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HomeMy WebLinkAbout1974 09-03 CC MIN29 MINUTES OF THE REGULAR MEETING OF THE CITY COUNCIL AND JOINT PUBLIC HEARING WITH THE REDEVELOPMENT AGENCY OF THE CITY OF NATIONAL CITY, CALIFORNIA September 3, 1974 The regular meeting of the City Council of the City of National City was called to order at 7:30 p.m. by Mayor Morgan. ROLL CALL Council members present: Camacho, Dalla, Pinson, Reid, Morgan. Absent: None. Administrative officials present: Campbell, Gerschler, Hoffland, McLean, Osburn, Stenberg, Redevelopment Agency Executive Director Watts. SALUTE TO THE FLAG AND INVOCATION The meeting was opened with salute to the flag led by City Manager Osburn followed with invocation by Sister Dorothy Gassel, St. Mary's Catholic Church. APPROVAL OF MINUTES Moved by Camacho, seconded by Reid, the minutes of the regular meeting of August 27, 1974 be approved. Carried by unanimous vote. City Clerk Campbell reported the minutes of the adjourned meeting of August 27, held on August 28, were not ready for approval. PRESENTATIONS AND PROCLAMATIONS - None. MAYOR'S APPOINTMENTS - None. ORAL COMMUNICATIONS - None. ADOPTION OF RESOLUTIONS Moved by Camacho, seconded by Reid, these resolutions be presented to Council by title only. Carried by unanimous vote. RESOLUTION NO. 11,577, "RESOLUTION AUTHORIZING EXECUTION OF JOINT EXERCISE OF POWERS AGREEMENT CREATING A STRIKE FORCE -ROBBERY." Moved by Camacho, seconded by Reid, Resolution No. 11,577 be adopted. Carried by unanimous vote. RESOLUTION NO. 11,578, "RESOLUTION AUTHORIZING EXECUTION OF AGREEMENT TO PURCHASE TAX DEEDED LAND." Moved by Reid, seconded by Camacho, Resolution No. 11,578 be adopted. Carried by unanimous vote. REPORT OF CITY ATTORNEY - None. APPROVAL OF BILLS BILLS AUDITED BY THE FINANCE COMMITTEE were presented: General Fund $ 8,035.55 Traffic Safety 519.28 Park 1,221.62 Retirement 19,109.98 Trust & Agency 889.00 Revenue Sharing Fund 5,428.85 Sewer 203.89 Redevelopment -Bonita Center 2,000.00 Total $37,408.17 9/3/74 30 Moved by Camacho, seconded by Reid, these bills drawn. Carried by the following vote, to -wit: Pinson, Reid, Morgan. Nays: None. REFERRALS be paid and warrants Ayes: Camacho, Dalla, The Assistant City Manager's memo concerning EXTENDED WORK DAY stating a study was made relative to keeping the City officies open until 6:00 p.m. and that the matter should be part of negotiations with the employees was presented. Moved by Pinson, seconded by Camacho, this be tabled until the negotiations next year. Carried by unanimous vote. Building and Housing Director's memo relative to time extension on construction of the KIMBALL PARK RECREATION BUILDING, stating that work was seriously impeded or entirely stopped on this project due to strikes, etc.; a delay of 73 days resulted and attaching Section B-34 of the General Provisions (Engineering Specification 785) covering this work was presented. There was discussion relative to the strike by the cement drivers and whether or not some type of work could be going on whether cement is involved or not; certainly some work could be done on the inside of the building. Moved by Pinson, seconded by Reid, this be denied. There was discussion in regard to granting a day's exten- sion for every day of the strike and the contractor by letter to the City Manager state the number of days required to finish the project; that the City Manager contact the contractor and bring a report to Council; Council should not make it too difficult for the contractor; it would be to the City's advantage to try and work with the contrac- tors; that Building and Housing and Engineering and all the parties concerned with that building on the cause of the delays; and the report include the time from when the contractor got the permit, how long it took to get it, how long the plan check took, who held him up, right down the line. Motion and second withdrawn. Moved by Pinson, seconded by Reid, to refer this to the City Manager to give the Council a full report on this in two weeks. Carried by unanimous vote. The Planning Director's memo regarding BUILDING PERMIT APPLICATION OF CONRAD T. PREBYS for 15-unit apartment project at 1206-1208 East Second Street (where density was lowered recently)and listing four remedies [a change in the law, a change in the General Plan, a zone variance, or delay of the project until Ordinance No. 1436 expires (with no assur- ance that further regulations wouldn't restore limitations)] available to Mr. Prebys and stating that at this point there is no administrative or interpretive action that would help his case was presented. Moved by Pinson, this be filed. CONRAD T. PREBYS, 5847 El Cajon Boulevard, San Diego, was present and said his purpose is probably more emotional than rational; this has been discussed before; he would like to be sure Council is aware of all the facts and asked Council if everyone read his letter? Mayor Morgan said that is on the agenda. Mr. Prebys said he purchased this property with the intent of building 15 units; he went for a building permit and he talked with Mr. Gerschler; he worked out his financing; he was never notified that all of a sudden there was an emergency session of the City Council and no longer could he build 15 units; he can only build one dwelling on a 23,000 sq. ft. lot; this may be legal but it does not seem right; he has a considerable amount of money invested; it was his understanding that a 10-day notice is required by the Planning Commission to give people time to react to such action, however, Mr. Gerschler advises him that Section 65858 says the City Council can act without any notice at all on an emergency ordinance; he does not understand what theemergency was and why this was so crucial; he could have picked up this permit, had he been in- formed there was going to be a meeting in this regard, he could have picked up that permit within 5 or 10 minutes the next day; he under- stood there was a builder present at the meeting that night and the extension was made until noon the following day to allow that builder to be able to pick up his permit; and asked if there was any way he could get any help? Mayor Morgan suggested Mr. Prebys work through 9/3/74 31 channels and get this through on the next General Plan change (in October). Planning Director Gerschler said he has met with Mr. Prebys, discussed the problem and explained the remedies; there were four possible remedies; there is nothing Council can do until Mr. Prebys makes an application for one of the four remedies available to him; there is no way Council could change the situation tonight; the four choices have been explained to him; they have urged him to consult his own counsel if he wishes to proceed; he can file for a variance, a change in the General Plan; he can make a formal request to the City Council for an amendment to the urgency ordinance; or he can wait for the expiration of the urgency ordinance and see what happens at that time; he will have to make the first move. Mr. Prebys asked Mr. Ger- schler approximately how long would it take to apply for a variance? Mr. Gerschler said approximately one month. City Attorney McLean asked Mr. Prebys if he had a copy of Mr. Gerschler's letter? these options are explained...Mr. Prebys said he had a copy. Ordered filed by unanimous vote. HEARINGS The City Attorney recommended the Weed Abatement hearing be held first. Mayor Morgan ordered the Weed Abatement hearing be held before the Joint Public Hearing with the Redevelopment Agency. The WEED ABATEMENT hearing was held at this time. The Fire Chief's report on the Weed Abatement Program for 1974 was presented. City Clerk Campbell stated the Affidavit of Mailing Notice of Assessment is on file; a letter was received in today's mail, copies of which were distributed at pre -Council meeting. City Attorney McLean asked the City Clerk to read the letter into the record. City Clerk Campbell said the letter is in response to a bill sent to William Watson of Independence, Missouri; the letter is signed by Mrs. H. Watson Laudier; "I replied to your original notice concerning the weed control program for the lot my father had owned in National City. I advised you that he, William Watson, died in 1935 and that he had ndtmade a will. My sisters and I carried the taxes until 1973 but our brother would not sign a quit claim deed to make it possible to have it probated. In December of 1973 when the taxes were again due I returned the tax bill and explained that we were no longer able to pay the taxes and that it would have to revert to the State, to be sold for the taxes. This Spring a notice came from Mr. Jones there in National City stating that this lot was being posted for public sale and would be sold unless we reclaimed it by paying the taxes. This we could not do and we received no further word from there. I suggest that you check the Real Estate Tax record to locate the present owners. I regret that we had to lose this property after paying several thousand dollars on it for taxes and improvement and having no returns from it." City Clerk Campbell said this was the only communication received in this regard. WILLIAM C. WRIGHT, Fire Marshal, was present and said the Weed Abatement Program of 1974 started the end of May and concluded the middle or end of August; the contractor's expense was $1,715, mailing expense was $51.20, administration charges were $154.00 for a total of $1,920.20; they contacted approximately 681 citizens within the City regarding the fire hazards on their property; all of them worked with us, with the exception of the 22 lots that were cleaned by the weed abatement con- tractor. City Attorney McLean said on the Council Agenda, there is a 2-page attachment describing 22 parcels of property on which the City performed abatement work which shows a charge for abatement, a charge for administration and a total charge, and asked if these are the 22 parcels the City cleaned. Fire Marshal Wright said that is right; the contractor did in fact do the work described on each of those lots; he is satisfied that the charges reflected are correct for each of the parcels. No one was present in this regard. City Attorney McLean said if there are no objections, it would be appropriate to close the hearing and confirm the assessments. Moved by Camacho, seconded by Pinson, the hearing be closed and Council confirm the assessment. Carried by unanimous vote. 9/3/74 32 Mayor Morgan asked the Executive Director of the Redevelopment Agency to call the meeting to order for the Redevelopment Agency. Executive Director Merrell L Watts called the adjourned regular meeting of the Redevelopment Agency of the City of National City to order at 7:50 p.m. ROLL CALL of Redevelopment Agency Agency members present: Camacho, Dalla, Pinson, Reid, Morgan. Absent: None. ROLL CALL of City Council Council members present: Camacho, Dalla, Pinson, Reid, Morgan. Absent: None. The JOINT PUBLIC HEARING WITH THE REDEVELOPMENT AGENCY to consider adopting a REDEVELOPMENT PLAN and a RELOCATION PROGRAM for the BONITA PLAZA REDEVELOPMENT PROJECT was held at this time. City Clerk Campbell stated the Notice of Publication was on file. City Attorney McLean said we are now ready to proceed with the public hearing to consider the adoption of the Redevelopment Plan for what is known as the Bonita Center Plaza; since there are people who are interested in expressing their views concerning the adoption of the Redevelopment Project for this area, it is proposed that those individuals be heard following the report of the Director; the Director will report describing the plan, after which those opposed to the adoption of the plan will be asked to express their views; following any opposition or opinions concerning the plan, anyone wishing to speak in favor of the plan will be invited to come forward and be heard; it is hoped that repetition of views can be avoided and those here represented by groups, for whom a spokesman has been appointed, will allow the spokesman to express the views of the group --that the individual members of the group will restrain them- selves from simply repeating what their spokesman has said; if they do want the record to reflect their support of the position of the group, that would be reflected by coming forward, identifying themselves, and simply stating for the record that they do support the opinions ex- pressed by some prior spokesman; it is desired that those who give testimony in the public hearing will be sworn in as witnesses; there- fore those persons who are desirous of expressing their views in this hearing as witnesses, should come forward at this time and state their name and their address, one at a time so the court reporter can record, after which the City Clerk will administer the oath. The following persons were present and stated they wished to testify: JAMES E. MILLER, Attorney, Room 2007, Union Bank Building, 525 "B" Street, San Diego, attorney for the Sweetwater Valley Civic Association (Mr. Miller made a point of parlimentary inquiry, saying he assumed Mr. McLean's admonitions also apply to those members of the City Council and the Redevelopment Agency who will also presumably speak or might be called upon to speak in connection with this hearing. City Attorney McLean said the members of the Agency will not be witnesses although they may be called on as legislators they will not be sworn in. Executive Director Watts is ready to be sworn in now.); SHARON REID, Executive Assistant to and speaking for Supervisor Jack Walsh, County of San Diego, 1600 Pacific Highway, San Diego; EDWARD CRAMER, 3732 Putter Drive, County of San Diego; PETER XANDER, 1845 East 16th Street, National City; THOMAS R. HARDIN, 3628 Putter Drive, Bonita; GENE A. MARTIN, 3751 Putter Drive, Bonita, and President of the Sweetwater Valley Civic Association; MRS. WILLIAM A. SPIES, JR., resident of Bonita (Box 156, Bonita), Vice President Sweetwater Valley Civic Asso- ciation; PETER WATRY, JR., 81 Second Avenue, Chula Vista; TERRENCE E. COMERFORD, Blyth Eastman Dillon & Co., Financial Consultants, 555 California Street, San Francisco; MERRELL WATTS, 1714 East 17th Street, National City. Those persons who identified themselves as witnesses, 9/3/74 33 raised their right hands and City Clerk Campbell administered the oath. City Attorney McLean inquired about written communications concerning this hearing. Executive Director Watts said he would list all letters and communications addressed to the Agency and City Council in this regard that were received in the past week and a half: Petition for Writ of Mandate filed by the Sweetwater Valley Civic Association, et al, filed August 16, 1974 (Document No. 54204). Letter from the Superintendent of the Chula Vista City School District, dated August 30, 1974 (Document No. 54205 -- copy attached). Letter from San Diego Coast Regional Commission, dated August 19, 1974 (Document No. 54206 -- copy attached). Letter from the Metropolitan Water District, dated August 8, 1974 (Document No. 54207 -- copy attached). Letter from Mr. and Mrs. Robert Hale, dated August 31, 1974 (Document No. 54208 -- copy attached). Letter from the Sweetwater Valley Civic Association, dated September 1, 1974 (Document No. 54209 -- copy attached). Communication from Peter J. Watry, Jr., dated September 3, 1974 (Document No. 54210 -- copy attached). Previous communication from Supervisor Jack Walsh, dated July 26, 1974 (Document No. 54213 -- copy attached). Mr. Watts said Council has received copies of all these items. MR. MILLER asked the City Clerk to check her file; he had delivered before 5:00 a written communication from his office. City Clerk Campbell said this morning a 4-page letter was received, signed by Gene A. Martin, President, Sweetwater Valley Civic Association; she will be happy to read this if desired. City Attorney McLean asked if this is the communication Mr. Miller is referring to? City Clerk Campbell said at 2:00 p.m. this afternoon, a communication was received from Peter J. Watry, Jr. requesting permission to present attached comments relative to certain deficiencies in the Final EIR for Bonita Plaza at the scheduled meeting of the Redevelopment Agency/City Council of this date, September 3, 1974. Mayor Morgan said Council has copies of these communications and they have been read into the record. (Mr. Miller gave a copy of his letter to the City Clerk.) City Clerk Campbell said she now has the letter signed by Mr. Miller, addressed to the Redevelopment Agency and the City Council; does Council have copies of that? (several answered no.) City Clerk Campbell read the letter signed by James E. Miller, Crake, Ward, Whittemore, Aguirre & Seiden- wurm, Attorneys at Law (Document No. 54211), stating that firm represents the Sweetwater Valley Civic Association and other persons and are herewith filing objections to the adoption or proceedings pursuant to the Community Redevelopment Law for the development of Bonita Plaza; the EIR failed to solicit comments from a local agency affected by the proposed project, Chula Vista Elementary School District no evidence of blight has been presented; the benefits of the project have been substantially overstated; the shift of retail sales will cause a hardship for the businessmen in South Bay Plaza. Mr. Miller said a copy of this letter along with the first amended mandate petition, according to his information, was delivered to the City Clerk this afternoon before 5:00 p.m. (Mr. Miller gave the City Clerk copies of the petitions: first amended writ of mandate and writ of mandate.) Executive Director Watts said the Redevelopment Plan (Document No. 54212) considered this evening is for 129 plus acres located in the southeast quadrant located at the intersection of Freeway 805 and State Highway Route 54; the redevelopment plan covers all of the property located 9/3/74 34 within the City limits of National City together with approximately 15 acres located in the unincorporated area of San Diego County and about two and a half acres located within the City limits of the City of Chula Vista; the redevelopment plan that is being considered this evening includes the areas within the County and the City of Chula Vista because, in the opinion of the staff, this entire area should be designed as an integrated parcel; it is felt that to limit this plan to the City limits of National City would leave some property land- locked; as a result of the construction of the freeways, they would not be accessible from the other political jurisdictions; there are several major land use categories which are provided for by this plan; the first is approximately 53 acres in a regional shopping center; this regional shopping center would have two or three major department stores together with and enclosed in an air conditioned and heated mall; it is envisioned there will be two levels and the area would be developed by one major developer who would be responsible for his own leasing pro- gram; the second category is a commercial convenience center which is approximately 15 acres in size; this would provide for the sale of convenience goods and personal services; an open space green belt area of about 24 acres would be provided adjacent to 1-805; this open space would serve the dual purpose of being a flood control channel; build- ings would be prohibited in this area by the plan; an active recreational facility would be provided if this plan is adopted and subsequently implemented; a fourth major land use category is 16 acres devoted to a neighborhood center; this center would include a super- market and major drug store; a fifth major category would be highway commercial offices of about 9 acres; this area would provide for transient lodging, eating, recreational facilities; it would also permit professional offices and financial institutions to locate in this use district; about 9 or 10 acres of the area would be devoted to public streets; a feature of the redevelopment plan being considered is that the municipal fire station, public transportation accommoda- tions and terminal facilities and banks and financial institutions would be permitted in any combination in any of the use districts except for the open space area. Mr. Watts said the plan would prohibit certain uses including noxious or objectionable uses which in the determination of the agency cause objectionable noise, odor, dust, fumes, smoke, vibration, etc.; it would also include other hazardous uses which in the opinion of the agency are objectionable by reason of their adverse effects on adjoining property; it would prohibit permanent residential facilities City Attorney McLean said Mr. Watts has been referring to a transparency displayed to the audience by an overhead projector and asked Mr. Watts to give the title of the transparency. Mr. Watts said it is a transparency of the land use plan Plat No. 1 which is an Exhibit incorporated and has become a part of the Redevel- opment Plan that is being considered. Mr. Watts said the next item relates to the expense of public participation in this project; it is envisioned that the Agency will purchase all such real estate as is necessary for public improvements, such as streets, open space, fire station, and any other public facility that is deemed necessary for the plan development; the public would be responsible for the relocation of two major sewers which transect this site; the Redevelopment Agency would be responsible for the provision of public facilities and utilities within the project area and beyond the project area to the extent that the Agency deems advisable; this redevelopment plan would cause the project developer to make land available for public transit facilities and terminals; this plan would cause a fire station to be constructed either within the project or at a location convenient to serve the southeast portion of the City of National City; based upon information provided by the Agency's civil engineers, Rick Engineering Company, and the Agency's knowledge of experience in real estate values, we estimate the public expenditure could be as high as five to five and a half million dollars; this is based upon the unknown as to when the funds would be expended and how inflation might affect this; this estimate does include approximately 9/3/74 35 $80,000 to be paid to California -American Water Company for a new water system; approximately $31,000 for underground telephone to be paid to Pacific Telephone and Telegraph