 room~ and suites will offer v1G~s or the Bay
or the Pacifio Ocean, and some Yill enjoy both.
.....more
- 4 -
The property will serve the individual corporate. group
meeting. and resort markets and offer an ideal location for each.
While guests will enjoy privacy on this secluded island. they
will also enjoy being only twenty ~inuteB tram Lindberqh
International Airport. fifteen minutes trom downtown 5an Diego
and a two minute walk to the ocean. In addition. vater taxi
service will ba provided to the new San 01ego convention Center
across the bay.
Heeting and runction tacilities will total 35.000 aquare
teet of divisible meeting space including a 1.,000 square toot
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ballroom and outdoor terraces Offering expansive views.
Of additional interest to meeting planners will be cruises
from tha hotal's ~arina which otter an alternative location tor
eeminars and entertaining.
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In Keeping with Loewe Hotels commitrent to providing quality
fitness facilities for its guests, tna new hotel will feature a
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,
5,000 square foot fitnee6 oenter, tive tennis courts and an
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extensive swimming pool and 6undeck area. GUGstG will haVe
priv~te ~cces& via a pedestrian underpass to Silver strand State
Beach. The scenic Coronado Golf Couree 16 nearby and tUGre are
also 67 other courses in the area to Ohoose trom.
_....more
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Dining faoilities will suit every taste. Plan~ call tor a
specialty re~taurant and bar, an informal restaurant for all day
dining whioh overlooks Coronado and the marina, the lobby lounge
with city views, and a fOOd and beverage outlet at the pool
pavilion whiob will aleo serve the tennis area and marina.
As a ~rue destim,tion resort, ~e hotel will al~o feature
several retail ou~lets including a pro ..hop, clothing boutique,
hair salon and a jewelry store.
Loews Hotels, founding division Of Loel./s Corporation, owns
and/or Ilanages 16 other distinctive hotel~ in N..", York, bleW' York,
Washington, D.C., Quebec City, canada; '1'eaneclc, .IIew Jer~ey;
Dallas, Texas; Denver, COlorado; Monte carlO, Honaco; La lIapoule,
France; Paradise island, Nassau, The Bah~~; ~c5on, Arizona:
Ganta Honioa, Calitornia; NaShville, Tennessee; .and AAnapolis,
Maryland.
* . '" .
Contact: Michelle Oaklan Mcfaul
Lo4"'s Hotele
212-545-2633
Don Borgen
Don Borgen & Associates, Inc.
<>19-;<24-J902
Japan's largest construction COIp.-
panies; Kawasaki Steel Corp., part
of the Kawasaki Group multi-in-
dustry conglomerate, and Tekken
Construction Co. Ltd. '
The Loews Coronado Bay Resort
is only the latest of several San
Diego County resort and hotel
developments that have attracted
Japanese investment in recent
months. Last September, the 300-
room Le Meridien hotel in Corona-
do was acquired by Chiyoda Fi-
nance of Tokyo for more than $80
million.
Also last year, TSA Internation-
al, a Honolulu-based company that
makes U. S. real estate invest-
ments for Japanese deal maker
Takeshi Sekiguchi, became a major
investor in the Four Seasons
A viara Resort planned for Carls-
bad. Sport Shinko of Osaka bought
the La Costa Resort Hotel for $250
million in 1987. ...,::'
The Loews Coronado Bay ResOrt .
project will be a mile south :Of
downtown Coro~ado along CalifOr-
nia 75, also known as Silver Strahd
Boulevard. . "
The hotel's Coronado Cays sit~ is
owned by the San Diego Unified
Plea,e.ee RESORT, D2B
Japanese Money Bririgs
Resort Closer to Reality
. Development: The long-delayed project near
Coronado Cays is now expected to be completed in 1991.
By CHRIS KRAUL
SAN DIEGO COUNTY BUSINESS EDITOR
A long-delayed resort hotel
planned for Coronado finally seems
on the verge of reality with the
signing of four giant Japanese
firms as investors and the an-
nouncement Wednesday that Long
Term Credit Bank of Japan has
agreed to finance the deal.
