Loading...
HomeMy WebLinkAbout1991/04/16 Item 15 REDEVELOPMENT AGENCY AGENDA STATEMENT Item i!J Meeting Date 4/16/91 SUBMITTED BY: REVIEWED BY: Community Development City Managert...2 I '/ Consideration of Land Use permit for Park Plaza at the Village Director to. S. (4/5this Vote: Yes__No-X-) ITEM TITLE: Public Hearing ACA Traffic School at A 1 an Cotten and Associ ates proposes to sign a 1 ease agreement with the Park Plaza at the Village landlord and requests Agency approval to locate a traffic school in one of the vacant suites. Locating this type of land use within the Park Plaza complex requires a Land Use Permit which needs to be recommended by the Town Centre Project Area Committee and approved by the Redevelopment Agency during a publ ic hearing. Adjacent property and business owners have been notified of this publ ic hearing. The proposed project is categorically exempt from environmental review. RECOMMENDATION: That the Agency hold a publ ic hearing, accept the report and approve the land use permit subject to the condition that the school's staff and students park on the second or third floor of the parking structure. BOARDS/COMMISSIONS RECOMMENDATION: The Town Centre Project Area committee, at its meeting of April 4, 1991, reviewed the proposed project and recommended that the Redevelopment Agency accept the recommendat i on as stated by staff with the additional condition that the permit be 1 imited to three years with the understanding that the applicant may request that his permit be reconsidered by the PAC and the Agency at the end of the three year period. DISCUSSION: The ACA Traffic School proposes to sign a 3-year lease with the Park Plaza landlord. The school will lease one of the vacant suites located in the first level of the center comprising 720 square feet for classrooms and administrative offices (see attached proposal). Currently, there are eight suites in Park Plaza which remain vacant. Allowing the school to locate here would contribute to redUCing the level of vacancies within this commercial center. In addit i on to i ncreas i ng the occupancy 1 eve 1 of the center, Park Pl aza and downtown can anticipate receiving spill-over benefits with the presence of the school. Such benefits include the potential increase in customers and sales to downtown bus i nesses and restaurants, an increase in foot traffi c, and an increased marketing exposure for downtown. In the beginning, the school will be open 4 days of the week. Later on, it might be open during additional days of the week depending on future publ ic demand for classes. In the meantime, classes will be scheduled as follows: Saturday Monday & Tuesday Undesignated Weekday 8:00 am - 4:00 pm 6:00 pm - 10:00 pm 8:00 am - 4:00 pm lG,~ Page 2, Item Meeting Date 4/16/91 The appl icant indicated that, per state regulations, the class size will be 1 imited to a maximum of 40 students. The number of students that will be attending each class is estimated to range between 20 - 40 students. In approving the land use permit for the nursing school currently located in Park Pl aza, staff used a parki ng ratio of 0.8 spaces per each student and staff members. Applying this requirement to the current proposal, a maximum of 34 spaces would be necessary for each class session. Currently, the second and third floors of the parking structure provide sufficient parking spaces. A recent occupancy survey shows that these two floors are being used at 49% and 10% of their capacity, respectively. The fi rst floor, however, is used at its full capaci ty most of the time. It is important to maintain a constant rate of parking turnover in the first floor of the structure in order to help customers of Park Plaza find suitable parking spaces quickly. Consequently, as a condition to the approval of the land use permit, the schools students, faculty, and administrative staff would be required to park on the second or third floor. Staff will work with the applicant and landlord to develop a vehicle identification program to ensure that ACA Traffic school abides by this requ i rement. The City's Environmental Review Coordinator has studied the proposal and has determined that the project is categorically exempt from environmental review pursuant to Section 15305 (Minor alterations in land use limitations) of the California Environmental Quality Act guidelines. FISCAL IMPACT: Not applicable. WPC 4688H 1S~21 ,S'" 10 Thursday, April 4, 1991 8:45 a.m. ROLL CALL MEM8ERS PRESENT: MEMBERS EXCUSED: STAFF PRESENT: OTHERS PRESENT: APPROVAL OF MINUTES MINUTES OF A REGULAR MEETING OF THE TOWN CENTER PROJECT AREA COMMITTEE DRAFT Council Conference Room City Hall Cha i rman Hyde; Members Bl ake ly, Hoffman, Mason, Peter, Ohlau, Altbaum and Harper None Community Development Director Chris Salomone, Redevelopment Coordinator Fred Kassman, Senior