and an estimated amount of $151,000 for certain gas and power facilities to San Diego Gas and Electric; the participation by the private sector of this project is that the devel- oper will construct the buildings and make all on -site improvements including filling and grading of the site. Mr. Watts said there would be no public participation in these activities; the financing for the public participation in this project is anticipated to be realized from issuance of tax allocation, or tax increment, bonds as provided by State statute; the security for the sale of these bonds is the real property taxes paid for by the private developer within the project boundary only; these bonds are not an obligation to the City; taxpayers and businesses of National City do not pay for these bonds --only real property tax revenue realized within the boundaries of the redevelop- ment project are security for this form of finance; some of the objectives of the redevelopment plan include creating a sound and diversified economic base for the community, creating employment opportunities, providing underground utilities, attracting private investors and thereby improving the Cityvs economic health employment opportunities and tax base, achieving a high level of concern for architecture and urban design principles, elevate the site, construct the dual purpose open space facility, provide needed fire station facilities, create tax revenues for the City, provide needed public improvements such as public transit facilities, provide a better street system in the area and to promote reasonable boundaries among the adjoining political jurisdictions. Mr. Watts continued Council has received a report to accompany the Redevelopment Plan and that report will become a part of the record of this public hearing; he would refer to parts of that report at this time. City Attorney McLean said that is a document entitled, "Report to Accompany the Redevelopment Plan for the Bonita Plaza Redevelopment Project," as submitted by the Redevelopment Agency of the City of National City to the City Council of National, California, containing in addition to the contents of the report a list of Exhibits which are Exhibits A through Q. Mr. Watts said that is correct; the report is dated August 1974. City Attorney McLean asked if every member of the Redevelopment Agency and the City Council has previously had a copy of that report delivered to them? Mr. Watts said yes, they have; the topic of this report he will discuss is, "the selection of the area;" at the request of the principal property owner in the site, the City Council designated the study area. Mr. Watts read a letter to the City Council dated October 31, 1973 (Document No. 52323) from the principal property owner, the Koenig Corporation, requesting the property at the southeast quadrant of Interstate 805 and Sweetwater Road and the immediate adjacent areas be designated as a survey area to study satisfactory corrective measures to reverse the trend of blighted conditions and promote sound development of the property in the public interest. Executive Director Watts stated part of the report accompanying the redevelopment plan is a report of the findings of conditions existing in the area, based on the provisions of the Health and Safety Code, Sections 33031, 33037 and 33352; there are various easements on the real property. City Attorney McLean asked Mr. Watts to describe the transparency being displayed. Mr. Watts said this is an Illustrative Site Plan, Map No. 4, which is an exhibit to the redevelopment plan which is being considered; this is a concep- tual approach as to how buildings could be located on the property; it is not represented to be the precise locations. City Attorney McLean asked the Executive Director to identify the next transparency. Mr. Watts said this transparency is an exhibit, Exhibit C, to the report to the City Council accompanying the redevelopment plan; this exhibit is part of the report; this exhibit demonstrates among other things some of the encumbrances to the title of the real estate; the light blue lines near the perimeter of the property indicate the limits of the 100-year flood; nearly all the 129 acres would be subject to 9/3/74 36 inundation during the 100-year storm; the bright color indicates drainage easements; the light orange running through the center of the site is a 40-ft. pipeline easement; the orange over to the right indi- cates road and utility easements; the light brown meandering line on the left side of the plat map indicates the location of a sewer easement. the blue line immediately to the right of the sewer easement indicates the established centerline of the Sweetwater River; there are other easements indicated on the map; in addition to the easements he iden- tified, there are several floating or blanket easements which either restrict or prohibit the development of the property. Mr. Watts said a soils report was prepared by the firm of Moore and Tabor, Consulting Engineers and Geologists, stating that the soils consist of alluvial flood plain sediments consisting of lenticular interbedded layers of highly compressible silts, silty sands and clays underlain by dense sand and gravel deposits; since the native soils at the surface are highly compressible and the water table is near the surface, the area must be filled with selected soils materials to elevate the site out of the flood plain and provide foundations for the proposed project; this silts condition must be corrected before the area can be developed. Mr. Watts continued the existing golf course is approximately 103 acres in size; acceptable standards for a modern designed 18-hole golf course is between 140 and 180 acres; this land provides for a golf course of less than modern standards for an 18-hole course; the area is subject to inundation from time to time; the City of National City, the City of Chula Vista, and the County of San Diego have each identified the areas within their jurisdiction as being in a flood zone; this condition requires correction before the area can be developed and improved; the City Engineering department has indicated the possibility of a rupture in the major sewer line meandering through the property during a storm and had indicated this could be a real and apparent danger to public health and suggested the sewer needs be relocated as a possible corrective measure. Mr. Watts asked to have the first transparency returned to the pro- jector and displayed. Mr. Ballard pointed out the westerly city limits of National City. Mr. Watts said the area on the extreme south of that line (the line being traced by Mr. Ballard on the transparency) is in the City of Chula Vista. Mr. Watts said the remainder of the property to the north of Chula Vista and to the west of the City limits of the City of National City are in the unincorporated area of San Diego; about 17 acres of land in this area do not enjoy access across property that is within the political jurisdiction within which the property lays; due to the construction of 1-805, Chula Vista cannot provide the municipal service to this 2-1/2 acres within their City; due to the construction of the freeway, the only access to the County land is either to cross property owned by the Koenig Corporation or up a proposed flood control channel underneath Freeway 805; this is one of the reasons the plan incorporates the total 129 acres because about 17 acres cannot be properly served by the political jurisdiction within which they lay. Mr. Watts said after examining the condition of land values within the area, they arrived at the following conclusions: the total valuation within the area, based upon the year 1973-74 was $85,125; the assessed value of the land only, exclusive of improvements, is $62,625; when this assessed valuation was compared to an acre of land in National City, pursuant to the 1973-74 valuation, an average acre in National City of land only was valued at $1,280, while in the project area it was valued at $734--significantly a lessor evaluation; there is an existing redevelopment project area in National City, the E. J. Christ- man Business and Industrial Park; this was compared with the assessed value of the land only prior to the beginning of the redevelopment project with land value in this subject area; the assessed value in the Christman project is based upon 1969-70 values not 1973-74; in the Bonita Plaza Center areathe average assessed value was $540 per acre -- the Christman project area is $7,000 per acre; this site is not return- ing adequate tax revenue to the City to provide for the necessary public 9/3/74 37 and municipal services which are required. Mr. Watts continued an independent laboratory, the American Testing Institute, Convoy Court, San Diego, prepared a report on certain con- ditions they found in August of 1974; this report indicates there is considerable salt water intrusion into the wells underneath this property; the owners of the property have utilized water from wells rather than purchasing water elsewhere, in an effort to hold down operating expenses; it is apparent that this is very short lived; American Testing Institute reports the ,salt water level is in excess of acceptable levels for vegetation; there is a high chloride content which makes the water unacceptable for irrigation; they reported approximately 12% of the silver dollar eucalyptus trees are dying and 25% of the narrow -leaf eucalyptus trees are dying; they attribute this condition to the deficiencies in ground water; a report from property owners indicate that changing conditions in the area have adversely affected the economic feasibility of the golf course operation; note was taken of this; also noted was a section in the State law, Section 33034, relating to unproductive conditions of land; it was previously stated that most of the property is in the flood plain; the zoning on the property within the City of National City requires conditional use permit which gives the City an opportunity to examine the corrective measures any developer would have to take to raise the property out of the flood plain before it could be developed; this also contributes to the unproductive condition of the land. Mr. Watts summarized the findings the staff has made; they find condi- tions exist in the area which are characteristic of a blighted area as provided in the California Health and Safety Code; the area is charac- terized by faulty planning, depreciated value, impaired investments, inadequate tax receipts, and an unproductive condition of land; these conditions exist in sufficient magnitude as to constitute a liability to the community to an extent requiring redevelopment in the interest of the health and safety to the general welfare of the people of the community and of the state; the conformance of this land use plan proposal with the General Plan of National City, the General Plan of Chula Vista, and the General Plan of San Diego County has been deter- mined by each appropriate planning jurisdiction; a report from the Planning Department of the City of National City, dated August 14, 1974, reported that at a meeting of the National City Planning Com- mission the motion "the redevelopment plan as submitted by the Redevelopment Agency is in conformity with the National City General Plan as approved and including all conditions," carried by unanimous vote (all members present). Mr. Watts read from the concluding para- graph of a letter, dated July 31, 1974, from the Planning Department of the City of Chula Vista, "...it is my finding that the overall Bonita Plaza Redevelopment project including the regional shopping center, convenience center, neighborhood center and highway commercial offices does not conform to the land use, open space and conservation elements of the Chula Vista General Plan. Most of the areas covered by the Environmental Impact Reort is not, however, within the juris- diction of the City of Chula Vista. That portion which is within the City of Chula Vista is designated as a grass lined open channel and therefore conforms to our General Plan and its various elements." Mr. Watts read the concluding paragraph of a letter dated August 22, 1974, from the Planning Department, County of San Diego, "In view of the foregoing, this Department finds that the portion of the Bonita Plaza Redevelopment Project falling within the unincorporated area of San Diego County is consistent with the San Diego County General Plan. A major consideration of this finding is based upon the need for adequate flood protectIon measures for a commercial undertaking of this magnitude. This finding of consistency in no manner is intended to represent an endorsement of the entire project, which in fact is not consistent with the County's Plan, but only to find that the 15- acre parcel located within the unincorporated portion of the County is in conformance with the County General Plan." 9/3/74 38 Mr. Watts continued the National City Planning Commission recommended to the City Council, at the time the Commission considered the rede- velopment plan, that Council direct the Redevelopment Agency (if they adopt this plan) to arrange for outside professional assistance in preparing design criteria for review of architecture, landscaping and sign control for the project and to serve as guidelines for review of developer's plans when they request building permits; an Environmental Impact Report on this project has been approved by the Redevelopment Agency in its final form; that report has been transmitted to the City Council and the Redevelopment Plan discusses the Environmental Impact Report and measures recommended therein in two categories; the first category is the redevelopment plan with certain mitigating measures which will be implemented if this project is approved; secondly, it states that those mitigating measures which are immediately beyond the authority of the agency to take today are nevertheless recognized as being desirable mitigating measures and the plan states that to the fullest extent possible those mitigating measures will be implemented. Mr. Watts said the California Redevelopment Law contemplates that if a plan is approved for a project the City Council also contemplates the feasibility of relocation; relocation envisioned there will be some displacement of persons, families, individuals and/or businesses from the project area; it is almost impossible that there would be any dis- placement as a result of this project; nevertheless the Redevelopment Program has been drafted (and it is before Council) and states that should there be any displacement, the Agency would follow the State law provisions regarding making relocation services available to anyone displaced. TERRENCE E. COMERFORD, First Vice President, Blyth Eastman and Dillon, was present and said his company has been employed by the National City Redevelopment Agency to review the various items that are normal for their company to look at in determining financing feasibility; this included the EIR of the proposed Redevelopment Plan draft, agreements with developers, projections of costs expected to be incurred by the Agency and projections of private sector development; the bonds Mr. Watts referred to, tax allocation or tax increment bonds, are bonds payable from taxes received from the increase in assessed valuation which results from redevelopment within a project area; this particular type of financing was approved by constitutional amendment and was first used by the City of Sacramento in 1956; since then some $250 million in this type of financing have been successfully used and bonds raised in that par value for a number of projects in California and neighboring states; the plan in Section F.2 describes the financing contemplated, contains necessary language required by Community Devel- opment law for the allocation of taxes between existing taxing entities and the Agency and determines that the Agency may use such monies to repay indebtedness incurred in project development; the estimated cost today is in the neighborhood five and one half million dollars, as indicated by Mr. Watts, in terms of public monies. This in turn results in funding of interest, bond issuance cost and expenses of that nature; in his report he indicated a bond issuance of perhaps seven and one half million dollars or more; under existing expectations of private sector development --that is development that would produce some $40 million of new values of tax revenues --that is the increase in tax to be received in excess of $1.3 million would produce revenue that would support a bond issue under several alternatives in terms of rate and in terms of maturities well in excess of the expected cost to the Agency; it is their conclusion this project would be feasible from a financing standpoint given the assumptions and costs that were pre- sented to them. Executive Director Watts said for the record he would like to again list the several written communications received to be made a part of the record of this hearing; the petition for Writ of Mandate filed by the Sweetwater Valley Civic Association, a letter from the Superinten- dent of the Chula Vista City School District, letter dated -August 19, 9/3/74 39 1974, from the San Diego Coast Regional Commission, letter from the Metropolitan Water District, letter dated August 31, from Mr. and Mrs. Hale, letter dated September 1 from the Sweetwater Valley Civic Association, letter dated today from Mr. Peter J. Watry, Jr., letter dated July 26 from Supervisor Jack Walsh, and a letter received today from Mr. Miller, attorney for the Sweetwater Valley Civic Association. City Attorney McLean recommended a lO-minute recess requested by the Court Reporter. Mayor Morgan called a 1O-minute recess at 8:46 p.m. Mayor Morgan called the meeting back to order at 8:55 p.m. ROLL CALL of City Council Council members present: Camacho, Dalla, Pinson, Reid, Morgan. Absent: None. ROLL CALL of Redevelopment Agency Agency members present: Camacho, Dalia, Pinson, Reid, Morgan. Absent: None. Mr. Watts said based upon the information presented, it is recommended 1. the Council introduce an ordinance for first reading to adopt the Redevelopment Plan, 2. that subsequent to introduction of an ordinance the Redevelopment Agency adopt a Relocation Plan for the Bonita Redevelopment Project by adopting the resolution provided, and 3. the Council and Agency take under advisement the matter of how best to achieve a high level of quality private development and for review of private development plans. City Attorney McLean said those in the audience who wish to speak in opposition to the points presented could be heard; it is requested those desiring to speak state their names, addresses and make their remarks as brief as possible; if there are people present who speak for groups, that they speak first to avoid as much unnecessary repeti- tion as possible. GENE MARTIN, 3751 Putter Place, was present and said he was President of the Sweetwater Valley Civic Association; in 1970 the California Legislature passed the Environmental Quality Act for the purpose of providing all the people of this State with clean water and air, enjoyment of the aesthetic, natural, scenic and historic environment and freedom from excessive noise; the proposed project violates every policy of this act; there are six warnings made in the EIR that point out traffic congestion, the site is too far from National City to be a community focal point and that the removal of the golf course would disrupt social ties; the proposed project would adversely affect living conditions in the area; he feels the Council should consider an alter- native to this plan for development and possibly have no project at all. This project lies within the political jurisdiction of National City, it is geographically located within the Sweetwater Valley Com- munity of Bonita. As the community affected, they object to the danger to their health, safety and welfare, to the loss of peace. There was no thought given to the safety of the children as they go to school with the increase of traffic. The value of their homes will be affected creating an economic hardship on the community. Their com- munity has not been consulted regarding this project by the City of National City. The adoption of this plan violates the adopted flood plain policy of the Comprehensive Planning Organization of which National City is a member. The Redevelopment Agency has termed a beautiful green prosperous golf course a "blighted" area; the use of tax funds for such a development constitutes a gift to the developers; there will be discrimination against other developers and subdividers who are required to install and dedicate streets at no cost to the City. He felt the funds could better be spent to improve the current City 9/3/74 40 center and the South Bay Plaza...City Attorney McLean pointed out to Mr. Martin that his letter of September 1 (which he is reading) has been made a part of the record. Mr. Martin said fine; he has a couple of other comments. Mayor Morgan reminded the other speakers that if they have a letter on file, it has been duplicated and given to each Councilman and every word of it will be in the record. Mr. Martin continued this golf course has been in operation for over 18 years; it must be a financial success to have remained in operation for that length of time. Prior to the taking of a portion of the golf course land for 1-805, the California Golfers Association rated this golf course as par 67; after this land was taken and after compensatory property was provided to the Koenig Corporation to provide the holes that were removed, the Golfers Association again rated this golf course at 67; this would indicate there is no loss. There are five acres that could be used to extend the golf course. There has always been water on this golf course; these water hazards are accounted for in the golfing rules. The property that Caltrans took for 1-805 went at $5,000 an acre; this figure was based on the current land use which was recreational-agricultural)not the zoned use. At the Army Corps of Engineers hearing, it was stated that the flood control channel would cause the salt water intrusion to revert back beyond Edgemere Avenue. He has been watching the golf course for a number of years and he feels the trees might be dying because they have not been watered for some- time. The environment of this proposed project will not