Construction on the 450- room,
13-acre development, to be called
Loews Coronado Bay Resort, will
start in May, with completion ex-
pected in December, 1991, accord-
. ing to lead developers Josef and
Lenore Citron, owners of Joelen
Enterprises of Coronado.
The three-story, $88-million
project will go up on Crown Isle at
the north end of the Coronado Cays
residential development on San
Diego Bay. It will include a 97 -slip
marina~ three tennis courts. two
restaurants and several retail
shops, Josef Citron said Wednes-
day.
The Japanese investors are Ma-
rubeni Corp., one of Japan's five
largest general trading companies;
Kumagai Gumi Co. Ltd., one of
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RESORT: Closer to Reality
With Japanese Financing
Continued from DZA
Port District and leased to Corona-
do Cays developer Signal Land-
mark. In 1985, the Citrons acquired
Signal Landmark's lease of the
Crown Isle parcel and set about to
develop it.
The Citrons' first announced a
development deal in 1986 whereby
the Hilton hotel chain would oper-
ate the resort. But the deal fell
through after Hilton redirected its
new hotel development focus on
convention and casino properties,
Citron said Wednesday- ..
After a protracted planning pro-
cess. the city of Coronado gave the
Citrons permission to develop the
site alter the developers agreed to
build a new access road from
Califorll1a 75 so guests' cars would
not congest the Co:onado Cays
reside!1ual area, Mayor Mary Her-
ron S31d.
, Although descnbi!1g the hotel
dcvf'lopr.1cnt proposal In pOSItive
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terms, Herron said Coronado has
'little planning authority over the
property because it is on Port
District tidelands.
"The agreement that the devel-
oper will put in a second entrance
was a success for us:' Herron said
"We have accepted L-,e fact of a
hotel bemg there. It's Frt of the
port's master plan_ ConstrJction is
timely_"
Transient occupancy taxes gen-
erated by the hotel could net
Coronado more than $400,000 per
year, Herron said.
Citron SOld his past develop-
ments ir.clude tract and custom
hou..ses and apartment buildings,
mainly l!i the Los Angeles area.
Loews, w'rjch is part of an enter-
tammer1: and hotel concern owned
by CBS ?:-csident Lawre!1ce Tisch
and hiS fc....!Tllly, operates 16 hotels,
includii.g ~hc recently opened San-
ta MO;;1(2 Bea.ch Hotel.
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CORONADO
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':01. 76 No. 41
@1987 Worrell Enterprises Inc.
._'
Thursday, October 22, 1987
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~'ttitr.ons get develoi)l11e'lit'(j
,:permit forCrowri Isle'
"""B,y Mark Amott ,,'
} J burnal Reporter
. : : ,': :-.. ~ .
'\ : :"Ne~rly three years after pro-
; posing a 45D-room luxury hotel at
..: the, Coronado Cays, developers
:' Josef and Lenore Citron have
""receive~ a coastal, development
'permit allowing construction on,
-"Cr?wn Is1e)ennisula:" ...... ,
.,': Granting of the ,permit was
delayed for the past 2D months as
'Signal' Landmark, the original
Crown Isle owners, worked to
satisfy the demands of federal
'"":""law' protecting' the 'least' tern, a ..
_ sbore bird listed,as an endangered
. .specles.
, San Diego Port District Ex-
" 'ecutive Director Don Nay in-
.formed the Citrons this week that
....:...:an.. interim agreement for least
'tern nesting site mitigation
. satisfied the final condition of the
coastal permit.
- _ " The Citron' 5 sWhecuring the
,coastal development permit was
particularly satisfying because
the Crown, Isle project will be
their first waterfront develop-
ment S!Dce 1972. "We were
building three apartment projects
in Santa, Monica when' the
Coastal Initiative of 1972 was
created," Josef Citron, said,
"Though we were nearing com-
pletion, the coastal commission
halted construction, The situa-
tion eventually resulted in an
apology from the Coastal Com-
'mission and the repayment of a
" portion of our legal fees, but even
though water-oriented develop-
ment had been our forte we
stayed away from it all of this'
time," he said.