Community Development Specialist Pamela R. Buchan, Maryann Miller, Parking Operations Officer Bob Baker, and Community Development Specialist Miguel Z. Tapia Mayor Pro Tempore Leonard Moore; representatives from Scri pp' s Memori a 1 Hospital; the H Street Coal it i on; owners of the roller skate rink, Fiesta Twins Cinema, All en Cotten, represent i ng All en Cotten and Associates; Wade Booth from the Star News MSUC (Blakely/Ohlau) to approve the minutes of March 21, 1991 as mailed. REDEVELOPMENT BUSINESS 3. Land Use Permit for Traffic School at Park Plaza Community Development Speci a 1 i st Tapi a introduced the proposed project and stated staff's recommend at ion is that the Project Area Commi ttee recommend to the Redevelopment Agency to approve the 1 and use permi t subject to the condition that the school staff and students park on the second or third floor of the parking structure. Mr. Tapia indicated that condition was necessary in order to prevent 40 students from parking all day on the first floor of the parking structure which is mostly used at capacity and which would limit the availability of parking for customers of Park Plaza. Among the discussion that the Committee members had on this project was Member Ohlau's opposition to the project on the basis that this type of use might not bring any benefits to Park Plaza or the downtown area and that on the contrary the proposed use might bring some parking and other problems. In relation to the level of vacancies which Park Plaza has at this point in time, he indicated that with the hiring of the town Manager the situation in Park Plaza might be improved since one of the objectives that the town Manager will be working on is vacancies. .1.5-3 TCPAC MINUTES Page 2 April 4, 1991 Member Altbaum indicated he also had some concern about having this type of use in Park Plaza. He referred specifically to the fact that the proposed business, using 720 sq. ft. of commercial area, would be using approximately 32 parking spaces. That is, the ratio of floor area to parki ng spaces is too high and, therefore, the proposed 1 and use might not be appropriate for Park Plaza. Member Mason indicated that, taking into consideration the fact that the space proposed for the school has never been leased and the proposed use wi 11 benefi t Park Pl aza at 1 east in terms of fi 11 i ng up that space. In addition, people who will be attending the school will be in the area for an entire day and wi 11 at 1 east have a 1 unch whi ch woul d benefi t the restaurants in the area and maybe some other shops. Chairman Hyde questioned whether the applicant was present and whether he wanted to express his opinion in respect to the members comments. Allen Cotten, owner of the proposed traffic school, indicated that he understands the concern of the Committee members. However, he does not necessarily agree with them because the 40 parking spaces are not going to be needed everyday or always for the entire day. Some classes will be offered during the day and others during the evening. He also indicated that it should be taken into consideration that the proposal has several merits and benefits for the downtown. First of all, the students that wil.l be attending the school will be exposed to the downtown shops and restaurants. In addition, the students attending the school will not be the same all the time. Every class will be composed of different students and this is a different group of people who will be exposed to the downtown area. If you count the number of students that wi 11 be coming to the school, it turns out to be a considerable number of people who will get to know the downtown and could potentially come back to spend money. MU (Mason/Hoffman) to accept the recommendation as stated by staff with the additional condition that the land use permit be granted for a period of three years and that at the end of this period the applicant come back for reconsideration. Member Ohlau was opposed to the motion. 4. Presentation of ProDosal for Site at Fifth and H Redevelopment Coordinator Fred Kassman introduced this item and indicated that at the last meeting Mr. Charles Harmon had requested that the Committee allow them to make a presentation on the alternative proposal for the site at Fifth and H. Representatives of the existing businesses on Fifth and H are here as well as representatives from Scripp's Memorial Hospital. Mr. Kassman reminded the Committee that while the Committee can have a presentation and give its input on the proposal, the Committee cannot take any action in relation to it. 15-Lf TCPAC MINUTES Page 3 April 4, 1991 Gayle Macleod from a consulting firm representing the H Street Coalition was the fi rst to speak. She exp 1 a i ned that the H Street Coal it ion is formed by First Interstate Bank, Readicare and Arby's Restaurant. Ms. Macl