affect anyone in National City, except possibly the traffic generated. The Associa- tion would have liked to have had the opportunity to sit down with Council to discuss this project --given an opportunity to work out solutions. MRS. WILLIAM A. SPIES, JR., Vice President of the Sweetwater Valley Civic Association, was present and said in 1966 a General Plan was prepared for National City by Karl Baruth. This program stated there were "many blighted areas in the City and redevelopment of these areas should be undertaken. Consideration should be given to the preserva- tion of open space (she was quoting). The Sweetwater Valley bottom land is best suited to open space use such as golf course due to flooding and drainage problems associated with it. A City-wide tree planting and beautification plan should be prepared and implemented for all the major streets, as well as parks. There is a need for more parks and accessible recreation areas. There should be a protection of residential areas from encroachment of incompatible uses." No consideration is being given to adverse environmental impacts outside the City due to this proposed project; the City of National City has now approved a new General Plan, prepared by Duncan & Jones; eight years have passed and many of the adverse conditions which existed then still have not been corrected. This plan would destroy many trees and shrubs to clear the land for this project. Owen Menard and Associates who prepared the EIR on the Bonita Plaza completely discount the danger of building on alluvial soils, yet Duncan and Jones state that due to seismic hazards and possible slippage of alluvial soil and ground shaking, public facilities should not be built on or near seismic fault traces; these are two documents, both accepted and approved by the City to be used as guidelines, and are opposed to each other. The new National City General Plan states that the City Police Department is below par and understaffed and should be brought up to FBI standards; fire protection services are inadequate, the department is understaffed and lacking in sufficient equipment at the present time; facilities for both entitites are inadequate. In view of this, it would seem that the elected officials of this City have a duty and responsibility to the citizens to use redevelopment funds to upgrade the city. Mayor Morgan pointed out the number of parks in the City of National City and asked Mrs. Spies how many parks are provided for the people of Bonita? Mrs. Spies said that is not the point. PETER XANDER, 1845 East 16th Street, National City was present and said according to studied land use in San Diego County, National City 9/3/74 41 has the lowest amount of parks than any city in the County of San Diego. He has gone on record in the past as being opposed to the Bonita Plaza Shopping Center project as he is this evening; the proposed project is being investigated by the California Attorney General's office as the entire project and proceedings are the object of a lawsuit. Council is rushing to approve this project and begin construction before January 1, 1975, so they will not be required to obtain/Mn tRe Envrionmental Protection Agency (which will not approve this project due to traffic and other problems). It is negligent on the part of this Council to deceive the public on this matter and ignore the many critical effects. If Council believes there will be no problems created by this project, he would challenge Council to wait until the Environmental Protection Agency has an opportunity to review this project. If it is well de- signed, there is nothing to fear. Council is engaged in a railroad job; if Council insists on jamming the project through he intends to start a referendum drive to stop the Council before they make reckless decisions and allow the citizens of National City to decide the issue at a special election. EDWARD CRAMER, 3732 Putter Drive, was present and said he recently saw an article in the newspaper concerning this evolution; he is trying to understand the law concerned with redevelopment and blight, he wrote to some of his representatives. (Mr. Cramer asked that the Exhibit C transparency be shown again.) Mr. Cramer said as he understands the blighting situation, he thinks the City Attorney was quoted in the newspaper as...Mayor Morgan said the City has no control over what is printed in the papers; we are not here to discuss the newspaper. Mr. Cramer said depreciated property value exists due to faulty planning --he has yet to see any explanation of faulty planning having been exhibited. And the economic deterioration, as he looks at land values, he cannot understand this. He tried to understand how adjacent areas are being affected; he can find only one area that is contiguous or adjacent to this development; that is the Putter Drive, Bonita Mesa area to the east; their property line is adjacent to the development. On all other properties there is at least a road; a freeway is con- sidered a permanent barrier between two entitites mainly because it does not like a street have an easement down the middle but has land belonging to itself. He is trying to --he keeps hearing this is in the center of National City --he is trying to see how this can be; the greatest portion of this area is adjacent to the Bonita Mesa area; it is the only area that does not have at least a street intervening. It is also downwind and on a plateau above the project. The National City areas that could be considered adjacent to this are certainly not depressed; real estate sales reports indicate most properties in those areas have recently sold for the prices listed; these houses sold for prices which are considered medium priced for National City; this area is neither depressed nor is it becoming deteriorated in any way. There has been discussion regarding fire and police protection to the golf course area; he lives near there and has yet to see a fire truck there. He would like to have a copy of estimate of the amount of cost to the City of National City of police and fire protection provided to this area as stated as opposed to other areas of the same zoning; he feels that neither the firenor police protection expended in that area is anywhere near disproportionate to the property tax in that area. He asked if the recent long range plan adopted by the City Council will state that the police force is approximately 30% below norm and it is going to take on the additional responsibility for theft, vandalism, etc. in this area; that will begin as soon as the workers and building begins in that area. Where is the revenue coming to pay that additional protection? there will be no tax revenues from this area until a year after the buildings are there; there will be no income until a year or two after that; that is three or four years away; but the police and fire protection needs are immediate; National City is presently not up to the standards. [Mr. Cramer asked that the first transparency be placed on the screen (Exhibit 1)]. Mr. Cramer said there are cars on the road today that do not meet the 1974 and 1975 standards; they are 9/3/74 42 not junked; there are houses that are not up to the current code standards; they are not torn down; the prospect that the golf course should be destroyed because standard has improved or changed is just a fictitious, factious thing thrown in there and has very little meaning. This Council may be taking actions that may be injurious to people in the future. He spoke to this Council before about the smog situation where he lived before in Los Angeles and in Tokyo; he anticipates being affected very much by the situation. He wrote Wadie Deddeh asking him about the redevelopment law; the letter he received on Friday indicated that the National City Redevelopment Agency cannot include the County of San Diego and the Chula Vista City property in the redevelopment; in the United States government arena in the past three or four years, there have been a lot of people who took action they thought to be correct but, subsequently, the decisions they made have been overruled by the courts or otherwise found to have exceeded their authority and not in fact in accordance with the law. These people are being found to be personally liable for the decisions they made while they were in office; he suggested that each of the City Council members involved in this to look at these things because you will not always be City Councilmen. As long as you are, the City may well be able to protect you for whatever defense you might need. Individuals may become responsible for acts they made while they were acting as public officials and they believed they were correct. He intends to live here for some time and in a criminal situation the statue of limitations (inaudible) with the act. He may not know for five years whether or not the judgment made by this Council hurts him as much as he feels sure it will. If he finds a judge like Douglas, who likes trees he may agree with him (Mr. Cramer). He suggested Council visu- alize themselves as individuals defending their actions tonight some time later. If you are right you have no problem; if you are wrong, he would suggest Council consider very carefully before you go ahead. Mayor Morgan suggested the speakers discuss National City only. SHARON REID, representing Supervisor Jack Walsh, San DieggnqointxpshwAs present and read a letter from Supervisor Walsh (Document RO. 542157) in which he listed his concerns about the adverse regional effects of the proposed project on the Sweetwater Valley area; the Board of Supervisors' action by resolution on July 7, 1974 and his letter of July 26, 1974, reviews for the Council his many concerns; he expressed his doubt about the application of the concept of blight for the Bonita Golf Course land under Code Sections 33031, 33032, 33033 or 33034; it is imperative that government agencies work closely together on areas of mutual concern and since this property is located on the southern- most extremity of National City, acquired through annexation, the impact on the neighboring communities must be taken into consideration; he urged the City Council to consider the concerns of the neighboring community and work toward a mutual solution that would not cause adverse affects; by a copy of this statement, he is passing along his concerns to the Departments of Health, Education and Welfare and Housing and Urban Development; he feels that the abuse of discre- tionary power would serve only to weaken a solid program devised to assist local governments in solving problems caused by truly blighted areas. THOMAS HARDIN, 3628 Putter Drive, Bonita, was present and said he is an adjacent property owner to the proposed project; he read a letter he wrote, dated September 2, to Mr. Paul DeFalco, Regional Adminis- trator, of the Environmental Protection Agency, in San Francisco (Document No. 54214 -- copy attached). Mr. Hardin referred to an article in the San Diego Union dated September 1, 1974, relating to some of the other problems of this proposed center and giving view- points of a local resident as well as a resident of the City of National City. PETER WATRY, 81 Second Avenue, Chula Vista, was present and read a report entitled, "Bonita Plaza E.I.R.," which was previously filed 9/3/74 43 with the City Clerk (Document No. 54210 -- copy attached), listing the deficiencies of the EIR dealing with the economics of the project. Mayor Morgan said it was not necessary that this report be read; the City Clerk has furnished a copy of this report to each Council member and it is a part of the record; every word of this report will be in the record of this hearing. WILBUR AUSTIN (present in the audience) objected saying this is an open hearing and he would like to hear both sides of the arguments; he sat through Mr. Wattsipresentation. City Attorney McLean asked the gentleman to come to the microphone and give his name. WILBUR AUSTIN, 3749 Sarasona Way, Bonita, came to the micro- phone and said he would like to have this document read; this is an open hearing and he would like to hear it. City Attorney McLean advised the Mayor that since the letter has been submitted to the Clerk, it is not necessary for the speaker to read this particular document into the record; any reasonable restraint may be imposed on the discussion such as a time limit within which he may summarize his views. Mayor Morgan asked how long it would take Mr. Watry to read his document? Mr. Watry said not as long as Mr. Watts took. Mayor Morgan pointed out that the Council has other business to act upon tonight; there are people present waiting for Council to act upon items coming up later on in the agenda; he can see no reason why this must be read word for word into the record when it has been filed with the Council and the Redevelopment Agency. Mayor Morgan (at 9:42 p.m.) said he would allow Mr. Watry until 10:00 p.m. to read his document. City Attorney McLean said it is now 18 minutes of ten. Mr. Watry completed the reading of the report. Mayor Morgan called a 10-minute recess at 10:04 p.m. Mayor Morgan called the meeting back to order at 10:14 p.m. ROLL CALL of City Council Council members presest: Camacho, Dalla, Pinson, Reid, Morgan. Absent: None. ROLL CALL of Redevelopment Agency Redevelopment Agency members present: Camacho, Dalla, Pinson, Reid, Morgan. Absent: None. JAMES E. MILLER, Attorney, 4819 Whipporwill Lane, Bonita, was present and said as attorney for the Association he has eight points to make. In a recent article in the San Diego Union there was a review of the work of a series of doctors dealing with the issue of smog control devices; according to that article, the proposed federal regulations encourage the use of catalytic converters as part of exhaust systems; it was pointed out one of the effects of those devices is to have an increase in the amount of sulphuric oxides emitted from cars. In that respect, the conclusions of the EIR on Page 376 as to emission savings is incorrect; he suggested it is also incorrect as to the other emissions for certainly one can envision that if the shopping center is a success the total number of cars would increase. We are all aware that many emission control devices, once they are on a car, does not guarantee they are maintained and used in that respect. He suggested another very serious look at the emission problem as the EIR is certainly not adequate on that and the plan should not be adopted until that is completed. Mr. Watts mentioned the initial design of the Sweetwater outfall as being an area of potential hazard as found by the City Engineer. He suggested that the design features of that out - fall were very carefully considered by very competent hydrologists and engineers of the County Flood Control District. At the time the property was annexed to the City and at all times since it was annexed that has been a known fact. The City walked into that problem with its eyes open; he suggested it is really not a serious condition nor is it a severe condition which would support any kind of a finding of blighted 9/3/74 44 area. The mention of the salt water intrusion reminds him of his four years as County Counsel for Imperial County where salt water intrusion and salt in soil is a matter of significant concern. Since 1948 the Imperial Irrigation District has had a very extensive policy to encourage drainage systems in the farm lands over there. He sug- gested it would be a simple matter to put drain tiles or plastic lines within the areas that are subject to salt water intrusion; these drain tiles would collect the subsurface waters that are injurious, that are seeping in from the ocean and discharge them into an outlet. Certainly this could have been readily ascertained prior to the time of the annexation into the City of National City. Mention is made of the relatively small amount of tax revenue being generated by the present golf course; the people of the State of California adopted a constitu- tional amendment a few years ago which gave special tax aid to golf courses; it was the will of the people of the State, the grass roots, the matter of the reduced revenues over that land than what it would otherwise be if it were not being used for a golf course. He suggested this is a valid consideration and certainly does not --it is a consti- tutionally mandated basis upon which the tax revenues are somewhat reduced; the redevelopment plan mentions the possibility that there would be some easements and other works required downstream for which the Agency would be prepared to pay; he finds nothing in the Redevel- opment Plan which suggests that the Redevelopment Agency stands ready, willing and able to compensate those owners of real property which are lying upstream of the inlet structure of the proposed flood control channel. According to the studies which are in the County Flood Con- trol office as well as other studies available, the effect of the construction of Bonita Plaza will be to substantially increase the potential for periodic inundation of greater areas of land upstream than is now presently the case, thus giving rise to a potential for inverse condemnation which, if the Agencies and City approve would be targets numbers 1 and 2 respectfully. It would seem that the plan is deficient in failing to set forth a consideration for the purchase of upstream flow easements. Also mentioned in the Redevelopment Plan of prospect for an owner -participation agreement and if you go on it may be you will not have an owner participating with you, that it may be necessary to obtain funds for many of the needed improvements which are scheduled for installation by the property owner. It would seem there is a relatively simple situation where there is one property owner. A great deal of time has gone in already; there is no reason why the Redevelopment Agency and the City could not have entered into a conditional owners participation agreement; the shifts in costs as you go on from this point forward which will not be subject to public hearing are such that they are significant and material to the success or failure of the plan as it stands today. Council should be able to make a judgment as to the success of the shopping center if the Koenig Corporation, Barclay, Hollander and Curci or the May Company or any of the co -venturers should pull out of the deal and fail to participate in the substantial costs. According to the plan what would befall the City and the Agency? Those costs are not listed. One of the things this City Council does routinely is to require subdividers to dedicate, free of charge the easements for utilities and for streets; subdivisions are required to improve those streets to City standards at their cost and dedicate the entire street system to the City for maintenance. Likewise the public utilities which are required to service the sub- divisions receive a great many benefits as a result of the ordinances requiring dedication and improvement at the subdivider's expense. There is a unique feature of the redevelopment law which would apply to this circumstance. In effect it gives a rather substantial free bonus to owners of the land as well as to the subdivider, which bene- fits will no doubt flow down to the May Company and other lessees and that is that they are using public funds for the development of the property to the tune of $711 or $8 million. Basically you may say that the property owner will pay for it out of his taxes. Essentially it comes down to the comparison of the interest rate between approxiamtely 7% or 6% depending on the bond market and approximately 15% per annum 9/3/74 45 interest. You are giving a subsidy on the interest rate as well as putting a lot of the mechanisms of government at the disposal of the developer, when the same thing is not done for any other private developer in the City. Probably the most significant aspect of the action tonight, which is totally out of tune with the realities of the situation --all the items Mr. Watts listed as well as the items listed in the Redevelopment Plan reported speak of this area as a blighted area. All these conditions were known during the annexation proceed- ings; now you state you have discovered all these terrible things about this beautiful piece of property and it has been labeled blight and therefore you wish to proceed with this plan. This is simply a con- trived effort to utilize an arm of the law, the Redevelopment Agency and a body of the law for which it was never intended. And that is to make a gift of public funds to a private property owner. He would suggest the City Council take a very long hard look at the City of National City as a whole, not just one small portion of it and use the power available to redevelop other areas of the City which are deserv- ing of higher priorities. It has been pointed out to you by Mr. Garrett, by Utlra-systems and others who have spoken before you that there are other areas of the City that are indeed desirous of your attentions and could certainly utilize the revenue and the efforts of your agencies to a better advantage than taking an area which is already a beautiful golf course, already profitable; and turning it into a shopping center that in truth and reality will never produce the results that you obviously feel is intended. You are going to create a blight in the area and further blight the City of National City if you proceed. City Attorney McLean said it is now appropriate to close the public heaxing. Moved by Pinson, seconded by Camacho, to close the public hearing. Carried by unanimous vote. City Attorney McLean said if the City Council is going to proceed with the project it is appropriate to have the first reading of the ordinance. Moved by Pinson, seconded by Camacho, this ordinance be presented to Council for first reading by title only. Carried by unanimous vote. Ordinance No. 9/3/74-1, "An Ordinance of the City Council of the City of National City approving the Redevelopment Plan and the Feasibility of Relocation for the Bonita Center Redevelopment Project." City Attorney McLean said that is the introduction of the ordinance; the Director of the Redevelopment Agency has a resolution regarding the project. Moved by Camacho, seconded by Reid, this resolution be presented to Council by title only. Mr. Watts asked if the ordinance introduced is for the Bonita Plaza project or the Bonita Center project? City Attorney McLean said the Bonita Center project. Carried by unanimous vote. Mr. Watts read the title of the resolution, rResolution No. 74-31 (B)], "A Resolution of the Redevelopment Agency of the City of National City approving a Relocation Program for the Bonita Center Redevelopment Project." Moved by Reid, seconded by Camacho, this resolution be adopted. Carried by the following vote, to -wit: Ayes: Camacho, Pinson, Reid, Morgan. Nays: Dalla. City Attorney McLean said if Council so desires the Redevelopment Agency agenda can be completed and then go back to the City Council business. Mayor Morgan said he would like to adjourn the Redevelopment Agency meeting. Mr. Watts said he would like to instruct the office of the City Clerk and the Redevelopment Agency office to take the necessary action to implement the recording of the action taken tonight. Moved by Pinson, seconded by Camacho, in favor of the Director's recommenda-- tion. Carried by unanimous vote. At this point the Redevelopment Agency completed their agenda. 