", Proposed for, the I3-acre
Crown Isle, the northern most
pennisula of the Cays, is an $82
million luxury destination resort
hotel and marin'a. As planned,
the project would eventually
,': become the Coronado' Bay
, Hilton, according to' Citron:,:,.v
.;,"
"With this final approval we
can now proceed with seeking the
financial backing we need to pro-
ceed with the project," 'Citron
said.
Crown Isle was created from
the dredging of the' Coronado
Cays marinas more than I D years
ago:. The property came under
-i
the control of the Port District
but was leased to Signal Land-
mark, the parent company of'"
Coronado Landmark 'which
, developed the,residential manna..~
community, of the 'Coronado
Cays,
The agreement sets aside a
10-acre site in the Coronado Cays
for the least tern until a perma-l"
nent 1 D-acre nesting 'site',
somewhere else in the bay can be
purchased and set aside by Signal
Landmark, .The firm has another I
year to find such a site. - :'1'
Signal Landmark spokesman
Craig Boucher said he is op- ''',1
timistic about a fmal solution to"'~
the problem because there are- :
four different' land owners m:\,
South Bay with potential nesting ,
sites. One of those landowners is, '
the Navy which has previously set "
aside nesting sites for the bird on
the Strand and at North Island.
The agreement allows the
Citrons to proceed with effortS to
secure funding for their project
which they initially proposec in
January of 1985,
Statement of Projected Revenue and Expenses
, ftJ - (O'}
I..-~-.j I_I~ "l_J
Statement of Projected Revenues and Expenses
80 unit Condo-Spec Apartment Project
year 1
4.5% increase
year 2
4.5% increase
year 3
4.5% increase
year 4
4.5% increase
year 5
, . Scl-leduled Gross Rent $878,400 918,720 959,040 1,000,800 1,045,920
2. Less Vacancy (5%) (43,920) (45,935) (47,950) (50,040) (52,300)
~ . 'l'ota 1 Operating Income 834,480 872,785 911,090 950,760 993,620
4. Operating Expenses ( 21%) (225,310) (235,650) (245,995) (256,705) (268,275)
:J. l\~ e t Operating Income 609,170 637,135 665,095 694,055 725,345
6. Debt Service (604,500) (604,500) (604,500) (604,500) (604,500)
, . ;0e~ Spendable 4,670 32,635 60,595 89,555 120,845
Assumptions:
h. ~and Area for 80 unit Project incorporates app. 2.13 acres at land value of $1,000,000.
3. Developer responsible for completion of public park and related public parking including all
grading, landscape, hardscape and improvements; dedicated land area is app. .87 acres.
Proposed Time Table/Financial Agreement (F)
~~ - 'f()
August 29, 1990
REQUEST FOR PROPOSAL
TO
CITY OF CHULA VISTA
Vacant Site of 3+/-Acres Located On
Bonita Road Adjacent to Chula Vista
Municipal Golf Course
Submitted by:
ADMA CO., INC.
?~ - rl
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(
TABLE OF CONTENTS
TAB
Letter from ADM A CO., INC
Entit~ Submitting Proposal (AI
1
2
3
Purchase Terms and Conditions - Letter of Intent (B) .......
Description of Proposed Land Use (C) .......................
a. Elevation
b. Site Plan
Statement of Qualifications/Resume of Developer (D)
a. Partial Photo Summary
4
Projection of City Financial Benefits (E)
5
a. Statement of Projected Revenue and Expenses
Proposed Time Table/Financial Capability (F) .. ............. 6
Waiver and Indemnification Agreement (G) .................... 7
Disclosure Statement (H)
8
ADM~~
I I
Land Development
August 29, 1990
Mr. Lance Abbott
Community Development Specialist
Community Development Department
City Of Chula vista
276 Fourth Avenue
Chula Vista, Ca 92010
Re: Request For Proposal Far Real Estate Purchase
and Development of app. 3.0 Acre Vacant Site
Located on Bonita Road Adjacent to Chula Vista
Municipal Golf Course.
Dear Mr. Abbott:
The following proposal represents ADMA CO., INC. 's analysis.
on how best to develop the subject City-awned property
blending a delicate balance between honest community
necessities and real market conditions.