eod di stri buted a copy of a site pl an showi ng the proposed hospital expansion and the three existing businesses coexisting with the proposed expansion. Ms. Macleod indicated that the purpose of this proposal was to keep the existing businesses on-site until ground breaking of Phase II of the hospital expansion. The site plan also shows a separation of the businesses from the hospital expansion including separate parking and separate traffic circulation. She indicated that this plan would not disturb the hospital's layout. She also spoke about some of the benefits of the proposal for the City and Scripps. She indicated, for example, that Arby's produced approximately $70,000 in taxes last year; $10,000 of thi s went to the City alone. Scri pps wi 11 save money by not havi ng to relocate the business and by avoiding any costs involved in delaying the construction of the hospital if there is not a cooperative agreement for the purchase and relocation of those businesses. Ms. Macleod feels that this is a win/win situation which would not disturb Scripps Hospital expansion and would keep the existing businesses on-site. She also indicated the plan addresses one of Scripp's concerns regarding the vi si bil i ty of the hospi tal from "H" Street. Even wi th the bus i ness there and with some of the trees that are on the site, the hospital would be seen very easily and would be exposed to street traffic. Ms: Kim Weber, representing First Interstate Bank, also spoke on behalf of the H Street Coalition and talked about the benefits that First Interstate provides to the community. She indicated that First Interstate Bank has 26 employees, 16 of which are Chula Vista residents. These employees are i nvol ved in several organi zat ions that serve the Chula Vista youth and residents. In regards to services provided to the community, she indicated that First Interstate serves an extensive population of senior citizens which are significantly sensitive to the location of the bank. She also indicated that this is the only First Interstate bank in the South Bay area; the closest one is in downtown San Diego. She requested that First Interstate be allowed to remain on-site as indicated by the "H" Street coalition plan. Donald Penn, representing Readicare, also spoke on the subject. He indicated that Readicare is a facility which handles approximately 80 to 100 patients a day who are employed of many companies located in Chula Vista. Readicare has 25 to 30 full-time and part-time employees, 16 of which 1 i ve in Chul a Vi sta and most of them are Hi spani c. Mr. Penn indicated that Readicare has seven other locations throughout the County. However, the H and Fifth location is the best and he estimates that there is no better site than thi s anywhere in the County. At the same time, he indicated that Scripps does not need the space Readicare currently occupies before the ground breaking of second phase. He requested that Readicare as well as First Interstate and Arby's be allowed to remain on-site. He finalized by saying that this action would have several and significant benefits for the City of Chula Vista as well as for Scripps. lS~5 TCPAC MINUTES Page 4 April 4, 1991 Charles Harmon, representing RTM West - Arby's Restaurant, indicated that Arby's has been in place for approximately 10 years and serves approximately 4,800 customers per week. He indicated that Arby's is a member of the Chamber of Commerce and is heavily involved with community organizations. The restaurant has 32 employees which are young and unskilled but they have the potential to advance within the company. The restaurant currently contri butes approximately $10,000 to the City of Chula Vista in taxes and the location where Arby's is currently located is one of the best locations and there is no other site available. This is because they have a lot of exposure on H Street. In addition, they have the hospital nearby whose employees visit Arby's. Arby's currently has a 17-year lease remaining on this site. To finalize the presentation by the H Street Coalition, Ms. Macleod spoke again and indicated that she bel ieves that this proposal to keep the three viable businesses on-site is a win/win situation which complies wi th the requ i rement of the Redevelopment Agency for Scri pps and the Coal ition to get together and discuss the most viable way to work these issues. In response to the question from Chairman Hyde as to whether the coalition has discussed this proposal with Scripps, Ms. Macleod responded that they have proposed to meet and di scuss the proposal s but Scri pp' s has only agreed to meet with their attorneys present. She added that Scripps has been cooperative in terms of discussing the potential relocation issues but in relation to discussing the current proposal they have not responded. In answer