9/3/74 46 Chairman Morgan said he would like to adjourn the Redevelopment Agency meeting to 7:30 p.m. next Tuesday; there will be a conference at 6:45 prior to the meeting. Moved by Pinson, seconded by Reid, in favor of the Mayor's recommendation. Carried by unanimous vote. UNFINISHED BUSINESS The Police Chief's memo recommending step increases approved by department head and City Manager for WM. AMICI, ROBERT BANGS, JR., LYNORD BOLDING, GEORGE SEVERANCE, CRAIG SHORT, and DICKEY J. TURNER, Police Department be approved was presented. Mayor Morgan called an Executive Session on Personnel at 10:30 p.m. The meeting reconvened at 10:50 p.m. ROLL CALL Council members present: Camacho, Dalla, Pinson, Reid, Morgan. Absent: None. UNFINISHED BUSINESS (continued) Moved by Camacho, seconded by Reid, to approve the Police Chief's recommendation. Carried by unanimous vote. NEW BUSINESS The CONSENT CALENDAR items were presented: a. Memo from San Diego Coast Regional Commission giving notice of Public Hearing on Recreation Element of the California Coastal Zone Conservation Plan, San Diego Region, on Friday, September 13, 1974, at 9:15 a.m., State Building. Written comments should be submitted no later than 9/18/74. b. Request by Assistant City Manager that those who plan to attend 76th Annual Conference of the League of California Cities notify his office as soon as possible. c. Memo from City Manager stating pamphlet from C. J. Houson, Director of Department of Sanitation and Flood Control. (On file at City Clerk's office.) d. Memo from City Manager filing three items with the City Clerk: (1) San Diego County Water Authority Resolution No. 74-29, "A Resolution Establishing Vote of Representatives of Member Agencies as Determined by Assessed Valuations for Fiscal Year 1974-75."; (2) San Diego County Water Authority Resolution No. 74-31, "A Resolution Fixing the Tax Rate for the Fiscal Year 1974-75." Chart attached giving Assessed Valuations, Authority Member Agencies, 1974-75; (3) Letter dated August 21, 1974 from the County of San Diego Public Works Agency, Department of Sanitation and Flood Control, regarding "Relationship between Incorporated Cities and San Diego County Flood Control District." Phamphlet attached. e. Copy of letter from Director of Park & Recreation to Mr. Robert Pruess concerning issuance of key for Recreation Control Building at El Toyan Park. Mayor Morgan asked Mr. Gerschler if he is taking care of (Consent Calendar) Item a. Planning Director Gerschler said he is preparing comments now; they will be ready for the meeting next week. Council- man Pinson said the Coastal Commission is trying to stop every project that wants to go through. Mayor Morgan said they are going to cause a depression; they will lose every advantage that has been gained; they are stopping all building. Moved by Pinson, seconded by Camacho, the Consent Calendar be approved. Carried by unanimous vote. Application by Alfredo A. and Julia G. Javier, dba JAVIER'S FILIPENAS FOOD ENTERPRISES, 211 Highland Avenue, for new off -sale beer and wine license and the Police Chief's memo stating that investigation revealed 9/3/74 47 no grounds for protests of this application, were presented. Council- man Pinson commented on an unattractive sign tied to the front of the store and said they have chairs on the sidewalk where their friends sit. Planning Director Gerschler said he would look into this. Councilman Pinson said the customers of this store use the red curbed area to park and do their shopping. Moved by Morgan, seconded by Camacho, to hold this up until the Planner makes his report. Carried by unanimous vote. Letter of complaint from the James Family regarding noise made by SWEETWATER HIGH BAND while marching on "F" Street was presented. Moved by Pinson, this item be filed. Councilman Dalla asked if they are complaining in advance? Mayor Morgan said they are complaining before the band begins. KATHY NEALEY, 510 Hill Place and AURORA LICUDINE, 405 Honeysuckle, were present and requested the letter be read. City Clerk Campbell read the letter stating the noise from the marching band practice is unbearable and asking Council to correct the situation, signed "the James family and sympathic friends." Miss Nealey and Miss Licudine said they are sorry about the complaints but they must practice if they are to appear in the Maytime Band Review. Ordered filed by unanimous vote. 1 The City Manager's recommendations regarding the League of California Cities Legislative Bulletin No. 23, dated August 23, 1974, was pre- sented. Moved by Pinson, seconded by Camacho, in favor of the City Manager's recommendations. Carried by the following vote, to -wit: Ayes: Camacho, Pinson, Reid, Morgan. Nays: None. Abstaining: Dalla. The City Manager's recommendation City Ordinance be changed, effective 1/1/75, to stipulate that DELIVERY TRUCKS and service vehicles will have a DECAL. STICKER plainly visible at all times while engaged in business within the City and the City Treasurer's memo attaching a suggested Vehicle Decal Sticker were presented. Moved by Pinson, seconded by Camacho, in favor of the City Manager's recommendation. Carried by unanimous vote. The City Manager's recommendation that $300 be contributed to both the POP WARNER LEAGUE for replacing of uniforms and to the SWEETWATER MARCHING BAND was presented. Moved by Reid, seconded by Pinson, in favor of this recommendation. BARBARA STRAHAN, 1521 East 22nd St., was present and said she is President of the Sweetwater PTA; the ASB last year contributed $8,000 to these kids for new uniforms; they are now trying to show they can do this on their own to earn money for other things they need; they are trying to show a little initiative. Carried by unanimous vote. A request from the CITY OF MODESTO for positive position against PROPOSITION 17, urging study of fact sheet and Council resolution and attaching Fact Sheet re New Melones Reservoir Project and Modesto Resolution No. 74-709, "A Resolution Urging a No Vote on Proposition 17 by All Citizens of the State," was presented. Moved by Dalla, to file. Died for lack of second. Moved by Pinson, seconded by Reid, Council support the City of Modesto on a no vote on Proposition 17 and give all the support possible. Councilman Dalla questioned the Fact Sheet accompanying the correspondence from the City of Modesto was not on City letterhead; the Fact Sheet stated the Sierra Club in that area approved the dam; he talked with a member of the Sierra Club here who states this is not the case. Carried by the following vote, to -wit: Ayes: Camacho, Pinson, Reid, Morgan. Nays: Dalla. The City Librarian's request for approval of establishing of eligibility list for Library Clerk was presented. Moved by Camacho, seconded by Pinson, in favor of the Librarian's request. Carried by unanimous vote. The County Chief Administrative Officer's letter regarding proposed Cooperative Planning process for REGIONAL AIR RESOURCES MANAGEMENT and 9/3/74 48 stating they are ready to make a full presentation and the Planning Director's memo suggesting that Mr. Aleshire's program be supported (with the added stipulation that it is firmly understood that the A.P.C.D. will not have "Veto Power" over local agencies) as an "In- terim" measure; that CPO be asked to pursue the "Regional Land Use Management" question; and that the cities within the "Metropolitan Air Basin" from Miramar to Tijuana, from El Cajon to the Ocean, undertake an open discussion on this whole program were presented. Moved by Morgan, seconded by Dalla, the Planning Director be instructed to file whatever he feels necessary in this and without veto power. Council- man Reid said the City Manager has a meeting set up with these people. Mayor Morgan asked the City Manager to be sure our Planner gets this information that Dr. Askew will be involved with the meeting with the cities. Councilman Pinson said the federal government is getting involved too much; the Council should protest through Van Deerlin. Carried by the following vote, to -wit: Ayes: Camacho, Dalla, Pinson, Morgan. Nays: None. Abstaining: Reid. The LAS PALMAS GOLF COURSE Manager's request to RAISE GREEN FEES weekends and holidays from $2.00 to $2.25 was presented. Moved by Reid, seconded by Camacho, this be approved. Carried by unanimous vote. Request by NATIONAL CITY COMMUNITY RODEO ASSOCIATION, INC. that 150 folding chairs and truck be placed at 8th St. and "A" Ave. by 10:00 a.m. on September 14, was presented. Moved by Pinson, seconded by Camacho, this be approved. Carried by unanimous vote. Request by Engineering Department that Change Order No. 4 be approved for TOPICS Project, 18th Street, "B" to "D", 8th and Palm and l6th and Palm and attaching Contract Change Order was presented. Moved by Reid, seconded by Pinson, this be approved. Carried by unanimous vote. REPORTS ASST. CITY MANAGER STENBERG reported receipt of a communication from the State Department of Transportation asking that Item XV.2.e be held over for one week; they will have someone appear before Council when this comes up. (Planning Commission's recommendation regarding zone change to Caltrans property, southwest corner, 24th Street and Newell) Moved by Pinson, seconded by Reid, Item XV.2.e be held over one week as requested by the Division of Highways. Carried by unanimous vote. ASST. CITY MANAGER STENBERG read a letter from Helen Lamb, So. Bay Historical Society, to the City Manager: "I herewith request per- mission to erect a directional sign on City property on the dividing strip on National Avenue and 12th Street. This sign is for the ANNUAL ANTIQUE SHOW AND SALE and is 31 inches high and 44 inches long. The sign will be erected Friday morning..!Moved by Camacho, seconded by Pinson, to approve this request. Carried by unanimous vote. The Planning Department transmittal regarding the Planning Commission recommendation the request for RESIDENTIAL PLANNED DEVELOPMENT PERMIT to construct a (32) unit apartment complex within the 900 BLOCK OF "N" AVENUE, west side, be approved subject to seven conditions (Cal - Home Development) and the Planning Director's statement the City Council approved zoning February 12, 1974 and density agrees with General Plan Map and project seems to be well designed was presented. Planning Director Gerschler said he recommended approval. Moved by Pinson, seconded by Camacho, in favor of the Planning Commission's recommendation. Carried by unanimous vote. The Planning Department transmittal stating the Planning Commission recommended the request for RESIDENTIAL PLANNED DEVELOPMENT PERMIT to construct three individual single family dwellingson three separate 9/3/74 49 building sites, one each at 1519 ORANGE AVENUE, 2315 AND 2321 EAST SIXTEENTH STREET, R-4-PD Zone, be approved subject to conditions (Palm Homes, Inc.) and further stating this property, now zoned R-4-PD, new General Plan, shows one dwelling unit per lot and this project complies was presented. Moved by Pinson, seconded by Reid, in favor of the Planning Commission's recommendation. Carried by unanimous vote. The Planning Department transmittal stating the Planning Commission recommended the application for exemption from installation of CURB, GUTTER AND SIDEWALK AT 2231 EAST 32ND STREET, R-1 Zone, be approved subject to the filing of a Covenant Running With The Land (Carl Walkup) and stating the above action was based on the Acting City Engineer's recommendation was presented. Moved by Reid, seconded by Pinsal in favor of the Planning Commission's recommendation and substitute the word deferral instead of exemption. Carried by unanimous vote. The Planning Department transmittal stating the Planning Commission recommended TENTATIVE PARCEL MAP -(LOT SPLIT) north of Plaza Boulevard and east of "L" Avenue be approved subject to four conditions (EUGENE GARRETT) and stating the approval conditions will facilitate a much needed sewer easement in alignment with "M" Avenue and the future opening of "N" Avenue; after abutting properties have valuations of $16,000, improvement of "N" Avenue can be accomplished was presented. Mr. Gerschler said if Council approves this as recommended by the Planning Commission, it would be up to Mr. Garrett to come in and ask for a deferral of the street improvement; he can see no objection to approving it tonight. Moved by Pinson, seconded by Camacho, in favor of the recommendation of the Planning Commission. Carried by unanimous vote. The Planning Department transmittal regarding the Planning Commission recommendation that zone change to add open space overlay zoning to the Caltrans property, southwest corner 24th St. and Newell be approved and stating this is ready for adoption of an ordinance and suggesting the matter be referred to the City Attorney was presented. Planning Direc- tor Gerschler said this was continued one week. (Page 48, Paragraph 5) COUNCIL COMMUNICATIONS MAYOR MORGAN said the City promised to pave, on 5th St., on "E", west of "E" and east of "E"; and asked if two strips could be paved and leave the other side open. Asst. City Manager Stenberg said this is scheduled. VICE MAYOR CAMACHO said the City has been asked to move the Kimball Building; we have the opportunity to have Dr. Clare Crane, of SOHO (Save Our Heritage Organization), come to National City to look at the Kimball House and other residences in National City of historical value for possible restoration; he would like to invite her on September 11, at 10:00 a.m. and have Mrs. Lamb, of the Historical Society; his wife, City Hostess; and Ida Mae Kerr, representing the Bicentennial, to take Dr. Crane and two other ladies from this organization on a tour of the historical sites in National City and take them to lunch at the Depot and suggested Council pay for the lunch. Moved by Pinson, seconded by Morgan, (Council) pay for the luncheon. Vice Mayor Camacho said Dr. Crane has raised over $100,000 in the City of San Diego to restore one house in that strip San Diego has set aside for historical homes; he hopes she can help us. Carried by unanimous vote. Councilman Reid said he would like to moved tomorrow; he is not against any from Stan Biggs on whether or not the the condition of the building. Mayor see this building (Kimball House) of this; he would like a report building can be moved, and on Morgan said this is a good idea. 9/3/74 50 Moved by Camacho, seconded by Reid, the meeting be closed. Carried by unanimous vote. The meeting closed at 11:10 p.m. City lerk C'ty of National City, California The foregoing minutes were approved by the City Council of the City of National City at the regular meeting of September 17, 1974. E2fNo corrections 0 Corrections as noted below 9/3/74 )69 ,L• • p 11,1,11,1, 111111..., • . ) , ef,5 4 ; p. 14-1 5 1 kriT-.-.st, 30, 174: . ILZ ••111•S ) t F ruxCo7 v114-A, CALAFORNIA 97012 e 1,C 714 422-p341 Rcdcviopment Agency C:Lt.y of r ca1 City Cy, CA. (32050 ••k k• C.• ;-2•• ,., • 7vr, J)iCt2i tioArto oF 4 [COWARD A. P: EtA L.,. C. ..tunt.T. L. VIC A ro, o Y CLORIA A JOHN, c JO V..LL. &Et: ruPcn,Nytcuol.:.,Y op. curert.mi C. iir,9",V ASSISTANT t-opN YE,CDENT Dr, f: ON NERY T AtST UPT. nus,rEts ' Jo5c...rm W. 0 :if: `,1 T ASST. TLIPT. CURn,Cirt. OR. OOUCLif. A.TST. F. yurIN 1.)C.0,11 br01.111.t: t 1-11-V attcmtion that the 1,:r.ivironmerital Impact 1Z.epcirt l,JC.,732:, Valley Shopping Center gave no consideration to ot to Chula Vis.; ta Sch.:-.)61 District trailfic safety problems. Virf)crea.!.-3, Inade with the Na'Lional School District and the Sweetwatc.:-I: Eigh no contact was maclo 'with this clist:rict. two areas of conce-rn are S\vectwater Road at Stoi-Aanan. arid ar Road at. Valley Road. Both of these are a mai Or coaccr io this of clueation is holditlg a liciectins,:,:‘; at the sarn.o irne as your public Tuesdav, Sof-.qcrilLcr 3, so it would bo inapossiJA.e for LIS to have a reprentative at thc We request that ti•lic 1-kearitti_,; be postponed for 30 days providinz our luput into tile. project. \r'ours, .1• // 11:lurt .JJ ri. cle ,./ STATE Of' CALI FOITNIA—CALI i:ORN A COASTAL ZONE CONSERVATION COIVAIISSION RONALD REAGAN, Govrnor .VIEG 0 COAST R EG I 0 NAL CO SSI N MALCOLM A. LOVE Chairrv.n 61! ROAD, SUITE 220 SA .j! EGO, CALIFORNIA 92120--TEL. (714} 280-6992 August l9, 1974 Mr. Merrel I, Watts Executive Director • Redevelopment Agency City of •National.City 1243 National Avenue National City, CA 92050 Dear Yr. Watts: 1-i01.3i7.-:RT C. FRAZEE Cftr:-;1 .1E 1'; fi-RY D to Californ;a Zune Con5ervatiLfrn TFPRIAS A. CRANDAL.L Executiv:-.,' Director STJB:17,1/4. Bonita Plaza Redevelopment Project re Staff respofloe to draft EIit Thank you for p,iving cur _staff the o1nertuni3ty to review the Bonita Plaza envjronmental :impact report transmitted to our office on August, 6, 1974 . We have many reservations concerning the need and appropriateness of the proposed project; hc)•.:c-Icr, We will 1iinit our comments to those inipacts which directly affect coastal zone resources. In staff's opinion, the Eli does not appropriately address the importance of mointainirz the open flood plains which are necessary: (1) to augment streaFbed capacity during flood -in:), and (2) to provide temporary flood water storage areas which provnnt the "all —at —once" release of extreme quantities of water into the fic,odways during periods of inundation. Uncontrolled develont in the flood plain diminishes both of these functions, causinF, increased fLood heights, recurrinF, damage to unprotected uses, and/or large public expondit-,ures for protective flood control works. Resultant damming and channelization not only is expensive, bat complete:1y obliterates the benefio-ial roles of flooding such as transporting sand to the beach, removing vegetation which chokes river channels, recharging ground waters, doposdting hid fertile soils along the flood plain, flushing undesirable salts from sarface layers of soil, and preserving plant communities on overflow lands. In light of these considerations, it is improbable that either downstream channolization or further urban encroachment of tho Sweetwater flood. plain would bra approved 1)-y the California Coastal Commission, Sincerely, // \` / " Wli an Prdncipal Goastaf\cone Plann,.!r 1:Tir:dy 10 ice of tier General p...... f..• e;,--�,, f 1. �.o- �t 014:- • zv_, Water Districtof Southern deli rllG 1974 Ms. Ione i`li n ocJUce Carilpb c`? l City Clerk City of National City 1243 National Ave_nUe Nation l Ci3My, California 92050 orip Re: City of National al City Bonita Plaza Redevelopment .Project w itb _n Original Arca o: Southbay Irrigation .. District 1-0046 Receipt is acknowledged of your letter dated July 26, 1974, c,:.r.. a `i a 1ttr_in g documents and mar) pertaining to the Bonita Plaza Redevtzlopment i:_17ojecc in the City of National City. It is noted that there are no , existing or proposed Metro rlitan. Water District facilities within the redevc lopmcInt area. We, appreciate your cooperation in' keeping our office n, onhied of these matters. CM-.r` J SA/d 1 • rxJ `+ lIt jf ..: t l k. R it: y S ;,urr 't U&,t.tdh-' .yt(1, i.o; i'otV, ,1C., (.tl�f / ;.1.) Very truly yours, A L. IIovan.ec Director Right of Way and Land Division flu 51153, los iinrclf_s, C...zh(. ol'YT; i /'fclt'phonc; (213) G26-4:'fl2 16:1, • S EP •-• 3 1974 A. M. P. I.:rt. 718[9r01211.1211121:3 p 3747 Putter Place Bonita, California 92002 Ilu(1ust 31, 1974 City Council of National City and Redevelopment Agency of National City City Hall National City p California Dear Sirot We hereby protest against the pror)osed Redevelopment Plan and Telocation Program that is to be considered in your )7.earing to be held on September ,, 1974. We are prope.„:v owners, taxr)ayers:and reidents b.t the address from which this letter is wrftten., The air pollution, unmanageable traffic arid • loss of -open space resultingfrom tl-)e development you have been discussing would -damage •-teyond repa.ir the conditions of human life .not only in N?'itional City but also in Chula Vista and in the unincorporated area of San Diego County where we live. You have ample evidence of these unaccel?table factors, and any.. action you may take will be taken in full unClerstancaing of the consequences. We intendto hold you responsible. Very truly yours, Rena M. Hale Robert F. 1:(-41', / t:6 '-'4" eptciaur 1, 1"::;74 Cit Council of the City of Kationl Citv The. edev-lopnt .:...,;ency of 1:ational 124'5 1..[ationp1 hvenue hation,al City, Califfornla In 1970 the Califorrlia Leislature passed the California ':bnviron...--- Quthtyct The Eitated purooso of this le[4slation to ide all tl-lo people of this with clean air and -wter, Of•esthetic, natur;11, CL.JC,pn.d historic environent, and. freeaom frOp) excessive noise. Your -orooed oroject violates. evPry dolicy of this act, incladin;.: section (E.,:) Tbere are -no less warnina....n:Jae in tho iI in ich it is -,--ointed out that "Traffic.