We intend, in conjunction with our proposed residential
project, to develop a public park with approximately 28
adjacent public parking spaces. The residential development
will consist of eighty (80) for rent condominium spec luxury
units. The land planning/architecture will complement the
community character while cons~dering the public view
corridor to the golf course.
ADMA Company is a Chula vista based land development firm
with 15 years of experience in developing high quality
award winning projects in Bonita, Chula Vista, La Jolla and
currently Coronado. We are certain we completely understand
the site planning, architectural, environmental and market
concerns related to this Request For Proposal. Due to our
direct experience in developing approximately 27 acres
across Bonita Road (SWC and SEC Bonita Road and Otay Lakes
Road) and having responded to a previous City Request For
Proposal in 1985 for this same site, we are very confident
that our proposal is the highest and best use of the subject
property. A motel resort complex in Bonita and inland [rom
the freeway is an "untested ris]('I, while our proposal,
according to our lenders, is considered "sound" even under
today's complicated lending criteria.
2(, - r~
City A070 . 2'90-A Londis Avenuo . Chub Vista, Coliforriio 9?010 . (619) 1176-q1l11
ADM~"
Mr. Lance Abbott
Page T!;o
Augus t 29, 1990
ADMA's plan !;ill !;ork successfully. We have a high degree
of experience and confidence in the area and if provided
!;ith the opportunity will perform to the mutual benefit of
the City Of Chula Vista, the Community and our company.
~~~~~:c~""mi"""
Nathan S. Adler
President
Attachments
Entity Submitting Proposal (A)
~fI- 9-.3
ADM~"
DATE:
TO:
FROM:
REFERENCE:
August 29, 1990
City Of Chula Vista
ADMA CO., INC.
Entity Submitting Proposal
ADMA CO., INC.
a California Corporation
290-A Landis Avenue
Chula Vista, Ca 92010
Attn: Nathan S. Adler
President
Telephone:
(619) 476-9411
~(,-1-L/
Purchase Terms and Conditions - Letter of Intent (8)
~v-15
ADM~~
I I
Land Development
PURCHASE
LETTER OF INTENT
DATE:
August 29, 1990
TO:
City of Chula Vista
FROM:
ADMA CO., INC.
REFERENCE: Request For Proposal
4400 Block of Bonita Road
(Adjacent to Chula Vista Municipal Golf Course)
COMMENTS:
The follm,ing represents a Letter of Intent outlining the terms and conditions
by which ADMA CO., INC. will agree to acquire the above referenced property:
1. Purchase Price: $1,000,000 all cash at close of escrQw, plus
a commitment in the form of a written City
Development Agreement to dedicate and fully
develop app. .87 acres for public use as a
park with associated public parking.
2. Deposit: $50,000 to interest bearing account in favor
of Buyer upon execution of the Purchase Agreement.
Deposit shall be held in escrow and applied
toward the purchase price, and/or, be returned
to Buyer upon Buyer's withdrawal from purchase.
2.A. Return of Deposit to Buyer: Buyer may unilaterally elect to terminate the
escrow at any time on or before 120 days from
the full execution of the Purchase Agreement
for any reason whatsoever, thereby releasing
the parties from any further Obligations here-
under, and all deposits made by Buyer shall be
returned to Buyer.
J (, -~"
City PtalO . 2'iO~A Landis Avenue' Chula Vis fa. Colilornlo 920tO . (6t9) ~76.9~tI
ADM~"
City Of Chula Vista
August 29, 1990
Page Two
3. D2posit Transfer:
Upon completion of due diligence, review and
approval of appraisal, and in no event later
than 120 days from full execution of the
Purchase Agreement, $50,000 of Buyer's deposit
shall become non-refundable subject to the
remaining terms and conditions of our Agreement.
If property is made unmarketable by Seller,
or acts of God, the deposit shall be refunded
to Buyer.
4. Close of Escrow:
Escrow shall close five (5) working days after
the execution of the City of Chula Vista's
issuance of a Development Agreement for subject
property entitling Buyer to develop said
property consistent with the final negotiated
Request For Proposal.
5. Closing Costs:
Buyer and Seller to each pay their share of
all closing costs, including but not ~imited
to escrow fees, transfer tax, an ALTA title
insurance policy with appropriate extended
endorsements, recording and filing fees, etc.
as customary in San Diego County, California.