to a quest ion by Member Bl ake ly as to whether the Coal it ion would move if comparable locations would be found, the Coalition responded that they would not be willing to move until ground breaking of Phase II. They further indicated that if they move out before this time, no construction will take place on that part of the site and other businesses could easily move into the existing buildings. Consequently, the only way they see it is to remain on-site until the construction of Phase II and at that point they are all willing to move out. After the H Street Coalition members spoke, Chairman Hyde inquired as to whether Mr. Jeff Bills, representing Scripp's Hospital, wanted to give his input on the presentation. Mr. Bills answered that rather than speaki ng about the proposal s or about Scri pps pl ans, he woul d prefer to request that a present at ion by Scri pps be schedul ed for the fo 11 owing meeting of the Committee. In addition, he indicated that some of the statements made by Ms. Macleod were not necessarily accurate. Specifically, the unwillingness as it is characterized by the Coalition, of Scripps to meet with them is not related to circumstances of the process or the items that have been outlined by Ms. Macleod. Rather this was due to the representation in this matter by Greg Cox, former mayor of Chula Vista. Scripps was reluctant to meet with the Coalition primarily for this reason. However, Scripp's has later indicated their willingness 15-1. TCPAC MINUTES Page 5 April 4, 1991 to meet with the Coal ition and discuss anything with them with their attorneys present. In response to the question as to whether the plan proposed by the Coalition would affect Scripp's plans, Mr. Bills answered that Ms. Macl eod has gi ven the Commi ttee a very general presentation which does not address many of the technical issues involved in both proposals and which would affect Scripp's proposal. In respect to the question asked by Member Blakely to Fred Kassman as to how the Agency reacted to the Committee's recommendation that the commercial businesses on H Street be retained, Mr. Kassman indicated that up until now the Redevelopment Agency has not taken any action, that the Agency is the same position as the Committee right now in trying to determine how to address the situation. At this point, the environmental documents are being reviewed and the Design Review Committee is also reviewing Scripps project and there are many issues which are being considered at this point. The Agency, however, has not taken any vote on this project or the many issues involved and it will not be taking any action until the environmental impact report is certified. Member Bl ake ly also i nqui red as to how the Chul a Vi sta Center percei ved the expansion of the hospital. Mr. Kassman answered that one of the reasons the Scripps proposal was chosen was because it was complementary to the Chula Vista Center in the sense that it would bring additional people who could be potential customers of the Center. Chairman Hyde al so explained that when the hospital proposal was first presented, the Committee directed staff to contact the Chula Vista Center and get their input as to how they perceive the hospital expansion in relation to their interest and the Chula Vista Center indicated that the hospital would be acceptable to them. Mr. Wayne Wenke, representative of the ground lease holders, requested to speak and indicated that the ground lease holders are interested in redeveloping the site with commercial uses. However, they have had some difficulty in doing so because they have been ignored by the City. Although the situation has changed and the City has been more receptive to thei r input and has kept them informed of what has been goi ng on, he has many questions about the Scripps proposal. He indicated his proposal would keep as many of the existing businesses as possible and save the City from making extensive expenses in buying out their current leases and relocating the existing businesses to other sites. He also indicated that several proposals have been presented but have been rejected by Scri pps. He also i ndi cated that he has turned in two proposals to the Redevelopment Agency for consideration. However, these proposals are not complete and are still being worked on. He indicated that from an analysis they have done on the Scripps proposal, they do not see Scripps going into Phase II within 10 to 12 years from now. In addition, the proposal poses the difficulty and the expense of widening H Street. Mr. Wenke concluded by saying that the first thing that the City needs to do is take them in consideration and include them in this process because up unt i 1 now they have not been allowed to red eve lop the property. He 1-5-7 TCPAC MINUTES Page 6 April 4, 1991 indicated that the exclusive