-conotion would HhoP::yors, as n O11 as potential lea&ors. from the'center. uch a tionwold be damaFirg to the success of the c2nter." IJ_so pointed out in the ,ij=_R is the fact that this site is too far ref-. frc,m. 1.:-ation1 City to be a community. fbc2l•point. Instead, rerrovi of tbo :olf course ,c:ould. disruot ocial i ocil activities •tht plce thore. eolcelnent of the ,cojf coure with the sho-;mini;: center would detract from the visual environmnt and crcte hi:-Ther levels of trffic, air pollution, noise, etc., and wo,old adversely 'affect livin condition in the area. 3-46ate oolicy reouires c,overllulental ar7oncies at all levels to consider alterna- tives to pr000sed actions affectins the environent, even if it reans no project. T.h.f.? t:rated ourpoe of the California ciominunity hedevelopent 111 is to eliminte injuTious contiitio-os in exiE.:tance to contribute BIA-.)tantiall-,,,, to the public ioeace, health, safety, ielf.Lxo and. ec.:3noic well-beinc; of the COmi,:lunity, and to improve traffic cireu- 1?:U on e ould like to ooint cut that fithou,:fn thi.s project lies witl:in theoolitical juriction of Katioma City, it is ceo',..)h- icJlly located wiViin Lweet-ter Valley nd the coa:m.1..),nity.of Bonita. As the courity affected, object strenuously to d;iner to our health, eo T.ety welfare, and to our loss of public pc.L,,ce uill 1)(. brouht L.ibout by,the n-,sive air pollution, noise nollution, L i o colwoL;tion, pollutIon pr(mosd by t-)project. cianur to our chil(tren Lor tw7 trns-;..)ortation. intionod, oo thou.:-ht ws nlveii to the 017 our cnildren ze;:. they \11. toHcool, depito the ten -fold in. L.rffic. 1)u,,-..! to th rt;rj coLuflity, .thLr no Cur H1:1.1(]1.e111 ulli. fe,ce tnedrs of tn?Lffic ech .on toflnd 'from the el try will,. not bis- able to onjov 01) 111U1011 on 11 a inerarc :,b:Jvu the cinticiptod 0011 0011.. be expected to viit tnis site .-t; thw;o C-7• ,1 e, • amze V e„. ei-7•1(i1-‘1"'7.4 Dua to thiF, less than desirable envlronmnt, the value of our hoT.es will be ]"..f,.cted creatin an economic hardship on U t o time hs our co:Lwhity boon consultod this project by your city, nor hve any of our objections been heeded. In addition, the adoption of this•Clan_ violates the adol.Jted Zolicy of C.2.0.,o ich your is a Ifiember. - Althow:h rny1Leasures were -proi osed n the tiR to lessen.. the effects of this project on the environnlent, it was stated on .pe 367 of the Final tIR t?:tt the project sbonso:rha- at this tiiie not acceoted • any of the recomended .and suested c n e can orly.assume that bcoause of the increased cost/benefit ratio, they vill not be included, the adverse effects on our co -:unity. In 1L r of all these facts, the Dro-Qoed project IJnly serve to create blihted area. It is im-:Dortant to note that the larze.area of .•-Zice Can -son c,7,nnot be callod a blihted area to Qualify. -c2Lder redevelopment laws, y,,t your p...ency, without any substantial )roof has ternied a beautiful,. proserous Eolf course a "blihted axc» ii ction is obviousiya contrivance in order to bring about a capabilityof the City of National City to develop a comLercial site. The use of redevelopment funds and tax funds for such an undertakin clearlyconstitutes a gift to the developers. :hen this action is taken, it follows that there is discrimination aF.ainst 0 sub- diiders anr. developers who are required to install and dedicate streets and utilities at no cost to the City. Redevelopment funds co -,ad better be sent i=ovin the current City center and the South Bay Plaz,?. Paes 145-146 of the =I point up the need to revitalize the 3outh Y3ay ±-iaza (-and provide a community focia point, r-A social :01 lnd.,rk for the citizens of tationol City. The propos new center is too :far awu to accomplishthis objective and.if the .:L.conomic warnins contained in the _t_,11-11 .flrove true, this project may bicome only a Ifiassive, silent reminder of the death of our communi The economic feasibility of this project is in serious Loubt, as stated 1LT tildes in the If the projected sales taxs are not forthcoin::: due to• the serious -traffic problems, the City can only hone to collect aproximtely 0169,000 per year in property taxes, after the bonds Dre paid•off, uLiie spendin,z more pr year for oolice r:!n.(1 fire protection and ctrect topzrnce, deficit of 211,000 0I the taxpayers of INati0nH1 City to m:H.o up on tiiis ':hite Elephant. con;,;Hur....-:-Li on 0(.1 o 0 the cont of u-tilit tbo ,..ffcvot::: on .1.(1 ctIrrunt consui:iers canHot c,et tn..,_cts1 or or if Yolophonc;C.o0 noU ;-,Arcli.1.±01e to :11.vice Lh area. A01 LI. 1. r—00(“z t, OnOci 11z111 ...1 p tThi0 1."111C11 V: Li L 57 e Ze:C7; ejla Cil,/ e;`' drain on our already critical ener6y resources. There is no in6iction in. the -J.CIR of economic hardship being suffered .by theownersof the .q-olf course. Instead reference after reference •is m::..de to the incresii s. popularity of this course; of increasing membership; and an upwardtrend in use, which one would have to conclude increaseI3 the p"rofits from this operation. The current use 0 the ,T;olf coarse is provdinF7 a healthy all“:,unt•of taxes toktional City without recialring many services, and is enjoying ever increasin popularity and restiEe to the colanity, as..witnessed by the many tournaments sponsored by the City onthat coarse, as well as its use by the schools, over 600 ()lb mcbors, and the eeral 1)ablic. If the clubhouse were elrged improved as Proposed in the an-r].exation reauest to LA2Co, even more tax revenues to the City -would be produced. Proper enineeri-ri by the city of Katon?1 Citycould CUTO the problem of mud being deposited on the j<oUf col:Irse. The mud producinF; T)roj.ects mentioned in the EIR are all a result of approval of plans by Kational City, not the Count The latest project ;as approved even though it violated the gradin,z. ordinances of your city, as pointed out by one of your councilmeniistakes of the past shold not be perpetuated by even. more serious mis- takes in the present. The Preliminary General Plan for your city, which has now been acceAcd, states that your city should continue to endorse and support L-1:C-70 strict egulAion of smoe, dast, fames and rs in co:nmercial Ll.nd industrd•a developmnt; support CPO and County research to reduce air pollution and reduce traffic conestion. By no stretch of the imacination is this proj.ect consistent with this ooi, In fact, your city refused to allow a voluntary review of this ,Ylan. by the PCD. You have also established a proirram for encouraFing tree preserva- tion and tree pl2nting on private sand public property; yet, this project would climinte all of the turf, treeS and c;round cover, and replce the by Tyredomintely impervious surfaces. An oxyc:en prod ucin:.'171virohment will be virtully eliminated. somc recent past time, it Was decided that the initial plannilc, for this ara as folty and yet your Geeral _Plan stutea that arous of poLentiLl scinni c ha;Lard should be used for conservation, park L..ra recra_tionYt1 u ouo only;.t the City should forei:o scrie projected f0tu:1-'e econwiic benefit by retainin land in open if r(J potentially very hazialrdous; aod thtA hoald not be periJittedon or narctivo.fult . r 1 1 13 L criticl arca, :yet th(:!h]Tit :;L:ruH; it on.: a; uniiuYL.nt. ,;houtdn't thc safety of people uy,pecd to wJtepic ro;1,,ct of thin 0120 00 of 11010 COnCOrn tO thf, g and the developers? 't e ca?-�r.�,e that the faulty iJ1_ �_r?ninF was in t,, .( ,,v this r } ert r from •�-iC '��� .- !' �.'J_-1 o 1��-. 1,. to L/oe J-�c .'�,1 �� , o � �.�i_ 7� � �� -�. a. � � ,� -:� . o �� �... �, y _�':�. � �, ; .. n �:. � <.� c c /� �. �; cw-- ��£77 �ia U .� � f i Center e l t .' , and /, ( -Al 7� 1 a' 1 . e d Development. �'_� i ��� ,�i^S. l..}y, Yi _S.. J_�C` V C. �.. UL..� C�.._.�1.� V 0�..4� i� 1 ���02. 1- i 1..�.1 1-i t3 � 1- �• An oU r e r point made in y our General Plan. was. tr' U noise levels should be :1, consideration in auProvaJ_ o1 all prajects. iso noise level chrts ;ore produced for the acttiai center, but all rods leadimx, o the• project -t,'i11 .exceed the unacceptable level, and in most cases, will c' C.:ee the mOYimgm tolerable noise'level. b1-F.J.00 man-made surfaces tend to accentuate all sounds instead tear of absorb- ing j them5 , e is no doubt that }1_� itself I' tend :o exceed. � the maximum tolerable noise level. Two very o_� statements tj e Preliminary Genera'} .L l''3n _ �, .} 1 " y �; . .�_ � 7l. � in the L .., v r_ c�,.._ t._ were that theCity 1 overly y 11i 1o.1_`£: i �sed by large developers' plans,not '_fl ' 1•i a realistic a.li s i c a c 0 ,; , ., viewing � � c�,' _ �' `_ ! � i? i i . 7'' , cam.._ ' i� 0 r i I :. t � � � £; C t' t h C:: d e v e l o o --- ,7._ Y _ -i have on a_ c f s - „-. { t _ . r� .-� - e i 4- 1_ lr _ • r : 1 o -. � . : •.} - 1ii�;1.1_ U , oliJ.1a h V 1. to co .._.i.,1._t__ Uty , �:1.i �< vi :�_ U �.�� U_ .._. T _.0fl la of sho..ipi 1`' centers :,:i_thout any study is o to its effect on ether commercial development velopment L i, l the co-t annoy-. Gentlemen, we u:r e. you to -oa y heed to these warnings by your citizens 'wbo labored 1 r_t e to ire, , your new en ,�,doing, �. oal�; 4 _ �..,�. hard �::r � �� _....• :� C �! G r ... �a � :.1 t. l" :�.�.1 r By a� o we are sure that this :prof act will be rejected in favor of the re- development o1 the pity Center area, making it once more e u. : oC, ooirit of pride and community identification for r your city. Your. redevelopment n , �,pi"'.,)0�3e for which �.�.�ev�;�..ol��.__ ?�.t funds would b� �Ye�.l ��.� Gn � on a ;.>u they were intended - to cure a present biicht, making it a vital part (` the t > "t (� S .y r ti, a beautiful ` {- �• -,- ero�� e .� o� ., ��� community :ins instead of cv��c:�,,±� a�i_�1.�- Ii_ J>,ii J_ n,: recreational area to becoming.an instant ib1l_.rht. Sincerely, • i _. ' Gene A. {_ a.rt:in, Fr ;identr r • Sweetwater Valley Civic .ti seoci<• 4"�,-' `J7i 01 l'711 Septenber 3, 19711 , c TO: l'eJltelo-oent Agency of the City of National City, and Rational City City Council FROA: Peter J. Jatry Jr. 31 Second Avenue Chula Vista, California SUBJECT: Bonita Plaza E.I.R. Sirs: I request permission to present the attached connents relative to certain deficiencies in the Final for Bonita Plaza at the scheduled meetdnc of the Redevelopment AEency/City Council of this dale, September 3, 1971;. COI �'?jI T3 CONCEPNI G ECON011IC DEFICIENCIES IN. BONITA PLAZA The Final Envi.ronmentcl impact Report for Bonita Plaza exhibits many deficiencies, particularly those dealing with the economics of the project. Since the regional shopping center is obviously not intended to primarily serve the citizens of National City, about the only expressed advantage of the project to National Citv ; s its economics. The National City Fedevelopment Agency, presumably,= desires to have a truer picture of these economic deficiencies so that they will not be "buying a pig in a poke. The following analysis shall first discuss what appear to be the major deficiencies in the Final EIE, and then a few minor defi..cienc:�.es. 1 njor Deficiencies 1 On page 140, when introducing the "Benefit/Cost Analysis," the report says: . . . we have narrowed owed the scope of our benefit/cost analysis to cover only those economic fiscal benefits and costs that would accrue to National City should the project be built. . . . This limitation, ho'Jever, allows for a. more acc ,,. < e ratio than would be possible should all ramifications of the project be quantified and compared. [Underlining added] Narrowly limiting the subsequent Benefit/Cost Analysis may make it sizTler, but it does not make it more accurate by any stretch of the k agination. Quite the contrary, of course, the analysis is less accurate than "should all ramifications of the project be quantified and compared." Two reasons are given on par, e lei© for limiting the I'enefit%Cost; Lnf;;.lysi.; : (a) Sore project effects are relatively intangible and cannot be assigned dollar fi.g;urff, without subjycta.ve judgelmerit.;, and (b) some project effects will aecro- to individuals who ere notdirectly nssaciated 1 2 with the project and who we cannot identify. Also, presunably little cognizance was given to the effects on people outside the city limits of National City. However all these self-imposed liszitations were violated in the Benefit/Cost Analysis on page 142. Listed as an "Annual Benefit to rational City" is a figure of ,,26,000 for the Greenbelt. (a) This figure is an inputsp figure, as described on page 260, rather than an actual projected cash -flow item; and (b) the benefIts of the Greenbelt will certainly not accrue to nany, if any, National City residents. This is not a complaint —the greenbelt will provide a benefit, that benefit should be given an imputed value, as it was, and it will generate benefits to many people outsi6eNational But the crucial point is that the same procedure should have been _ used to record a Freat many other costs and benefits caused by the subject project. The EIR describes many of the adverse effects of the project but does not bother to cost them out. But X tons of exhaust emission can cause a predictable amount of area damage to human health, plants, and materials. Respiratory and cardiovssculer problems caused by the increase in pollution will cause a predictable increase in medical cost to nearby residents, as will the resulting corrosion of metals, the discoloring of stone, brick, and paint, the degradation of paper, leather, and textiles, the fading of dyes, and the cracking of rubber. The heavy traffic congestion described in the NIR will cause predictable delays in driving time of so much, and given an assumed value of people's time, it should be easy to assign a cost. Sirilar costs could and should Be assigned to the effects of the overetimated average speeds, the exclusion of Nexican autos, and the effects of having to 11,.u1. so much dirt over such distnuces. 3 For example, the construction of the project will mean the loss of the golfcourse as a greenbelt. "From virtually all vantage points, the area of the Bonita Golf Course is aesthetically pleasing. . . The golf course would_ provide a large expanse of soft green visual relief; however, this would be altered by the proposed Bonita Plaza 11 (Page 147), The value of the golf course as a green open space can be -calculated by using the SE41e rethodology that the LIR used with the Greenbelt: "AsSuir.ed benefit to city equivalent to assumed ahnuai land rental rate of 75" (page 260). Thus the annual benefit lost due to the loss of the golf course would be 75 tines $2,250,000 (the purchase price of the land, page 256), or an annual loss of ,D1.57)00 due to the loss of the open space. the loss of the golf course will rean the loss of the golfing services it now provides to people who use it. Page 118 says "S12,000 in sales tax is being paid to the state annually" from the golf course now. Assuming a 65 tax rate, that wou3d mean taxable sales must be $200,000 per year at the golf course. And that figure corresponds with the usage factor mentioned on page 67. In addition, nearby residents will also realize a decrease in their property values due to the removable of the golf course (in addition to the increase in traffic and activity). "A soft, green environment is especially notable when looking down onto the golf course and the hillside vegetation which provides a natural atmosphere to the developed hillside areas" (page 1)17). One citizen estimated that tbe average decline in value per 41;5,003 house would be on the order of *7,500. That would be a 36.75 decline in value, which seems reasonable. Assuming that 50 homes declined in value an average of $5,000, that would mean a total property loss in value of 25O ukw for the hoes in the critical area. 6,7) 4 The costs due to p011ution are difficult to determine. One government source estimates that the cost of propery dama,se due to pollution runs to *65 per person in the United States. Federal standards in 1968 placed an amount of *138 per person for all environmental costs. Another source indicates that the annual American financial loss•resultinr., from air pollution's effects on health run as high as. *70 to $1l0 per person. A tokenvalue for the incremental impact -of various forms of pollution on people and Property due to Bonita Plaza might be *10 per person in the araa.. *10 times 7,000 people would be *70000--a real cost of environmental. degradation. The problems with traffic and congestion are well described in the EIR--and congestion imposes a•real cost' on ,those•involed. There are • some 7,000 residents in the area around Bonita Plaza, plus some 50,000 cars per day expected, so many people will be affected. Assuming that 20,000 driers are delayed an average of ono minute per day due to the traffic caused by Bonita Plaza, that would mean a total of 100,000 hours of delay per year. Assuming that people's time is worth at least $2 per hour, the congestion caused by Bonita Plaza would impose a cost of s)200 000 per year to drivers. 3• In calculating the probable sales of the regional center, which in turn determines the probable sales tax revenue accruing to National City, the EIR makes the- error of assuming sales at full capacity from the very. first instant. Surely. this center, like any new. business, will have room for growth within each phase. The LIR assuucL; first phase sales of *63,350,000 (page 130). If one Et5suns, for exnnple, opening Sales at 70Z of.capncity, rather than 100%, the rcsult will be lower sales sales taeL; V *19. 141110n; and 0.90,000 less in accruinr to Uational CI -is One of the Eational City engineers 5 noted that norehihs day traffic will in fact be significantly lower than the maximar.1 horizon year peal:" (page 284). I agree. The LIR assumes an immediate, and ultimate, sales of *75 per square foot. This also may be exL:ggeratcd. A letter from Nr. Carroll Sweet of Real Estate Research Corporation, in a letter dated June 10, 197h that is included in the EIR for the proposed El Plaza del •center in Chula Vista, indicates that (W5 per square foot is about what the stores in an average center are achieving." So the assumed rate of $75 per square foot may be some 155'; above this actual average. Lessening the estimates of sales by 15';; would mean less sales ultimately of some $10 million, or some 00,000-100,000 less in sales taxes accruing to National City. Whatever better estimate is used, it is clear that the estimates in this EIR are significnnt1y overstated, and therefore the assumed salcs tax revenue accruing to National City are overstated, and therefore the quickness with which it is presuned that the redevelopment bonds will be paid off is probably exaggerated. 4 On page 145 the EIR says the Bonita Plaza's effect on competition is "indeterninate." But pages 136-8, and elsewhere, make the direction of that effect. on National City businesses nuite clear —negative. Subjective estimates should have been made. In computing the property taxes that may be expected to accrue to National City, the. EIR computes the'uross amount, rather than the net amount. That is, no allowance was made for the decreases in property values elsewhere in National City due to the opening of Bonita Plana. Pages 136.-8 adequately describe the harmful effects on other business areas of National City. At one point it states that the new center is expected to take away at least 397: of South iNy Plaza's business—thatr surely is enough to either put that larc,e business center out of businc-ss, or render it nearly 6 5- 6 profitless. Whichever, the value of that property will surely decrease, as well as other similar business properties in National City. This is a phenomenon that has been repeated many tines in many cities. The experience of Tnird Avenue in Chula Vista is a local example, as was rational Avenue. For an estimate of the decline, assume that property values decline in proportion to the shift in sales. The value of the hopping areas of Bonita Pia7a (not including the office and motel space) turns out to be $/43 per square foot of retail space. [A similar calculation for El Plaza del Rey was *40 per square foot of retailspace.] Assuming that South Pay Plaza has a value of only one-half that of Bonita Plaza, that would be $20 per square foot of retail space times 116o,000 seuaxe feet would mean a current value of 4,9,2 million. If, due to-Bonit& Plaza, South Bay Plazas property were to decline in value one-third (similar to their presumed loss of 395 of their business), then that would mean a loss of *3 million in property values; that in turn would mean a loss of some $87,000 lost annually in tax revenues to all the taxing district. Other business districts would suffer similarly. The presuz.ed increase in property tax revenue in the EIR accruing to National City is significantly overstated as a net value. This is particularly important to the taxing agencies other than National City who mill be frozen out of the increase property tax revenues from the Bonita Plaza property. They will realize a decrease in revenues for a number of years due to this project. The Elll points out that Bonita Plaza niay create as many as 2,100 new jobs. But this is r,rossly mftlending because (a) many, 5f not most, of these jobs willje part, -time jobs; (b) this is a rross fir,ure and not a not . one—i.e., it does not allow fo‘ the jobs lost elsewhere due to Bonita. Plaza, nor the jobLz that will suffer a decrease in pay and/or hours worked; 7 and (c) it seems obvious that the great majority of these new jobs would be held by people living outide rational City. Almost all the business of Bonita Plaza is assumed to be merely business shifted away from other retail centers, so therefore there should be no net gain in regional retail employment. The crucial questions, then, are (1) what will be the net change within National City, (2) of those being laid off, how many will be National City roold?nts, and (3) of those being hired at Bonita Plaza, how many will be'National City residents. Again, the center is not primarily intended to serve residents of National City, therefore there wouJ.d be a natural tendency to draw employees (particularly saaespeople) from the same background as the customers. 