6. Purchase Agreement:
This proposal is to be superseded by a formal
Offer to Purchase which shall be submitted by
Buyer to Seller within five (5) Iwridng days
from the date Buyer was selected by the City
Council as the "Successful Proposer" having
the rigllt to enter into an Exclusive Negotiation
Agreement. If acceptable, the Purchase
Agreement will be executed by Buyer and Seller
within six (6) months from presentation of
said Agreement, or by mutually extended time
agreeable to Buyer and Seller. Escrow
instructions will be ordered by Buyer imrrediately
after Purchase Agreement is executed.
City Of Chula Vista
August 29, 1990
ADMf!Z" Page Three
7. Exhibit "All
The attached EY.hibit "A" is incorporated
herein as a conceptional frarreworJ{
concerning provisions which shall be set
forth in the Purchase Agreement pursuant to
paragraph 6 above.
Respectfully submitted, on behalf of Buyer,
ADMA CO., INC.
NATHAN S. ADLER
President
APPROVED:
SELLER: Cl'IY OF CHULA VISTA
Authorized Signature
Date
Authorized Signature
Date
;;(,-1-?-
ADM~'o
1. Due Diligence/Contingencies:
EXHIBIT "A"
A. Buyer shall have the right to confirm the
foIl OIling development issues:
1. Written approval, satisfactory to Buyer,
of Buyer's development plan, by all
necessary governmental agencies, including,
lIithout limitation, the City of Chula Vista
City Council, Planning Commission, Community
DevelopnEnt DepartnEnt, and any other
pertinent governmental agencies.
2. Approval by Buyer of an appraisal by a
qualified ~~I appraiser confirming the
value of the property to be not less than
the agreed upon purchase price.
3. Confirmation that the governmental
building height requirenEnts lIill alloll
for a structure of three and one-half
levels consisting of up to 45 feet
in height.
4. Approval by Buyer of the civil engineering
and utility feasibility study, cost
analysis and soils test of the property
performed by qualified engineers of Buyer's
choice. All such studies are to be conducted
during reasonable hours on the subject
property and are to be at the sole expense
of the Buyer herein. Buyer further agrees
that all surfaces used for said soils tests
shall be returned to their original usable
condition.
5. Approval by Buyer of the area and
configuration of, and physical encroach-
ments (if any), upon the property.
Confirmation of governmental setback
requirement of all boundaries.
6. Approval by Buyer of the applicable
<;overnmental development fee Sch2dule
CIS it effects the property in Buyer's
proposed development thereof.
Pdge 1 of 3
~(,- =/-g
ADM~'o
7. Approval by Buyer of the Preliminary
Title Report, covenants, conditions,
restrictions, reservations and easements
shown in said preliminary title report
of the property (including a reasonable
copy of each recorded instrument referred
to therein and plotted eas~nts of
record) dated no earlier than the opening
of escroll as obtained by Buyer.
8. Written preliminary approval by a
mortgage/construction lender of Buyer's
c]loice of mortgage and/or construction
loan for Buyer's ownership and development
of the property satisfactory to Buyer.
9. Buyer or his authorized agents shall
have the right to physically inspect
subject property during normal Ilorking
hours.
2. Test Results:
In the event of a cancellation by Buyer, 'Buyer
herein agrees to release to Seller without
charge, the documents, test results and permits,
if any, so obtained by Buyer on the subject
property.
~. Permission to Enter:
Seller grants to Buyer and Buyer's authorized
agents, permission to enter subject property
for the purpose of an appraisal, soils tests,
hazardous Ilaste analysis or physical inspection,
etc. Buyer shall indemnify and hold Seller
harmless for allY damage, loss of claim Ilhich
may arise due to Buyer and Buyer's authorized
agents entry therein. Buyer and Buyer's
authorized ag2nts to use rea.sonable discretion
and professionalism l:lhen entering the subject
property.
4. Liquidated Damages:
There shall be a liquidated damages clause in
the Purchuse Agreement and escrOhT instructions
in the amount not to exceed the total amount
of deposits discuSS20 aboV2.