negotiation agreement that was signed between the Agency and Scripps has formed a cloud over the site and has created a lot of uncertainty in terms of the leasability of the property and of the i nabil ity of the ownershi p to conduct negot i at ions with the different levels of ownership and leases. Now, however, the ownership is working more closely and they are now being able to discuss some of the issues together. Mr. Wenke bel ieves that the expansion of the hospital is not appropri ate. He feels that the site shoul d be red eve loped wi th commercial uses and should include as many of the existing businesses into that proposaL He also i ndi cated that he would be wi 11 i ng to meet with all of the different parties involved and discuss all the issues related to this process. In relation to the question of who would be paying for relocation expenses and lease buyouts, Mr. Kassman indicated that by State law the Redevelopment Agency is required to pay for relocation costs. In this case, however, in all of the agreements that the Agency has entered into with Scripps, the Agency has required that Scripps face all the costs related to the project. Mr. Augie Carniglia, owner of the Rollerskate land business, spoke on the issue of fair market value and indicated that currently he has an agreement with Scri pps for re 1 ocat i on and that Scri pp' s is not payi ng what he cons i ders to be the fai r market value of hi s bus i ness and he added that the process has been very difficult and painful for him and his business. In addition, Scripps has not been very cooperative. He further indicated that his business occupies 20,000 sq. ft. of floor area at $.20 per square foot. Member Blakely requested that staff present all of the proposals at once rather than bring one at a time in order to make a most effective effort to choose one of the proposals and to have all of the i nformat i on at once. Mr. Kassman indicated that this is what staff has been proposing to do and that the information will be brought to the Committee. However, since there is so much information, some information will be brought first. He added that the presentation of all of the proposals is programmed for sometime in May of this year. Mr. Kassman indicated that staff will bring as much information as possible including the environmental impact report and a history of the process. Mr. Jerry Will its, owner of the Fiesta Twin Cinemas, indicated that he has been in discussions with Scripps and that lately he signed an agreement with Scripps to pay for the relocation of his business to the Chula Vista Center. In addition, he just signed a lease agreement with Homart to occupy a space in the Chul a Vi sta Center. He requested that the Committee get this process going and get it over as soon as possible so that he can make an appropriate business decision. 5. Discussion of the Potential Fair Chairman Hyde indicated that at the request of Member Altbaum this item shoul d cont i nued to the next meeting of the Committee. However, he inquired as to whether Member Altbaum had any remarks to make. 15-8 TCPAC MINUTES Page 7 April 4, 1991 Member Altbaum indicated that the Downtown Business Association's President, Michael Steiner, had met with Kieth Kennedy from Carlsbad and they have made a preliminary agreement to have the fair in August of this year. The month of August was chosen mainly because during the month of July there are some activities that would probably preclude people to attend our own event and there is also Founder's Day. The DBA wants to have the fail in a month when not many activities occur so that the event can be fully attended. He also indicated that Mayor Pro Tempore Len Moore was present at the last meeting of the DBA and had indicated that he would be willing to send a letter to all of the downtown organizations to work on this event. He further indicated more discussion needs to take place before we get into the fine detail. He indicated it is necessary to postpone this item for discussion at the next meeting. 6. Status of Town Manaqer Senior Community Development Speci a 1 i st Buchan started by complement i ng the Downtown Business Association indicating that the DBA is extremely organi zed, energetic and there is a lot of interest in doi ng a lot of things in the downtown area. She feels that DBA members are really worki ng hard and tryi ng to get thi ngs done. She informed the Committee that the proposed supp 1 ementa 1 budget request had been pull ed from the proposed budget by the Community Development Director. The reason for pull ing it was that the request was not detailed enough and did not provide sufficient information to be easily approved. Rather than sending in a weak proposal it was decided to substantiate it by providing enough information which will ensure its approval. What needs