6 Another factor that leads to an overstatement of expected sales is the statement on page 128 that the center "would be the closest regional center to Mexico once Interstate 805 is complete." The higher -income people of Tijuana are a significant portion of any quality shopping center in the South I3ay region. But the Chula Vista Center would still be closer and, more importantly, it is an already established trade center for • Mexican Nationals. It is obvious that the Chula Vista Center has attuned itself to the Mexican trade, and people do not easily change their shopping habits unless there is some overriding reason to do so. There is nothing in the EIR to indi-Cate that Bonita Plaza will offer better shopping for Mexican Nationals than the Chula Vista Center already does. 7 Table 23 on page 134 shows the "Estimated Sources of Retail Sales." An actual study was done of the sources of traffic for the Grossmont Center some years ago. The comparison is shown on the next page h7 Area 8 Bonita Plaza Grossront Center (estimated sales) (actual traffic) Primary 105 245 Secondary )49% 33% FrinF,e 315 19% There is a general rule of thumb in retail trade that the attractiveness of a shopping center diminishes with the square of t1ie distance, i.e., very rapidly. It should be a1arirng to arvon,- interested in the success of Bonita Plaza that so few people are expected to be attracted from the Primary area and so many from the Fringe area. These figures reflect in part the fact that one is in terms of sales end the other in traffic, but primarily the figures reflect the fact that Bonita Plaza is not well placed in terms of its pot(3.ntjal mar:het, that, its success deflends on attiacting people from afar, and that it is not intended prizardly to draw from tide people of National City. Anyone who would examine the geogranhical distribution of people's income of Bonita Plaza's trade area would find that the census "statistical areas" of National City, Southeast San Diego, and South Bay (which corprise two-thirds of Bonita Plaza's trade area) average 16-205 below the County aVerage family income level. Only the numerically small statistical areas of Sweetwater and Lemon Grove are significantly above average. This "backward' source of sales is another reason why the very high estimate of sales is so questionable and improbable. What would happen if you "switched" 105 of the sales from the Fringe area to the Primary area? The median family income of Rational City is 29.65 below the median family income of the more affluent areas of Sweetwater, Lemon Grove, and Spring Valley. The stated ultimate sales of the shopping center is $1i8,675,000; jf 105 of that, or V1,86i,5oo, were switched from the Fringe area to the Primary area, told if you assume that those people have only 70 of the 9 probable buying power because they are only 70% as wealthy, then that would mean less probable sales of .S1,460,000. 8 The EIR indicates that the success of the center depends upon attracting bi% of its business away from other centers, including 345 of its business from the Mission Valley -Fashion Valley complex. This seems grossly overoptimistic and unrealistic, and therefore the center's expected sales are significantly overstated; People do not bre'ak their trading habits easily unless they have good reason to do so. When the Chula Vista Center opened, for instance, it was significanity different shopping from Third Avenue and so people switched. But Bonita Plaza is not going to be significantly diff-ent from the Chula Vista Center and others. Even if Bonita Plaza were able to eventually attract sales away from nearly -comparable shopping centers, it would take time to accomplish this. This time factor, as indicated before, has been completely ignored in the EIR by its assuming instant full -capacity sales. This is an obvious and significant error, The 345 of trade that is expected to be attracted away from Mission Valley -Fashion Valley also seems unrealistic. Bonita Plaza cannot possibly match Mission Valley -Fashion Valley for the quantity or qualtIy of goods offered. Bonita Plaza will have only about one-third the square footage of Mission Valley -Fashion Valley, only two or three department stores versus their seven, and Bonita Plaza does not even begin to have the high -income population necessary to support a large quality offering. One only has to covpare the J. C. Penneys located in Chula Vista and National City with the one located in Fashion Valley to sec that the South Bay cannot support a shopping center comparable J.,o Mission V,Illey-Fashion Valley. 10 According to the 1970 Census, 23% of San Diego County families had ineones over *15,000. But only about 165 of the families in Bonita Plaza's market area had incones over $15,000. The San Diego County Planning Department developed an "Affluency 1n6ex" for the various regions of San Diego from the Census. The following components were used: median family income (405 weight), median education of persons 25 years and older (20%. weignt), per cent white collar workers of total employed (205 weight), and median housing value of owner -occupied housing its (20% weight). The base was San Diego County as a whole. hational City, for instance, had an "Affluency Index" of 80.8, which means it was almost 205 below the County average. The weighed index for Bonita Plaza's rarket area was 88.9, or slightly more than 11% below the County average. These are not the kinds of affluence that support7 centers like Mission Valley -Fashion Valley. Their support comes from areas north of Mission Valley. The amount of presumed shopping done at Mission Valley -Fashion Valley by area residents seems exaggerated, as does Bonita Plaza's ability to attract that business away. 9 A major error was rade in not discounting the flows of presumed costs and benefits. In the EIR the costs and revenues are simply added over the Years with no regard for time differences. But even completely ignoring inflation, a dollar in revenues earned in 1980 is not equivalent to a dollar earned today; nor will ten dollars in revenues in 1984 fully compensate for a ten dollar cost incurred in 1974. That is to say, tire is valuable and rust be accounted for, and the interest rate is the measure of that value. The interest cost can be thought of as either the direct cost of having to engage in dobt financiniT, or the opportnnity cost of using qvailable funds for something other than its next best 115e. 70 11. Now if the timing or flow of costs over time about match the timing or flow of benefits over time, then discounting would not make much difference in the relative net difference. But if one flow is significantly different than the ether flow in terms of timing, then they cannot be compared until they have both been discounted into their present values. The "present value" co;:,autation tends to weigh early costs and revenues more heavily than later ones. The use of present value measurements is particularly important in the case of Bonita Plaza because costs to the City tend to be high relative to revenues in the first years and not lower until later years. For instance, National City will receive no property tax revenues from the project for a number of years, and it may be years in reality • before any net sales tax revenues to the City become significant. But meanwhile, all the City services must be provided beginnin immediately. As one example, the City will incur an immediate cost of *254,000 (net) a year to provide fire protection for the property of Bonita Plaza. Yet the property tax to pay for that protection will not be realized until at least 1981-2 (page 127), and realistically, probably even later. The present value of $254,000 tax income received in 1983 (8 years), for instance, is $137,228, assuming an interest rate of 85. Or to put it another way, National City would have to realize a tax revenue of V170,136 in 1983 to fully compensate National City for a $254,000 outlay now (not including any inflation). The "Benefit/Cost Analysis" on page 1112 is very misleading and inaccurate because it fails to discount the relative flows of costs and benefits. And the longer the delay of expected tax revenues, the greater become the distortions. 12 Minor Deficiencies 1. The EIR did not include the added costs of electrical lines and so forth. This quote is from the last issue of "Lite Lines," published by San Diego Gas & Electric Company: "There is another important fact. Our other costs continue to rise as we meet the needs of our rapidly growing territory. As a result we have been forced, asmuch as we dislike to do so, to apply to the California Public Utiiities Commission f()r some additional relief." This is a cost imposed on all the residents of National City as well as elsewhere. 2. The EIR did not include the added costs concerning additional water lines. What would the cost be? Who iould pay? 3. The EIE did not include the added cost of sewer lines and sewer connections. Who would pay for off -site sewer lines? How much would it cost if Chula Vista does not give its permission to use the outfall sewer? h. On page 259 there is an error on the cost of street maintenance for Bonita Center Road. The EIR used ho' instead of 82f—thus about *1554 short. 5: The EIR did not include the cost of additional lanes and signals on Bonita Road. Bow much? Who would pay? 7A a }, COUNTY OF SAN DIEGO R 1974 A. ha. P. M. 71819110i11j12111213141516 COUNTY ADM1 \!STRATION CENTER. SAN DIEGO, CALIFORNIA 92101 • TELEPHONE 23(3-2249 July 26, 1974 The Redevelopment Agency of the City of National City 124 Nati._,encal t 1rc ihUe National City, California 92050: Gentlemen, • In reading the Bonita Plaza Envi.ronmen tal -Impact Report and following the pros ress of this pro�.)osal thr oaf h your. agency and the City Council , 1 "Teel it necessary to enter in the records my deep concerns about the drastic environmental repercussions this shopping center will have on the Sweetwater Valley rei_on. First of all, it goes without noting the site is located within the flood plain of tile Sweetwater River and therefore falls within County responsibility. The project d,.scri ption. finds all of the shopping center area within the National City portion. The open --space acreage and the flood control channelare located al l.most totally on land which is within the City of Chula Vista and the County of San Diego. The score of the project is to build shopping center parallel to those found in the s‘iission Valley area of San Diego County. Because the project is within the flood plain of the Sweetwater River, the open -space channel, w}°i.icii I will tall: about later, incluC.es a s\,,nio through t1tc Center of it. Because of the RCrC'a!;e that: 1i os within San Diego County, we therefore bccot.Ie r -spoasibl e as one of the .lead ahtiI]cies 1.n the project. (.001 Ci()1,'1 I0.3M1i 1 111 ,,1,1:11h;; '1 t IF I(.1 1 I ;,Lrli ttl 1 t. tit..:P 1 Ot l.Vt::liY Gilt, 1: Pq 73 Page 2 July 26, 1974 To refresh your memory, the following statistics about the shopping center will be helpful: Regional Shopping Center --two phases to .consist of two level shopping mall, two I raj or department stores, small automol)ile-- accessory development, 53.7 acres, 703,000 square feet. Neighborhood Shopping Center --including a drug store, . a supermarket, etcetera. 16.3 acres-- 1.85, 000 square feet. A convenient shopping center-- handyman, import house, toy store type things. 17.7 acres-- 150,000 square feet. Office Park Motel --Nine two-story buildings for offices (111, 000 square feet) and the motel„two- stories, 130 rooms. 9.2 acres-- 171,000 square feet Open -Space Greenbelt Floodway-- 23.2 acres which will include a 400 foot wide "natural appearing stale." Aid finally, Street s---9. 3 acres The Regional Shopping Center will include 3,802 parking spaces. The nei,Jhborhood shopping center-- 380 parking spaces. The convenient shopping center - 770 parking spaces. Tlic office/motel- --340 parking spaces. This totals 5,292 spaces. Phase 1 -- May Company Development is scheduled for a 1976 coDp1 etion, the second phase in 1980. Other developments will be completed by late 1975 or early 1976. First, let me point out that this environmental report was prepared by an agency separate from those agencies which are doi_n`ry, the actual design of the project. 1 t therefore becomes the responsibility of National City to translate the Ilii ti_gatiii measures s11gg sted in the I'IR into action in the de s_i_,°=n. National Ci ty's history indicates that this might not be the situation. Page 3 July 26, 1974 Secondly, developing in the flood plain provides a number of engineering problems, some of which are obvious , i . e . , the amount of fill that will be needed. But` also some that might not be obvious to he lay person.- The aluvium and ground water tyne soi_1. upo: v Lich the buildings will be built, is rather a difficult soil base should -an earthquake take place in the immediate vicinity. This simply means that these soils act like jelly and they begin to amplify a quake with the results of an earthquake. The EIR does address itself to filling above flood plain level but never mentions this potential impact. -The project will require extensive grading and minimum will require the addition of approximately 9`50, 000 cubic yards of fill in order to raise ti:e grades to elevations above levels on potential flooding. This certainiy.wou1d be an adverse impact in the area. ' Regarding the hydrology section of the EIR, I find no discussion_ of the back water affect that this project which constitutes a type of dam, will have on the eastern value property. It would seem to me that it will increase the water and flooding problems "back -river" of this area and might have additional adverse affects on the Sweet- water Regional Park. I think that the EIR addresses itself most inadequately to the joint issues of air and noise pollution. In the area of air pollution, it is their belief that the pollution level would not be adverse because the shopping center will keep neighborhood shoppers in the areainstead of driving to existing shopping centers such as Chula Vista, ,Mission Valley, College Grove, etc. On this they base an actual decrease in the amount of and length of automobile trips. I don't think that this is an accurate assessment of what will happen. This shopping center will house tenants different from the surrounding area slopping centers and people have a tendancy to shop for prices and shop for particular items at particular stores. Also LIR .uppers to be depending on vegetation and the fact that actual generated traffic miles wi1.l.. decrease se in order to come up with what they call a positive impact on the air quality. Page 4 July 26, 1974 In the area of noise, here again, 1 think they failed to adq uately address thereselves to the problem. They do not traffic and stop appear to take into account that truck raff* c especially wk ith trucs will increase the and. go f_1.,� , �.,, problem. In this;ility and level. of noise prop, � . irritability _ inordinant again, they appear to be. giving an inordinant amount of support to vegetation to absorfut ire freeway noise. Especially in light of the fact that most of. the comments regarding vegetationindicates they're going to remove a lot and replace with little. The amount of black -top and concrete that tbey're pouring into this area will amplify rather than absorb the sound. Under n i t r services, the EIR acknowledges the fact the National City Police Department is under staffed and that by extending urban need into this most southerly will portion of National City, the boat times and links 1l1 increase which will add to National City's police problem. In the arca of fire safety and service, the suggestion is for the redevelopment agency to ouild a fire station on this south and easterly end of National City. This might possible have additional affects on the Bonita- Sunnyside Fire District. Since the prinary purpose of this letter deals with the affect this proposed project would have to the Sweetwater Regional. Park, I will quote extensively from the EIR in this area. "The January, 1972, master plan for this park has been adopted by San Diego County." As you are aware, it has a first priority in San. Diego County s park acquisition program. The `master plan calls for a park facility from the rese\Toir to Edgemere Avenue. 1,hile only 23 acres of this proj cct: actually are within the County and within the master plan .for the Regional. Park, the project would have a major affect on the total regional park. The master plan shows this area to include hi,._ ng/ bicycling trails. You are aware of the Bradley !\nnexation proposal which almost abuts this property and the discussion concerning that . The proposed project would maintain, area according to them, :l {;i'C'C`lll�t�.� t: for this , �.�, acres. But it would include a large, i1 00 foot, swal e,ccrtainly not: in hce1 i w,, with the proposal that ,the County has for t:lle area. 7' Page 5 July 26, 1974 "The above area could tie in with trails in the proposed Sweetwater park and could in any case, provide a positive park and recreation impact on the area. The proposed develop- ment would, however, .not provide as much in the way of parks and recreation on the site as the proposed regional Dark plans would. Being primarily a �lovdv.ay, the proposed open --space area could not accomodate the equestrian faci- lities envisioned in the regional park plan.' Also, as previously mentioned, the regional park plan does not include floodway as part of its 23 acres for the area, where as the proposed development greenbelt would consist primarily of the floodway area. Thus, t��e proposed do",red_ r p -- ment represents a loss of recreational open -space facilities as compared to the regional park., master plan. This is a nega tive'-impact." Under mitigating measures in the area that deals with parks and recreation, :'ienard, an .associate, seemed to place a tremendous amount of emphasis on the project designer's providing recreational open -space within the project area. 1 believe this is totally absurd. I don't know of any shopping center that is in the business of providing picnic areas, barbe.que spots, hiking and biking trails for their shoppers. It appears to me that the greenbelt area that they're proposing is just that --green grass with no real use as a recreational or park facility for visitors and/or area residents. The EiR indicates that sewers to the facility will be provided by the 42 inch out -fall _ sewer from. Spring Valley. No where in the EIR does it indicate that Chula Vista needs to approve this decision. There exists an agreement between the Sanitation Department in Chula Vista prohibiting new sewer provisions through Spring Valley out-falluntil such approval. is granted; as of June 11, Chula Vista ha.d no.such request. In the traffic circulation element this EIR fails to address itself to the serious problem that will result should this proposal be built. The real traffic problems will be in •� This is a the area r;onit.a i•lesa Load and Bonita Road. major r (( ,re for Poni.ta Valley .residents, for l>onita Bel Air and Southwestern Col.letgc Estates. In addition, it is a mn jol- cccc•ss route for Southwestern Coi_lcge. At n to co,1mu1 cr habits peak traffic _ �. 7 ��.a C' :; � ��,' [ 1 � ;'. a l vary ..,'- C. C. CJ 1' c� 4�_ it -, e. schedui , . coin -- ..:� � 1. �� .l. d imagine what moss could develop in this area. 77 Page 6 July 26, 1974 In addition, the opening of 805 will change existing traffic flow patterns and might possibly have additional adverse affects in this area. The suggestion in the EIR is to establish dual_ left -turn lanes regulated by a traffic light. The average vehicle v;ould probably take more than two full cycles of the traffic light to get through the proposed crossing, which would result in severe congestion and drastically increase ;the potential of accidents. In addition, it goes without saying, that the recent coastal commission decision regarding Route 54 will increase the traffic volume on surface streets in the immediate area. The subject of mass transportation to the sight is addressed within the EIR. They suggest }working with appropriate officials of the San Diego Transit Corporation to insure adequate servicing by bus routes. I think the experience has been in the past, that this is not sufficient to eliminate a large number of vehicle trips to a shopping center. Only in National City could the following zone be developed: CMSCC-PD. Which translates into commercial major shopping center and convention plan development. This zone could have a significant adverse affect on the proposed Sweet- water Regional Park. Included in the zone are automotive and allied activities including service stations, taxi cab, hello stop, car rental agencies, car wash facilities: business advertising agencies, doctors, etc. , ; drug stores, florists, food stores of all kinds, .dry-cleaning, beauty shops, a11 sorts of restaurants would be allowed; financial establisments and attendant services; hotel/motel and a "full convention center" would be appropriate; public and quasi --public buildings; theaters and bowling alleys; all kinds of retail trade establishments. Prohibited would be bars, outdoor advertising structures, residential structures. The EIR points out that hosed on the preli- minary plan; they are in keeping with the zone which National. Ci ty developed for the plan. The CPO open --space plan indicates that this should be a part of the National River System itself. Developmentshould be excluded. National City has indicated it does not recognize the CPO plan. The official general plan of National City originally designated this for open -space. Then in Juno, 1972, .t1w City Council changed that to retail, personal_ services and repair. 7g Page 7 July 26, 1974 "Development of the shopping center would thus be in direct contrast with CPO policies. Although CPO does not have any enforcement power as it has an advisory role in the region, its efforts should be taken seriously since its studies have regional as well as local Significance." "San Diego County, which has adopted flood plain pOlicies much like CPO's, also does not have jurisdiction over the project site with the exception of the previously mentioned 15 acres parcel. Since most of the 15 acres will be utilized as an open -space greenbelt with trails, as envisioned in the SIfeetwater Regional Park plan, this portion of the site would be consistant with the County open -space plan." "Bonita Plaza is consistant with the:cdrrent general National City plan as amended. Realizing that General Plans must frequently be updated in order to reflect changing trends, attitudes and social values in order to insure their effectiveness as long range planning tools, National City is currently in the process of updating its -General Plan." In the economid analysis of the EIR, it becomes apparent that there is a large push to re -develop the existing South Bay Plaza Shopping Center. The largest impact of the Bonita Plaza Shopping Center would be on this area. The EIR is quick to point out that the Plaza, one of the original shopping center concepts, has managed to stay alive only by changing its pitch toward merchandise geared to lower income families. There are a number of references to the fact that the blight in this area could be stopped by re- developing it into a landmark area. The overall discussion of the economic impact of Bonita Plaza on the area indicates what is obvious from the onset, i.e., all of the retail and commercial property is located within the City of National City. This is in obvious extension oC 1ayor Morgan's aggressive program to acquire a greater sales tax base for tho National City area. There would be little or no revenue going to any municipality other than National City. In the assessment they indicate approximately 2100 jobs upon completion of the Center. However, they do go on to indi- cate another obvious fact; this is that these would not all be "new" jobs, that many of them would be shifting from other areas. 