Pa9" 2 of 3
ADM~"
5. Escrow and Title Company:
6. Prorations:
7. Transfer of Title:
Escrow and Title shall be conducted through
First American Escrow and Title Company of
San Diego.
Standard prorations shall be performed at
close of escrow.
Title shall be transferred to ADMA CO., INC.
(EscroYl Holder will be handed complete vesting
prior to the close of escrow). Buyer reserves
the right to assign all or part of their right
title and interest in and to the escrow created
hereby and the real property being sold here-
under.
Page 3 of 3
'J.(,-'1f:J
Description of Proposed Land Vse (Cl
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C<HIBS .\SSOCL\TED PLANNERS AND ARCIIITECTS
(.It).57-t.(UI.'D
.125 \n~"'t \\lIshiIllHuu snite 7 >llln dicK;) culifuT";1I 9210.1
Project Description
The proposed site plan maintains view
corridors from Bonita Road to the Chula Vista
Municipal Golf Course and provides the public
with a generous park area along with 28 public
parking spaces. The fairway oriented
residential development rests on top of a
partially subterranean garage which meets all
parking requirements for residents and their
guests. The residential units, elevated over
the garage In response to flood plain
concerns, rise three stories to 33 feet above
the garage roof deck.
The architectural character is a gently
undulating blend of pitched roofs,
trellises, dormer windows, expansive
overhangs, wood, river rock, stucco, and
plentiful landscaping in harmony with the
Bonita Valley tradition.
~~ - i/
Elevation
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Statement of Qualifications/Resume of Developer (D)
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ADM~~
I I
Land Development
ADMA CO., INC.
(Statement of Qualifications/Resume)
Incorporated October 27, 1975
Background Information as of August, 1990
Founder and
President
Nathan S. Adler:
Master of Arts - International
Relations/Politics
Graduated January, 1977
University of San Diego
Bachelor of Arts - Political Science
Graduated June, 1975
University of Southern California
Statement of
Qualifications
ADMA CO., INC. is a diversified real estate
company based in Chula vista, California.
The firm is organized with separate
operating divisions for real estate
development and property services. ADMA
has a total commitment to quality which is
always evident throughout the whole range
of its activities beginning with
methodical and careful analyses of a
project's compatibility with the existing
community character and its financial
feasibility; continuing through the
planning and construction stages to the
finished product.
01'-11-
City Pl070 . 290-A Landis Avonu8 . Chulo Vista. Colifofnio 9)010 . (619) 1176-9411
ADM~~
ADMA CO., INC. EXAMPLES OF DEVELOPMENT PROJECTS
1978
- BONITA CENTRE
Award-winning (Chula vista Beautification
Award) 100,000 square foot shopping center.
Said Centre has been cited as one of the
finest commercial developments of .its kind in
terms of design, economics, and attention to
aesthetics.
1981-82
- BONITA CENTRE EAST
Award-winning (Pacific Coast Builders
Conference; Chula Vista Beautification Award)
25,000 square foot shopping complex. Well
known for architectural sensitivity and
efficiency.
1982-85
- VILLAS de BONITA
67 condominiums built in two phases. Winner
of a "SAM" Award for Excellence-Design and
the Chula vista Beautification Awards. Top
quality land planning and construction of .
unique courtyard styled homes.
1983-85
- PEPPERTREE ESTATES (Chula Vista)
14 lot exclusive custom home project.
Highest quality development of its kind in
Chula Vista area. Environmentally sound--every
tree removed in said project ADMA replaced with
a 48 inch boxed tree.
1984-85
- EUCALYPTUS RIDGE (Chula Vista)
60 unit efficient condominium development in
City of Chula Vista constructed to VA/FHA
standards. Considered very practical and
architecturally pleasing.
1986
- EATON'S COLONY AT BONITA
This development includes 39 first-quality
duplex townhomes. The architecture is
"California Cape-Codl' and is considered to be
the finest townhome project in the South Bay
of San Diego County. Winner of 1988 City of
Chula Vista Beautification Award.
ADM~%
1988
- CITY PLAZA (Chula Vista)
Mixed use building completed in the downtown
redevelopment area of Chula Vista. Project
consists of 20 residential apartments on
second and third floor level and
approximately 9000 square feet of commercial
space on the ground floor.