to be done now is to go back to the Downtown Business Association and request addi t i ona 1 i nformat i on such as a job descri pt ion, a 1 i st of tasks that the Town Manager would be working on, etc. Once this information is put together, staff will develop the proposal and submit it again. One of the el ements that we have in our favor ri ght now is that we do not necessarily have to go with the budget process. This item could always be brought back to the Redevelopment Agency for a mid-year appropriation. Ms. Buchan stressed the fact that the Community Development Director and the City Manager continue to support the Town Manager concept and the next thing to do will be to bring it back as soon as it is felt that the propos a 1 is ready. Ms. Buchan also i ndi cated that she woul d be contact i ng the DBA's pres i dent and inform him of thi s 1 atest action. Member Altbaum expressed some concern about the pulling of this item from the budget and indicated that if it is pulled and the money is not allocated this would be in great detriment of the downtown area. PARKING BUSINESS 7. Reoort on the Parkinq Structure Chairman Hyde indicated that due a lack of time to discuss the report on the parking structure that this item be continued until the next meeting. Chairman Hyde also asked whether Lyman Christopher or somebody else was going to be present at the next meeting to discuss the parking structure and its spec Hi c fi nanci ng arrangements. Some of the other ;t..S -9 TCPAC MINUTES Page 8 April 4, 1991 members also inquired as to the level of criminal activity within the parking structure. It was stated that it would also be important to have Mr. Kevin Niell at the meeting to discuss the maintenance of the structure. CHAIRMAN'S COMMENTS: None. STAFF COMMENTS Parking Operations Officer 80b 8aker indicated at the last meeting the Committee had requested that Mr. Baker inquire into the possibilities and cost of having meters in the structure. Mr. Baker responded that the installation of meters in the structure woul d be very expens i ve and di ffi cult for two reasons. One is that the parki ng meter poles have to be dri ven through the concrete and while this could be possible on the first floor, on the second and thi rd floor thi s cannot be done. Al so, si nce the parki ng structure is somewhat enclosed and in many areas is very dark, especially the first floor, installation of parking meters might be inpractical because the meters would be subject to vandal i sm and they woul d be very di ffi cult and expensi ve to maintain. Mr. Baker also informed the committee that the parking permit system is "coasting". Very few permits have been purchased. Mr. Baker also indicated that some of the decals that have just been placed on the parking poles indicating the time limit have been vandalized. Some of the deca 1 s have been torn, others have been turned around so that they are not seen. He indicated the vandalized decals have already been fixed. The Committee members requested that staff further look into the feasibility of install ing meters on the third floor and whether permit parking could be designated on the third floor. PUBLIC COMMENTS: None. MEMBERS' COMMENTS: Member Bl akely brought up the issue of i nsta 11 i ng meters on Davidson Avenue and in other areas inside and outside the Parking District. ADJOURNMENT The committee adjourned at 10:28 a.m. to the regular meeting of April 18, 1991. ~ Z/'f,~-) M ue Z. Tapia Recorder WPC 4699H 1S-10 (619) 232-0194 ALAN COTTEN & Associates AA 009266 1515 Second Ave., Suite 202, San Diego, CA 92101 PROPOSAL OWNER: ALAN COTTEN DBA: ACA TRAFFIC SCHOOL FACILITY USE: PARK PLAZA THIRD & F STREETS CHOLA VISTA, CA Space: B-2 [portion]; approximately 720 Sq. ft. 17' x 30' will be designated as a classroom. The remaining 210 Sq. feet will be office space for administrative staff and records maintenance. PROPOSAL: Relocate ACA Traffic School to Park Plaza. DATE: On or about April 1, 1991 PROFILE: ACA Traffic School has been successfully in opera- tion since 1985. It is a state Approved school for traffic violators and is regulated by the state Department of Motor Vehicles. Students are authorized by local magistrates of all San Diego County Traffic Courts to attend the school in lieu of receiving violator's points against their driving record for traffic offenses only. Students cited for D.U.I. [driving under the influence] are not authorized to attend. PURPOSE: It is the desire and intention of the State Licensed Owner of ACA Traffic School to continue operation of the school at the pro- posed location in the Park Plaza complex and in the appropriate manner required by the state. To that end, the following is a description of the proposed operation of the school: 1 15-11 Page 2./PROPOSAL 1. The school will have a designated state licensed Operator who will be responsible for the operation of the school. Additional- ly, the school will employ an on-site Manager who will be on duty during the business hours of the school. The business office will be open, minimally, during County Traffic Court hours [8:00 a.m. to 4:30 p.m.] and will be closed on court designated holi- days. 2. Department of Motor Vehicles officers will monitor the school's operation on a frequent and unannounced schedule. This monitoring process includes evaluating the instruction and cur- riculum, the administration of the school, and the schools record keeping procedures. 