7r Page 8 July 26, 1974 In discussing the aesthetic impact of this proposal, the EIR addresses itself to the fact that Bonita .Plaza: would remove most of the natural vegetation and rep}ace with concrete and asphalt; it also admits 'that - the Putter Drive homes would hav,their view totally destroyed, and there would be- additional visual open - space removal which is not a positive impact. Under its social impact, the EIR addresses itself to the fact that it is eliminating the existing Bonita Golf Course which is a well -patronized social and athletic center for many of the Valley residents. The EIR appears to indicate that they feel the shopping center is going to become a' oci a.i' gathering spot for area residents, where people can "focus their community consciousness." It seems to have the point of view that "social functions are greatly facilitated by the design of shopping.centers around a central mall area." I 'don' t know what they have in mind; I see no discussion of a cultural center or a community concourse --meeting hall similar to what they have at C ollege' Grove . Somehow, I can't help but think that the Bonita Plaza will never become a community focal point for the area. In review, I willlist the seventeen unavoidable adverse impact that the EIR has identified:. 1. Grading of the site as a short-term visual impact; 2) amplification of seismic shaking levels due to existing alluviums; 3) removal of a ground -water perculation area; 4) liquefaction during seismic shaking: That's the jelly - wobbling kind of thing that I talked about earlier; S) elimi- nation of turf, trees, and groundcover, , and replacement by impervious surfaces; 6) alteration of existing plant environ- ment; 7) removal of habitat for small area wild life; 8) remo- val of an ecosystem; 9) substituting natural vegetation with man-made reflective surfaces; 10) generation of increased air contaminants; 11) increased traffic noise; 12) increased workload on police force; 13) removal of golf course; 14) new consumer of energy; 15) traffic problems at the intersection of Bonita Road and Bonita Center Road; 16) a.ncon- sistency with CPO's Open Space Study and blood Plain Policy; 17) temporary construction noise and dust. Page 9 July 26, 1974 The final section of the EIR deal with growth -inducing impact. It is obvious that areas around shopping centers do attract a logical residential growth patteri,consisting of townhouses, condominiums, and apartments. The effect this Mould have, both on the surrounding area and the proposed regional park should not go without notice. The EIR lists the number of project alternatives in which you might be interested. I think that we should give some consideration to the fact that Dr. Bloom has submitted an EIR on Plaza del Rey, a regional shopping center, office building, recreational/commercial facility, residential development in Chula Vista. Bloom has proposed a 1.2 million squar"e foot —center. This is a replacement proposal for. the Sport World Concept of last year. It benefit*, in comparison to Bonita Plaza, because the property in question is not within the flood plain zone, nor is it going to have an immediate and direct effect on theregional park. It was my under standing that this property known as the Koenig Annexation I and. I I , when originally annexed was to be kept in zoning and used comparable to that which it is now. This shopping center proposal obviously will not honor that understanding. The most important impact, of course, will be on the Bonita residents who surround the area and, the regional park. While a market study of the South Bay indicates the need for additional shopping center facilities, there appear to be so many negative impacts in conjunction with Bonita Plaza site that it appears unwise, should it be necessary, to favor this development. This proposal must be taken in conjunction with Bradle's tequest to Chula Vista and National City, again. He also envisions, along with an equestrian center, a motel/restaurant area and, in all probability, other "accessory services" within their jurisdiction, on the south side of Bonita Road, for a small motel/restaurant facility. Also impacting the Bonita Plaza will be the fact that there are currently 30,000 square feet of office space under construction in the Bonita arca. I don't know who National. City envisions for 'their office space tenants. FI Page 10 July 26, 1974 These are my views based on a review of the project. Realizing I am not a professional planner, these immediate areas of concerns that were readily apparent tone, lead me to believe that this is just the tip of an iceberg of negative argil adverse impact. It is unfortunate that the Board of Supervisors, on that -all too familiar, pro -development 3-2 split, saw fit not to assume a regional, responsible roll. Hopefully, these recent decisions and their effect on the proposed flood control channel, will require the Army Corps of Engineers to reinvestigate this impact on their project. The complcxiLies of urban life which brings one political division into contact with another, 'often causes —Municipal an political friction. In the absense-of an articulated Sphere of:Influ-ence study which would, I am certain, shed a different light on the regional impact of this pro.ject, I urge you once again to reconsider your decision to go ahead. The long term charge we in government have to provide for and insure a quality of life for those to follow allows no other action. Sin jeiy, V 4 • Jac cc: Environmental Protectiol Agency Region Nine 5628 Putter Drive i3onita, C;,liforni 92002 6uptember 2 1974 r. Pf.iul De l'alco, ReEional Administrator ;teion IX 100 'Jalifornia 3-treet an Zrancisco, California 94111 Dear. Xr. De Falco: This week you f,Thould hrlve received a copy of the Environ:entl Imp:Act aeport on. Bonita Plaza from "qr. James 1:;. Maier. I bve no ioea. what he had to say in hdo -letter but I would iik.e to present some of my problems to you and your ency in the hope that you can either -solve the problems or adve me of someone that has the power to resolve them.: I 1-:we_ enclosed a copy of the .3eptember 1, 1974 Pr;.rade :.Jpecil that is edited by nr. Lloyd jaearer. 1 would like to direct you to the article entitled "hat 2rice Pollution?". This brins me to my problm. I live next to the pro-:onita Plaza 6hopping Center. ny wife E;uffers from asthma. ifter reading the i;IR. and then readin the article in. Parade, I must ask the question ---here is the .invironmental Protection .ncy when we really need them? This shopping center ir c.)in to be massive with some c...)7,00 vnicies enterin and leavinc daily. A Freat many of these be co.oin from. iexico it will be the larest JU nrrelt ;?) ne-x'icn border. It L)eun i)rout to my attention by tt Public health ervice t;y-:t 1,:exican fflS contains ien../,.?;-e, •m),;_wtahcc thnt has been found to be car.cinoenic. The artic:Le in Parde .ints out that thoe ,wople who reside in carcinoehic- Nden areas are Ii.ore liely.to die of lunc cancer. The report ,,wo on to say -that of 900,0,0 L:eath:-3 in ew York City examined i965 to 1972, 108,000 perono died prematurely.from •poilution Looin at thcoe slIes me up a little. Theproblem ts a bit more pefsonal. when I Itop and think that my wife, s(q1 mucif coilwell turninto a little article in i'arade in five year,.7; or so. V,exico does not even reuire sme devices on their vehicles Lio,,,:;s the United .•jtate:3. 1 would L-,uos;s that a 1ar6e part of the traff. ) the center will come from Mexico. An uneducated guess wouiu oe around 25%. z was unable to find any allowance in. the EIR for thitraff is . In fact the EIR would have a reader • to believe • the#t this shopping center will somehow help to clean up our air pollution problem in barn Diego. The writer of the EIR claims that 128, 000' files a day of driving will somehow be saved in that people will drive shorter distances to this new center. This figure is highly suspect in my —eyes as I don't think that anyone has even a wild idea of any" savings of pollution. In fact, the thought of any saving: is only in the minds of those who . wild- profit from the center and they are trying to use this as a selling point. I have the added problem of living next to a proposed center that is to be in the City of National City and my property line is also the city limits. I live in the unincorporated area. The area residents that will receive the brunt of the problems of the pollution due to the direction of the wind, all live in the county area and.'as such have . no rights yzfthin the City of .National City. The city in. this cease is joining with they land owner and the developer. The city is going to supply six to eight million dollars to make the golf course fit* for. building. They claim to have the right to* do this with Redevelopment r'unas by declaring this a "blip, htcd area". *The city officials did not seem to look at the golf course as "blighted" some four years ago when they went to so much trouble to annex this area. I believe that the :SIR does point out the heavy pollution that will befall the residents of Bonita. In the interest of my family's henl.th. and in the health and normal life spans of all of the people living in the critical areas as outlined in the EIR, I ask that you enter this case with all of the knowledge that I know your Agency has at its fingertips. We will not be given a second chance on this project. 0nce it starts there is no way to put a stop to this criminal disregard for our health, safety and welfare. I am also enclosing an article from the San Diego Union, dated ep ten ber 1, 1974 that points out some of the• other problems of this proposed center as well as view points both from a local res:id ent 'and the City of National City. I do not find thatreal a forthis a need center is present. ire nave m ny centers in the area at this time. • t' A great I;anV people will profit froIn the center, money -wise, t ,�. , but :C must look upon this n2 money earned and ta':con from the health and lives.of the many who are citizens and taxpayers and deserving f of your pro-- tection. cc: Attorney General Evelio Younger A._l'.0 . D. , Jan Diego County RodevelopmenL i uncy/ City Council, National City kifCer e y9 Thomas R. liana ,.n Not / ri;o n y t, but of the ....'r.:bc r;; on the Hou:so o1zry Committee which %.: to recommend that the full House of Repre- sentatives impeach •Presi-- 4iont Nixon, four are ex -FBI agents. They are Reps. Lawrence 4 f.+ r .. , T p' he-P. LAr`iRENCE HOGAN CEOitGE DANIELSON iiogan (ii. , Md.) , who - serveti with tho FBI from 1948-58; Don Edwards (D. , Calif.). who spent 1940-41 -with tho FBI; Goor€;e Dan- ielson (D., Calif.), Who served with the FBI from 19:.59-44 , and Wiley Mayne (R., Iowa), who was a special agent of the FBI from 1941-43. REP. DON Liii+rlt: DS • • Z iiEP.WILE1 MAYNE ,"""`_" Air pollu- v tion in New York City ,i ) .... ;, triggers 10,1t' Siaily of a.pprox- 1 ersons, many a . i.fTt;:i mint have lived l on or. i OV or. I`l'i`1;1ni•1ll'e de:1th 'tt'T` r,,t t!\:1, i . t)llt t111?1'V no ii)Ul) t; t r LhE`. ' i'coplo who reside in :Lro1 1 [1 ,•t. ; 1Ict�i,r to die of s: 1` 1 do 0l sowhoro. t':'lo rt ;it'll 111 t1C 1 , bi o- or the Al bo1't t • t (' f c,l )i1.�or.e of N: dl^ • t` 11o, i rtod 9u0, 600 1t:a1tl1s 1n Now York City 4 from 1963 to 1972 and dis- coverod that 108,000 per- sons had died prematurely from pollution effects. rt,, �_..' 17 r i T Want away all? Ready for tho ultimate in rorto 1,E:n[)ttt;? to got from it Mt. i`:v ,''1):;t Is a;oinr, to bo 111;1[l[: i it t,o t4. 7u 1, I on: 1. purl; . In t!1 ['1't) yt),i rtl , Nepal hopoo to 1 u r1) tour- 113t., tE) :t 1 X 1t,ltlt! atl 1),tt'k5. ,Illy 1980 v.lo aro eVp[:ct-P ing about 169,000 tour-- istn, W11ici1 will 7.)0 an i1i(',X'oaon of tit ut t`ivo Limon the lii.'E?:1F`ntnumbor, fltly5 Princo Cyusundr0 of Nopal. i a'; L ., 1 rt." �;r �,., Z it `! �11. .;:t• i t, hurt i L had 1«iiu a recoru prlec of .,',10 million to tolocas "Tho Godfather," a fea- ture film starrier; Marion Brando for one run over two nights in i\+ovc::-,ber. Why shou.d NBC pay this astronomical . fee for a film which has al rc;:L'y been seen by an es tea 132 million people tho world over in the post 2% years? Ono answer is that NBC hopes to build up . ; .; audience via iloo::,:,,<;r films such as r:[,'f:!- -r, Dr. Zhivago, Cono Wi to {.ice ,r _.. 1 r ] ; 1,he ii . rlf1. and i, t�i4':r; , :because it can't .(:r. Eric. rating suprouaey o t,ot;r- wise. Sovoral years ABC-TV embarked on tno p0:_ -- i cy, nuhn()c1uent l,y tt 1 0 'Plt[f l:t• lrrt River KV:a l , Go�rAllrtrfl�' lir)`r� t1�i rrir�::iL Was Won, Patton, Lawrence ofArabia, Love Story, and Airport, these last two attracting an auci^ cnco of 55 million. ToAovisi.ora viewers Soon C1OVCio7od the habit of watching ABC-TV programs as w,• i I as thoso on CBS, for yca.'s • r1 A �•A I. 4 'THE WCCYLJll0 )1.7,0/ / QOUNTY OE SAN DIEGO COUNTY 1,D!.,.1!NIS1 iON CENTER, SAN DE:'.GO, CAL iFORN!A E,2101 • TELEPHONE 23i3-2249 September 1974 The ayor and City Council City of rational-Citv 1243 Yti on1 Avenue National City,- California Gentle:Hen, 920r::6 DT.STRICT 01:2-1C72.9: 22S `:•••-7st tOt!cr-.1 Cy, (71..1) 47•1-f.:22.'.. 1.?110 (714.) 222.0.3'.:3 Prior scherling precludes ry being nresent at your reetino tonifzht to slare with von rIv concerns nl'out the adverse repjonal effect the proposal hefore you tonir,ht 11. havc on the cweetwater Valley area. The action of' the ronrd of iroervisors on Julv 2, 1974 and my letter of July 23, 1974 review for you my rany concerns. In addition, 1 want to aoain express ,-.1y doubt al,out the app]ication of the concept of to the rionita r,olf Course land. T am aware, that under the ComnunitY nedeveloprent Law the definition of the term hliht is not'15nite,.1. to "slum" areas, our tradi- tional concept of an arca fit for urban renewal. The definition oiven 1:y the Lep,islatnre is, in fact, quite broad in nature. Powever, it would apnenr to no that the sul,ject area does not contain structurally unfit or unsafe imildinf!s, conducive to ill health, transmission of disease, infant mortality, juvenile delicuency and/or crime; (,ection 3307)1) nor is the ool f course pronerty suffctring iron cconollic dislocation, deterioration, or disuse, resultino: Iron faulty plannin, irreoular lot si-2,e, ion; and sno preclins; usefulness, use disre- rardin the natural contours and chnr:Ictoristic of the arca, inaiL,-quacy of utilities; sui,i-ervnce rection nor does 1Le area suffer do;,reciatc:d, value th0r(0,v irl)Nir- in i0 (7:!c1ty of the oynr to pav taN-e:.; coital to t!1( cost of nec,'ssary ptd '\icos ("2)3)33); nor it slana/11 2nd/wr un:)re(luctivc af, n consequenc(- of rection 0001) ( ItOMI Ni i ),Ht)!*. it- Hill 1(.•'.,1 !I ;:\ii:1:)1(;111:1:14 - v 1 Y OF SAN Dt?_GO COUNTY AC3.„t i4l.Sli,,rtTC N Cct�iTE f-1, SA.N Ji=GC, CrFOrN A 92101 • " TELEPHONE 23�-2 2A DISTiiiCT O -i it:ES: 225 Wesi k8tion&l C:"; . Ca. !. f':20 0 (714) 474.5225 3245 e;0_ccrar; S're,t, .S,,;::_ 312.: San Diego. C ,'if. S2110 (714) 222-03Q5 The e '. ra v o r and City Council Septer,1,er / 1974 Page 2 Since these arc the general pui.dei ines under which an area can he found and declared 1.;1 :Lg11ted, and it anpcars that none of t?lese apply to the pro i ect area, l continue to question this decision by the National City Redevclop- n e n t Agency. In onr colplex society, it is imperative that govern- ment p-ends eS wor': closely to•gc t er en ar -as of mutual cc,nre)';, an(' l_nn� cs t, This i s s'n:e �pecial.1_y important r 1 consi1 dog atv.ion here since the area selected ed for talc Bonita Plaza c1lolipinr Center 3.s oI7 the Southeyn most extremity of National City, acquired through annexation. The II;?r?nct. on the neicr,hborinr communities rust be ta'ken into careful. consideration. I y; 1)uhli_c appearance and petition those most seriously affected have indicated their concern. 1" ur,;c you to weigh and consider their concerns and wort: toward a use and solutions thatt would. not cause adverse effect on the neighboring arca.. B,y copy of this letter I an passing on my concerns about the pener<a1and this specific apnl icat:i.on of the defini- tion or tl)e condition of bl i ebt by government a enci_ es to the State y'cpartrent of rousing and Community ' evelcp- ment. The abuse of this discretionary power will serve only to ,.!ea.1:'.gin a solid prot;ran CteV1Se{1 to assist local governrents in solving the problems caused by truly blighted areas. Sinccr. cly, Jac1: 6()0D G OV-11 it r.il.1� 5.1t °,,ktr,11it.l))It III( NI ii411 1:V'1111'Cam!fl l�r1 g A A REPORT TO ACCOMPANY THE REDEVELOPMENT PLAN FOR THE BONITA PLAZA REDEVELOPMENT PROJECT as submitted by the REDEVELOPMENT AGENCY OF THE CITY OF NATIONAL CITY to the CITY COUNCIL OF NATIONAL , CITY, CALIFORNIA City Council and Members of the Redevelopment Agency: Ki l e Morgan, Mayor and Chairman Joseph L. Camacho, Vice -Mayor Michael R. Dalla Ralph A. Pinson Luther G. Reid / 243 Na Lc na.e Avenae Na;ti_onat. City, Cati6ofca August 1974 f8 TABLE OF CONTENTS. Page INTRODUCTION Introduction 1 General Description of the Project Area 1 Selection of the Area 1 - 2 REPORT ON BLIGHTING CONDITIONS Inadequate Public Improvements and Faulty Planning (Section 33032) 3 - 6 Depreciated Values (Section 33033) 6.- 7 ! Unproductive Condition of Land (Section 33034) 8 Summary of Conditions 8 Conclusion 9 - 10 FINANCING Financing Plan .. .. • • ..... 11 RELOCATION PLAN Relocation Program 12 PRELIMINARY PLAN AND PLANNING COMMISSION REPORT Preliminary Plan 13 Report of the Planning Commission 13 AVAILABILITY OF REDEVELOPMENT PLAN FOR PUBLIC REVIEW Availability of Redevelopment Plan to Public, CONFORMITY WITH GENERAL PLANS 14 Conformity with General Plans .. ...... . • • • 15 ENVIRONMENTAL IMPACT REPORT Environmental Impact Report . . .. .•..... 16 - 17 LIST OF EXHIBITS Exhibit A Sections 33031 through 33037 and 33352 of the Health and Safety Code Exhibit B Letter from Koenig Corporation dated October 31, 1973 Exhibit C Map of Area Exhibit D Title Report dated June 11, 1974 Exhibit E Soils Report by Moore and Taber Exhibit F Letter from Rick Engineering Company dated May 9, 1974 Exhibit G Chart Regarding Assessed Valuations and Tax Receipts Exhibit H Report by American Testing Institute dated August 19, 1974 Exhibit I Report by Blyth Eastman Dillon and Company Exhibit J Memorandum from National City Planning Department dated August 14, 1974 Exhibit K Notice of Joint Public Hearing Affidavit of Mailing Exhibit M Certificate of Mailing Exhibit N Letter from Chula Vista Planning Department dated July 31, 1974 Exhibit 0 Exhibit P Distribution List of Draft EIR Exhibit Q Final Environmental Impact Report ji INTR 0.D C T .1 0 N INTRODUCTION This report sets forth a description of the Bonita Plaza Redevelopment Project area and describes the physical, economic and social conditions in the area to establish eligibility of the project for redevelopment pursuant to the California Health and Safety Code, Division 24, Part 1, Sections 33000, et. seq. Section 33352 of the referenced code requires that every redevelopment plan submitted by a redevelopment agency to the legislative body of the community be accompanied by a report such as this one. The California Community Redevelopment Law finds and declares "...that there exist in many communities blighted areas which constitute either social or economic liabilities, or both, requiring redevelopment in the interest of the health, safety, and general welfare of the people of such communities and of the State..." (Section 33030). Sections 33031 - 33034, inclusive, of the referenced -Code find and declare that the existence of certain phssical, social, and economic conditions are characteristic of blighted areas; Section 33035 (a) of the referenced Statute finds that, "The existence of blighted areas characterized by any or all. of such conditions constitutes a serious and growing menace which is condemned as injurious and inimical to public health, safety and welfare of the people of the communities in which they exist and of the people of the State." A copy of Sections 33031 through 33037 and 33352 are attached hereto as Exhibit A. GENERAL DESCRIPTIOWOF THE PROJECT AREA The project is located at the southeast quadrant of the intersection of Interstate Freeway I-805 and State Highway 54. -The area is generally bounded by Sweetwater Road on the northeast, the toe of the bluff to the northwest of Bonita Mesa Road, 1-805 on the west and Route 54 on the northwest. The total area is 129.14 acres. The area is presently located within three local political jurisdictions (i.e., City of National City, City of Chula Vista, and the County of San Diego). Most of the property is owned by one private property owner. This owner has 107.89 acres in National City, 5.19 acres in the County, and 2.31 acres in Chula Vista. The County owns 9.59 acres. The remaining 4.16 acres is in public rights -of -way, primarily Sweetwater Road which is within the city limits of National City. Approximately 103 acres are devoted to use as a privately owned golf course open to the public. There are about 4.16 acres of public streets. The remaining land is vacant. The Bonita Golf Course is covered with vegetation, a clubhouse, maintenance shed, sewer pump house, and utility poles. The privately owned property was annexed to National City in 1970 with commercial zoning. SELECTION OF AREA The private property owners in the area requested that the City of National City designate the property as a survey area. That written request is enclosed herewith as Exhibit B, and the body of said letter is quoted in its entirety as follows. "As you know, property which is owned by the Koenig Corporation at the sovtheast quadrant of Interstate 805 and Sweetwater