1990
- LA JOLLA WINDIGO
Recently completed high-quality condominium
spec/apartment project located in La Jolla
Shores on Camino del Oro. Development
consists of 12 units with unobstructive views
of the ocean. Underground parking is "water-tight"
which results in no water discharge into the
public storm drain system.
1990
- CORONADO LA AVENIDA INN
Currently in planning process, project is
projected to consist of 133 unit inn with
approximately 11,000 square feet of
commercial space. Project will maintain in
situ existing historical Martinez murals.
Underground parking will result in net gain to
the public of 103 parking spaces.
ADMA CO., INC. has committed its efforts toward developing
projects of the highest standards of quality with respect to
land planning, design, construction and environmental
sensitivity. The company has implemented a philosophy of
refusing to cut corners and compromise the quality and
integrity of a project while at the same time avoiding needless
and excessive costs.
&, -$'1
Partial Photo Summary
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Eatons' Colony
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City Plaza
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C. -4- PI DO"WIlto"WIl
I~~ a.2;3.. Chula Vista
A MIXED USE PROJECT AT 333 "F" STREET
r-
CO:M:MERCIAL SPACE
FOR LEASE
· Conveniently located in the heart of Downto"WIl Chula Vista,
· Within easy walking distance to restaurants, theatres, stores
shops and health clubs
· Located within a strong demographic area
· Ample parking . Easy access to 1-805 and 1-5
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Windigo - La Jolla
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Projection of City Financial Capability IE)
~~.93
ADM~" MEMORANDUM
DATE: August 29, 1990
TO: City of Chula Vista
FROM: ADMA CO., INC.
REFERENCE: Projection of financial benefits to the City
including the number and type of jobs that will
be associated with the development and
anticipated revenues to the City.
1. PUBLIC PARK
a. Property Value:
b. Hard Construction Costs:
c. Soft Costs (25% of Hard Costs):
Potential City Financial Benefit:
$198,000
100,000
25,000
$323,000
2. PUBLIC PARKING
a. Property Value:
b. Hard Construction Costs:
c. Soft Costs (25% of Hard Costs):
Potential City Financial Benefit:
$92,000
45,000
11 ,000
$148,000
3. INCREMENTAL PROPERTY TAX REVENUES ANNUALLY
a. Property Value:
b. Hard Construction Costs:
c. Soft Costs (25% of Hard Costs):
d. Total Estimated Assessed Value:
$1,000,000
4,925,000
1,225,000
$7,150,000
1.25%
e. Property Tax Rate
f. Total Anticipated Property Tax for
Proposed New Construction on the
Designated Parcel:
g. Potential City Financial Benefit:
(18% of $89,375)
89,375
$16,087
;;}~-,tt/
ADM~~
4. OTHER FISCAL AND ECONOMIC IMPACTS
a. Building and Housing Annual Fees
b. Business License Fees
c. Utility User Taxes
(Telephone, Gas, Electric)
*d. Construction Employment
*e. Construction Payroll
*f. Multiplier Impact of Construction and Permanent
Employment Payroll
* While not always directly allocable to the City,
these benefits serve to strengthen the local
economy.
5. EMPLOYMENT BENEFITS FOR PROPOSED PROJECT
Employment Component
Outside Managers
Leasing Agents
Maintenance (Bldg)
Landscape
Cleanup
Property Manager/Accounting
Number of
Jobs Created
2
2
2
2
1
1
Total Estimated Jobs Created
10
6. Acquisition Price (Fee Title): $1,000,000
(See Attached Purchase Agreement)
"
ADM~
DATE: August 29, 1990
TO: City Of Chula Vista
FROM: ADMA CO., INC.
REFERENCE: Proposed Time Table;
Evidence of Financial Capability
A. Proposed Time Table (in concept)
PROJECTED
DATE
EVENT
1. RFP Submittal Deadline
2. City of Chula Vista RFP Selection
3. Exclusive Negotiations/Purchase Contract
4. Due Diligence/Government Entitlements
5. Development Agreement
6. Construction Documents/Building Permit
(i.e. Start Construction)
7. Complete Construction
8-31-90
11-30-90
3-30-91
7-31~91
8-31-91
1-15-92
10-15-92
B. Evidence of Financial Capability
1. See Statement of Qualifications.
2. Major lender revolving line of credit currently
available for property acquisition, (subject to
MAl appraisal) - further details/evidence
available on request.
