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HomeMy WebLinkAboutCVRC Min 2008/08/28 Special MINUTES OF THE SPECIAL MEETING OF THE CHULA VISTA REDEVELOPMENT CORPORA nON (CVRe) August 28, 2008 4:00 P.M. A Special Meeting of the Chula Vista Redevelopment Corporation was called to order at 4:05 p.m. at the Chula Vista Police Department Community Room. 315 Fourth A venue, I st Floor, Chula Vista, California. CVRC ROLL CALL PRESENT: Directors: Desrochers, Paul (arrived at 5:20 p.m.). Reyes. Rooney. Salas (arrived at 4:25 p.m.) and Chair Lewis ABSENT: Directors: Munoz ALSO PRESENT: Executive Director/City Manager Garcia, Deputy City Attorney Shirey. Redevelopment & Housing Assistant Director Crockett, Principal Project Coordinator Lee, Principal Project Coordinator Hines, Development Planning Manager Ladiana, Executive Assistant to the City Manager Peoples. Senior Administrative Secretary Fields PLEDGE OF ALLEGIANCE. MOMENT OF SILENCE PUBLIC COMMENTS There were none. DISCUSSION ITEM 1. BOARD OF DIRECTORS WORKING SESSION The Board of Directors held a special working session to discuss challenges. opportunities. and strategies for transit-oriented development in the E Street Visitor Transit Focus Area of the General Plan and UC-15 Subdistrict of the Urban Core Specific Plan. Redevelopment & Housing Assistant Director Crockett provided introductory remarks and presented a brief history and purpose of the opportunities. challenges, and strategies for transit- oriented development of the former City Corp Yard. The presentation. beginning with the year 2002, included the initiation of the General Plan Update, the closure and relocation of the City Corp Yard at 707 F Street to the John Lippitt Public Works Center and the Barone Galasso/Olson ENA (Corp Yard). He then discussed the following: 2004 and the initiation of the Urban Core Specific Plan and Infill Flexibility Study: 2005 - adoption of the General Plan Update; 2006 - Lennar-IntergulfENA (Corp Yard): 2007 - adoption of the Urban Core Specific Plan, expiration of the Lennar-lntergulfENA. and approval of the Galaxy ENA (Best Western/Traveler Inn): and 2008 - approval of the Galaxy ENA (Corp Yard). Page 1 of 3 CVRC Special Meeting - Minutes - August 28, 2008 Development Planning Manager Ladiana provided an overview of the land use goals and policies for the Corp Yard including the transit focus area and utilization of a "form based approach". Principal Project Coordinator Lee presented an overview of the 2007-2008 redevelopment activities in the UC-15 and Corp Yard. Paul Marra of Keyser Marston & Associates spoke on the economic challenges in the UC-15 Subdistrict. Redevelopment & Housing Assistant Director Crockett next spoke regarding the critical juncture staff was at with the Galaxy ENA. which is due to expire shortly. Raffi Cohen, President, Galaxy Commercial Holdings, LLC spoke of his commitment to the project. Jeff Larson and Matt McLarand, project architects from MYE Architects, distributed a booklet which included studies, calculations, and history of the project. They then provided a brief overview of how the project had transitioned. John Conway, Chief Financial Officer, Galaxy Commercial Holdings, LLC responded to questions ofthe Directors. Executive Director Garcia requested Redevelopment & Housing Assistant Director Crockett provide an overview of the meetings discussion framework. Assistant Director Crockett provided a chart and explained that should the Directors wish to proceed, they would need to either require that Galaxy meet the UCSP Standards and prepare an RFQ/P for the rest of the Corp Yard at 60% coverage, or make the determination to allow Galaxy to build below the UCSP Standards, determine the development exception, and prepare an RFQ/P for the rest of the Corp Yard at 52% lot coverage. If they do not think the project should proceed, they could RFP the Corp Yard; define the development and design parameters and RFQ the Corp Yard, or wait for Gaylord and RFQ the Corp Yard. all at a future date. Chariman Lewis expressed his views that the CYRC was established to set the standards for building in Chula Yista and expressed concern that they would not be able to assist Galaxy to the degree needed. Further, that the density was needed as well as compliance with the Urban Core Specific Plan. Director Salas stated that he had a problem with the request for zero land base; wanted to see planning done inclusive of a hospitality situation: and would like to continue the ENA. Director Paul stated that he personally did not think the eYRe was in a position to support the proposal without further work to make it fit the minimum FAR and lot ratio requirements. Director Reyes stated that he wanted to see the bigger picture instead of a piecemeal project. as this would be the catalyst that would drive the market. Page 2 of 3 CVRC Special Meeting - Minutes - August 28, 2008 Deputy City Attorney Shirey stated that he believed the ENA could be amended. Executive Director Garcia provided an overview of the ENA process and intent. Further. that to work for Mr. Cohen, he would need the City to contribute the land at no cost and provide additional support to make economic SenSe. The question of the CYRe is. should the project proceed under the circumstances or should the whole concept be rethought. Extension of the ENA would be to bring back a progress report, understanding that the project now is significantly reduced in scope. Further. the key things to consider were whether or not to give the land at zero cost and subsidize the project, the amount of which would not be known until a performa is prepared. Director Reyes inquired and Mr. Cohen responded that he was looking at 100% rental units, built to condo specs, to be sold at a later date. Director Salas again expressed concerns with the zero land balance, and suggested each phase be reviewed individually. Director Desrochers stated that creativity was needed regarding how to set up the deal so that perhaps the City would get the money back on the sales. He also stated that he too could not say yes to zero land value. Mr. Marra noted that the project would have to be done at prevailing wage, which would drive up the gap, and that there were very few limited ways to fuse money into market rate housing projects. Deputy City Attorney Shirey added that the UCSP had a development exception. but that he would have to review it to see how far it went. He stated that it might require an amendment to the UCSP. ACTION: Chairman Lewis moved to authorize the Executive Director to extend the existing ENA for an additional 90 days. Director Paul seconded the motion and it carried 6-0-1 with Director Munoz absent. ADJOURNMENT At 5:45 p.m" Chairman Lewis adjourned the meeting to the Regular Meeting immediately following at 6:00 p.m. in the Council Chambers. 276 Fourth Avenue, Chula Vista, California. f/~ Eric Crockett. Secretary Page 3 of 3 CVRC Special Meeting - Minutes - August 28, 2008