3. For each scheduled class a Registration Clerk will be em- ployed to admit pre-registered students and prepare class certif- icates. 4. The manner of instruction will be didactic [classroom lec- ture] only and will not require student hands-on driving. 5. The classes will be taught by state Licensed Instructors who will utilize a state Approved Curriculum. The curriculum will include topics on traffic safety, drunk driving, vehicle mainte- nance, rules and regulations of California roadways, and traffic laws. 6. Classes will be available for both English and Spanish speaking students. 7. No equipment, other than audio visual aids, will be used in the classroom presentation. Instructor's will utilize: Overhead Projector Movie Projection Screen VCR Television Blackboard 8. Class size will be limited to a maximum of 40 students ac- cording to state regulation. The number of students per class will range between 20-40 students. 2 15~2 Page 3./PROPOSAL 9. A total of 400 minutes of actual instruction in the required subjects will be presented and is mandatory by state regulations. Morning, mid-day [lunch], and afternoon breaks will be scheduled in addition to the required instruction time. 10. Classes will be scheduled as follows: SATURDAY: 8:00 A.M. - 4:00 P.M. MONDAY/TUESDAY: 6:00 P.M. - 10:00 P.M. [ONE WEEKDAY CLASS AS YET UNDESIGNATED] 8:00 A.M.-4:00 P.M.* * More classes may be added during the week or on Sundays according to future public demand. 11. After successful completion of the class, students will be presented with a certificate of attendance which they will return to the court as proof of compliance with the court's order. 12. Students driving to class will park in the parking facility during class time. It is anticipated that relocating the school will benefi~ both the attending students as well as other businesses in the com- plex. The proposed location of the school is centrally located in the City, easy to find, has generous on-site parking, and is accessible to public transportation, making it very desirable and convenient to all students. ACA Traffic School is one of very few traffic schools in the county which offer classes for Spanish speaking students; these classes are consistently filled. This alone, not counting the number of English speaking students, will bring to the Plaza literally thousands of students over the period of the proposed three year lease who will be potential customers for the other businesses in the complex. within close proximity of the proposed classroom location are several restaurants and eating establishments which will be frequented by the students during their breaks and lunch period. Also, directly adjacent to the proposed location is the Plaza's theater complex which will also benefit from the influx of poten- tial patrons. The traffic violator classes are presented for the benefit and education of the driving public. Those classes serving Spanish speaking citizens are particularly appropriate to the South Bay 3 15~13 Page 4./PROPOSAL area of the county of San Diego and to the city of Chula Vista. The relocation of ACA Traffic School has the potential of provid- ing a successful and profitable symbiotic relationship to all parties concerned including the lessor and property manager for the Plaza. with that in mind, we at ACA look forward to relocat- ing to the Park Plaza in Chula vista. If further information is desired, please feel free to contact me at [619] 426-8400 or [619] 232-0194. Alan Cotten, Owner ACA Traffic School 3450 Bonita Road, Ste. 110 Chula Vista, CA 92010 EC:me 4 .15-1 t4 LOCATION: Southwest Corner ot3rd Avenue and "F" Street, Chula Vista, California. ANCHORS: ~tl~d Roun Table Pizza. ~ .. Red Lobster c(J1~ SITE: 52,707 net leasable square feet of office and retail space with adjacent 750 car parking . . structure. TRAFFIC: Over 31,200 ADT (1987). POPULATION: Five mile radius: 350,000; Three mile radius: 130,500. LEASE RATE: All rates are NNN. 'Park 'Plaza "I"~ ~ f-- UJ UJ a: f-- <n u. A-6 THIRD AVENUE FIRST LEVEL PLAN f-- UJ UJ a: f-- <n u. THIRD AVENUE SECOND FLOOR PLAN 15-1S )Iala Ihe Yf 1@8 L, .J A-1 A-6 C-7 A-5 -12 C-11 >9 C-10 C-1 C-3 C-4 o AVENUE FIRST LEVEL PLAN I- w w a: I- (f) LL I- w w a: I- Cf) LL