3. TARIAM, INC., an Investment/Development Company,
has made a formal expression of interest concerning
financial involvement - further details/evidence
available upon request.
~~-~5
"
Waiver and Indemnification Agreement (G)
~" - 9~
ATTACII~lENT "0"
WAIVER AND INDEI1NIFlCATlON AGREEMEIIT
As partl al cons I dera tl on for the purchase/l ease of the rea I property
consisting of Jt acres of real property located within the corporate
boundaries of the-City of Chula Vista, California, located on the 4400 block.
of Bonita Road (portion of Assessor's Parcel No. 593-240-24l, Rancho de 1a
Nadon, ./lap 166, and presently owned by the City of Chula Vista, the
undersigned and all heirs, executors, administrators, SUccessors and assigns
of the undersigned hereby jointly and severally covenant and agree to waive
all existing or future causes of action against the City of Chula .Vlsta which
arise out of or In any way relate to the design, construction, sale,
occupancy, or Use of the above said real property, and, furthermore, . agree to
at all times Indemnify and hold and save the City of Chula Vista harmless from
and against any and all actions or causes of action, claims, demands,
liabilities, loss, damage or expense of whatsoever kind and nattire,
specifically Including all claims of negligence by the City of Chula Vista or
by any of Its employees except those caused by the sole negligence or willful
misconduct of said City or any of Its employees, which said City may at any
time sustain or Incur by reason or In consequence of the design, construction,
sale, occupancy or use of the above said real property.
August 29, 1990
ADMA eA .'fe
by; Il~'1-L-
SIGHATURE
DATE
President
WPC 444511
-7-
II
Disclosure Statement (H)
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CITY OF CIIULA VISTA,
DISCLOSURE STATH1ENT
ATTACHflENT "E"
Name of Contractor/Applicant:
Nature of Contract/Application:
Location of Proposed Work:
ADMA co., INC
REQUEST FOR PROPOSAL
. '
. ~
REAL PROPERTY LOCATED ON THE 4400 BLOCK OF
BONITA ROAD CONSISTING OF 3+/- ACRES
Contractor's Statement of DisClosure of Certain Ownership Interests on all contracts/
applications which will require discretionary action on the part of the City Council
Planning Commission, and all other official bodies. '
The following information must be disclosed:
IA. List the names of all persons having a financial interest in the contract/
application (i.e., contractor, subcontractor, material supplier, owner).
ADMA CO., INC , a CALIFORNIA CORPORATION, NATHAN S. ADLER, PRESIDENT
lB. List the names of all persons having any ownership interest in any real property
involved in the contract or application.
2. If any person identified pursuant to lA or IB above is a corporation or partnership,
list the names of all individuals OIming more than 10% of the shares in the
corporation or owning any partnership interest in the partnership.
NATHA'N S. ADLER
CAREN ADLER
3, If any person identified pursuant to lA or IB above is a non-profit organization or
a trust, 1 ist the names of any person serving as director of the non-profit
organization or as trustee or beneficiary or trustor of the trust.
4.
Has any person i dent ifi ed above had more than $250
business transacted with any member of the City
Committees and Council within the past twelve months?
please indicate person(s)
Person is defined as: "Any individual, firm, copartnership, joint venture, association,
social club, fraternal organization, corporation, estate, trust, receiver, syndicate,
this and any other county, city and county, city, municipality, district or other
pol itical subdivision, or any other group or combination ac?t.' g. ".. a uni t."
(l101E: Attach additional pages as necessary.) if -I
-ADMA co., INe by ^VfL / AUGUST 29, 1990
Signature of contractor'/app! icant date
worth
s ta f f ,
Yes
Of public or private
Boards, Commissions,
No X If yes,
iPC 3058A
NA'I'HAN S. ADLER, PRESIDENT
rnnLOrLyT5e nall'(' 01 cOlllracroi7appllcant