Road has q 2- been annexed to the City of National City with commercial zoning. Since that annexation, the State Department of TranspoTtation has acquired part of our property for freeway right-of-way. This taking and other changes in the area have adversely affected the economic feasibility of the golf course operation. As a result of recent developments northeast of Sweetwater Road, natural water run-off courses have been altered causing inundation over parts of the golf course. During the winter of 1972-73, the *run-off deposited mud and debris on the course driving range requiring that the range be closed during periods as long as two weeks. The aforementioned conditions have resulted in depreciated value, impaired investment, and unproductive condition of the Land. Thus, the undersigned members request the City Council to designate the property and the immediately adjacent areas as a survey area to study satisfactory corrective measures to reverse the trend to blighting conditions and promote the sound development of the property in the public interest." Twelve snapshots of the area in an inundated condition were attached to the aforementioned letter from the property owner. Said snapshots are on file in the Agency office. The project is located in the Sweetwater Valley and nearly all of the area is subject to inundation. Those portions of the project subject to the 100 year flood conditions are identified on Exhibit C. The native soils will not generally provide adequate foundation support for substantial buildings. The area is in a flood plain. Thus, a flood channel —must be provided and the remainder of the area raised out of the flood zone by importing earth for building pads. A myrtad of easements have been imposed on the property which restricts development. Tremendous costs are involved in relocating utilities, providing flood channels, importing earth fill to both raise the site out of the flood plain and to provide an adequate foundation for construction of buildings. Due to the aforementioned conditions, the area is economically stagnant. Perhaps redevelopment may be the only feasible means of developing this area for any type of profitable, long-term private uses. Both the County property and the land located in Chula Vista are landlocked. Access to these parcels cah reasonably be obtained only by trespassing across the land owned by the private persons who requested that the area be designated as a survey area. The recent construction of Freeway 1-805 restricts access. Flood plain overlay zoning exists on both the County - owned property and the land in Chula Vista. The project site is unique in that three political jurisdictions converge in the area. Since access to the land located in the County (about 15 acres) and Chula Vista (about2.31 acres) is restricted by 1-805 and is in the flood plain of Sweetwater River, these areas should be included in the Bonita Plaza Redevelopment Project. Optimum planning of the land located in the unincorporated area and in Chula Vista can best be achieved by including these areas with the 112.05 acres presently within the city limits of National City. Public services and utilities cannot be provided by either the County or Chula Vista. Only the City of National .City can provide services due to the construction of 1-805. The area is of a reasonable size to enable a redevelopment project to be planned and executed expeditiously. Both the Survey Area and the project area boundaries will enable the development of a stable area in itself to emerge, and also reflect a beneficial influence from facilities and activities on the perimeter. REPORT ON BLIGHTING CONDITIONS INTRODUCTION A survey has been made of conditions existing in the area. The blighting conditions are grouped hereinafter as they relate to the appropriate Sections 33031 through 33034 of the Health and Safety Code. Inadequate Public Improvements and Faulty Planning (Section 33032 of the Health and Safety Code). a. Limited Access The area, although substantial in size, has limited access. Interstate Freeway I-805 is located along the southwesterly boundary. Highway 54 is adjacent on the northwest. The extreme southerly tip of the area has access on to Bonita Mesa Road. However, Bonita Mesa Road is a two lane street which serves a residential neighborhood and cannot be described as providing any reasonable degree of -access to the subject property. The only access to the property is from Sweetwater Road on th. northeast. This street is presently a two lane road which should be widened to at least a four lane arterial street. b. Easements The area is encumbered by so many easements that development of the site is not possible unless some easements are vacated and other utilities are relocated. Some of the more major easements are noted on the map attached hereto and marked Exhibit C. The existing easements include, but are not limited to, street and road easements of varying widths up to sixty feet, forty foot wide storm drain easements, fifteen foot sewer easement, twenty foot sewer easement, water easements of varying widths up to forty feet, and electrical power distribution easements of varying widths up to twelve feet. Although most of the easement locations are fixed, it will be noted that some are "floating" or "blanket" easements which inhibit construction of building and other improvements. These encumberances on title make it "extremely" difficult for the private sector to develop the property. Remedial action may require the threat of exercise of action in eminent domain. Other easements not identified on Exhibit C are noted in that certain Amended Preliminary Report of title dated June 11, 1974 as prepared by Land Title Insurance Company. Said title report is attached hereto as Exhibit D. c. Soils Conditions A preliminary soils report was prepared for the site in March of 1971 by the firm'of Moore and Taber, consulting engineers and geologists, 4530 East La Palma Avenue, Anaheim, California 92806. A copy of that report is attached hereto as Exhibit E. The native soils consist of alluvial flood plain sediments consisting of lenticular interbedded layers of highly compressible silts, silty sands and clays underlain by dense sand and gravel deposits. Expansion tests were performed on five samples of representative soils in accordance with the Expansion Index tests as adopted by the Los Angeles Section of the American Society of Civil Engineers. The tests indicated that the expansion potential of two samples is very high while the expansion potential of three samples is very low. This suggests that the soils are not uniform and that soils studies and special attention must be given to preparation of the site and design of building foundations before any structures can be erected thereon. A former borrow area has been backfilled with uncontrolled fill. The soils must be reworked and coMpacted prior to construction of buildings in this area. The water table in the area is relatively near the surface. Water seepage or saturated soils were encountered in twelve of the nineteen borings. Water was encountered between seven and sixteen feet below existing surface. Thus, water was encountered between elevations sixteen and twenty four. A summary of the twelve borings regarding encountered water is as follows. Depth Boring Number Notation Below Surface lA Groundwater Seepage At Elevation 19 11 Feet 3A Groundwater Seepage At Elevation 16 16 Feet 4 Groundwater Seepage At Elevation 20 1/2 7.5 Feet 5 Groundwater Seepage At Elevation 18 1/2 10 1/2 Feet ... 6 Groundwater Seepage At Elevation 19 1/2 12 Feet 7 Groundwater Seepage At Elevation 20 1/2 11 1/2 Feet 8 Groundwater Seepage At Elevation 24 12 Feet 9 Groundwater Seepage At Elevation 21 13 Feet 10 Saturated At Elevation 20 1/2 9.5 Feet (Saturated) 12 Groundwater Seepage At Elevation, 16 11 Feet 13 Saturated At Elevation 18 1/2 7 1/2 Feet , . (Saturated) 14 Groundwater Seepage At Elevation - 19 7 Feet Settlement characteristics of ten representative samples were evaluated by means of laboratory consolidation tests. The consulting firm emphasized "...that the addition of more than one or two feet of fill would precipitate excessive settlement...". In the subject soils report, Moore and Taber were instructed to assume the construction of buildings ranging from two-story housing, through small commercial buildings and including relatively large commercial structures. They were further advised that the site may require some fill to elevate the site above the flood plain. With the type of improvements contemplated, some of the conclusions reached by Moore & Taber were: 1. "Native soils will not generally provide adequate foundation support for the proposed buildings without special treatment." Page 7. 2. "It should be emphasized that the addition of more than one or two feet of fill would precipitate excessive settlement below the water table and require a surcharge fill which would have to be left in place up to six months." Page 7. Since the native soils on the surface are highly compressible and the water table is near the surface, the area must be filled with selected soils material and compacted to an acceptable standard in order to provide an adequate foundation for most buildings at an economic cost, Although the site must be filled to correct the existing condition of highly compressible native soils, such fill operation itself causes problems. A fill of more than two or three feet will precipitate excessive settlement below water table and require surcharge before the property can be improved. A twenty inch sewer line in the northwesterly portion of the area which has been backfilled must be rerouted to permit the recommended surcharge. d. Size of Golf Course The golf course is approximately 103 acres in size. An accepted standard size for an eighteen hole golf course is between 140 and 170 acres. Thus, the property is substandard in size for the existing use. e. Flooding The entire area is subject to inundation. With minor exceptions, the entire area is subject to flooding by the 100 year storm. Refer to Exhibit C. The area is in the Sweetwater Valley. In recognition of the potential flood hazard the City of National City, County of San Diego, and City of Chula Vista have each identified the areas in their respective jurisdictions as being in a_ flood plain. A Federal flood control project has been proposed from Freeway 1-805 to San Diego Bay. This Sweetwater River Flood Control Channel stops at the westerly boundary of the Bonita Plaza. Therefore, the area will not be benefited by the Federal project (if it is constructed) because the Bonita Plaza will continue to be subject to inundation. Therefore, provision for drainage facilities on -site must be constructed by parties other than the Federal project. Construction of a flood channel will permit developunt of private property in the immediate area. Existing topography in the area of the proposed Survey Area varies from approximately elevation 18 feet to about elevation 37 feet above mean sea level. The City Engineering Department recommends that no buildings be constructed at elevations less than 36 - 38 feet above mean sea level. Thus, the area will require from zero to approximately 20 feet of fill to raise the site above the flood plain zone. The area suffers from lack of adequate drainage provisions. Con- struction of a flood channel and raising the elevation of the remainder of the site will both provide for adequate drainage and permit the property to be developed to its highest and best use. Thirteen photographs of the golf course were taken by the National City Police Department on April 4, 1974. These 8" x 10" black and white gloss photographs indicate the condition of the course after a rain. Said photographs are on file in the Agency office. f. Sewer Failure The possibility of a large sewer line rupturing during a major storm is very real. The 42" Spring Valley outfall sewer meanders along a line near the central course of the Sweetwater River. This sewer should be relocated to an area where it would be safe from washout and rupture during a storm, which condition would result in raw sewage being carried down the Sweetwater River into San Diego Bay. Refer to Exhibit F for a statement by Rik Engineering Company. The horizontal relationship of this- sewer to the center line of Sweetwater River is identified on Exhibit C. The City Engineering Department has indicated that the possibility of rupture during a major storm is a real and apparent danger to public health and suggest relocation of the sewer line as possible corrective action. g • "Landlocked" Parcels The unique fact that three political jurisdictions converge in the area is discussed in the Section of this report entitled Selection of Area. Due to topography and the recent construction of Freeway 1-805 approximately 17.09 acres are "landlocked" or inaccessible except through the City of National City and across private property. The County of San Diego owns 9.59 acres of property in the extreme northwest corner of the area. The County can gain access to its property only by trespassing across private property or from the west in the flood control channel under 1-805. The owners of private property own approximately 5.19 acres located in the unincorporated area of San Diego County and 2.31 acres in the City of Chula Vista. Neither the County nor Chula Vista can provide public services and utilities to these properties due to the construction of 1-805. Access to these parcels is available only by trespassing on private property. Due to the construction of Freeway 1-805 neither the County nor Chula Vista can provide public ser:iees and utilities to these parcels. Only the City of National City can provide service to the property in the unincorporated area and the land presently within the city limits of Chula Vista. Depreciated Values (Section 33033 of the Health and Safety Code). a. Tax Receipts The privately -owned property within -the project area consists of approximately 116 acres. The total valuation as assessed by the County Assessor, San Diego County, was $85,125.00 far the fiscal year 1973 - 1974. Only two assessor's parcels contain building improvements. The total real property taxes, exclusive of personal property and exemptions, based upon 1973 - 1974 tax rates is approximately $8,772.00. Refer to Exhibit G. The assessed value of land only is $62,625, and the total taxes based upon 1973 - 1974 tax rates is $6,470.02. The assessed value of the property is exceptionally low. The tax receipts from this property are insufficient to pay for the property's prorata share of municipal services. The city provides fire protection, sewage facilities, police protection and maintenance of streets. The area produces tax receipts well below the average for other privately -owned acreage in National City. The assessed valuation of an acre of land in National City in 1973 - 1974 averaged about $1.280.00. . the average assessed value of an acre in this project area is approximately $734.00. A comparison follows of the assessed value on land only in the subject project area and in National City's other redevelopment project, the E. J. Christman Business & Industrial Park I. This comparison clearly establishes that tax receipts are well below other properties of similar size. Acres of private land Assessed value of land only Average assessed value per acre Bonita Plaza 115.76 acres $62,625 E. J. Christman Business and Industrial Park I 59.89 acres $443,350 $540.99 per acre $7,402.74 per acre NOTE: Zoning in the E. J. Christman Business & Industrial Park I is C-4 (wholesale commercial) and M-3 (limited industrial). Zoning in the proposed Survey Area is CMSCC (commercial major shopping center and convention zone), Ordinance No. 1246 dated 7-14-70). The aforementioned assessed value for the Bonita Plaza is the 1973 - 1974 assessment while the 1969 - 1970 assessed value is used for the E. J. Christman Business & Industrial Park I project. The 1969 - 1970 assessed value is used because that was the last year prior to initiation of acquisition of property by the Redevelopment Agency of the City of National City. Generally speaking, assessed valuations have been increasing in recent years. Thus, it is clear that the subject area is producing tax receipts substantially below the average of other land in National City. Such tax receipts as are realized are insufficient to pay for the property's prorata share of municipal services. Groundwater Deficiencies The owners of the golf course irrigate with water from wells on site. This is less expensive than purchasing water from the local water utility company. Such a saving in operating costs helps offset the cost of other adverse economic impacts cited in the following subsection. - However, this economy is short-lived. The ground water is being subjected to salt water intrusion. The fairway and plant growth are declining due to the use of high chloride irrigation water. Samples of soils, water and leaves ,of Eucalyptlis trees all indicated chloride levels in excess of acceptable levels. Approximately. 12% of the Silver Dollar Eucalyptus and 25% of the narrow leaf varieties of Eucalyptus trees are dying. A technical report on laboratory tests made of the soils, water and tree samples is attached as Exhibit H. This report is dated August 19, 1974 and was prepared by American Testing Institute, 6695 Convoy Court, San Diego, California. The American Testing Institute is a Federal and State certified Laboratory. c. Economic Feasibility of Existing Use Whers of the private property report that several conditions have adversely affected the economic feasibility of the golf course operation. The acquisition of property for freeway rights -of -way required portions of the golf course to be redesigned and/or reconstructed. The owners believe that the new layout is not as acceptable to the golfing public. New construction by private developers northeast of Sweetwater Road has altered natural drainage courses. This has caused inundation and the depositing of mud and debris. When this condition exists, the driving range must be closed for temporary repairs. The ciroundwater conditinnc noted in the immediately preceeding subsection causes more fertilizer to be applied to the grass. Dying trees must be replaced. Unproductive Condition of Land (Section '33034 of the Health and Safety Code). a. Vacant Land Of the 129 gross acres in the area about 103 acres are devoted to a golf course and approximately 4 acres are in public streets. This results in 22 acres laying vacant and unproductive. b. Flood Plain And Zoning Because nearly all of the site is in a flood plain, improvement of the property to its highest and best use cannot be achieved without certain physical improvements being provided. The property cannot be developed until most of the easements are abandoned, some utilities are relocated, a flood channel is created, and the site to be improved with productive private uses is raised by means of earth fill above the flooding line. Tax receipts from the area do not justify the expenditure of City .funds for the aforementioned improvements without the attendant participation of private enterprise in revitalization of the area. Although the private prope-rty has been zoned for cothmercial use for about four years, the absence of improvements strongly suggest that private enterprise has not deemed it financially feasible to correct the deficiencies of the area to allow proper and complete development of the property without public assistance. Therefore, the area remains stagnant and unproductive unless and until the several conditions heretofore identified as existing in the area and being characteristic of a blighted area are removed. This acreage is potentially useful'to the public health, safety and general welfare of the community. The area is clearly potentially valuable land. It enjoys exposure to two freeways. Nevertheless, the underutilization of the property continues, and the highest and best use of the land has not been achieved.Thus, the land is in an unproductive condition. Furthermore, in recognition that the property is in a flood plain, the City of National City placed a flood plain overlay upon the commercial zoning of the property. This was accomplished four years ago when the original zoning was established. The property cannot be substantially improved nor structures erected unless and until provisions are made for drainage structures and/or accommodation of water which might be anticipated in the 100 year storm condition. SUMMARY OF CONDITIONS 1. Access is limited. 2. Amyriad of easements inhibit development 3. Soils are highly compressible. 4. The area of the golf course is substantially less than accepted standard size of eighteen hole courses. 5. The area is subject to inundation. 6. In the event of a major storm the A2" Spring Valley outfall sewer could rupture and create hazards to health. 7. Some parcels are "landlocked". /00 8. Tax receipts are substantially beloW the average of other land. 9. Groundwater is experiencing salt water intrusion to the detriment of the quality of water. 10. Changing conditions in the area have adversely affected the economic feasibility of the golf course operation. 11. Some of the land is vacant and unimproved. 12. Drainage facilities and flood protection measures are needed. 13. Approximately seventeen acres of land located in the unincorporated area of San Diego County and the City of Chula Vista cannot be provided with public services and utilities by the public entities. Such services can only be provided by the City of National City due to the construction of Freeway 1-805. CONCLUSION Conditions exist in the area which are characteristic of blighted areas as provided in the California Health and Safety Code. The area is characterized by faulty planning, depreciated values, impaired investments, inadequate tax receipts, and an unproductive condition of land. These conditions exist in sufficient magnitude as to constitute a liability to the community to an extent "requiring redevelopment in the interest of the health, safety and general welfare .of the people of the community and of the State". As a consequence of these conditions, the deficient conditions in the area cannot be corrected except by redeveloping the entire area. If a Redevelopment Plan is adopted by the City Council 0' the City of National City, the adopting Ordinance Must contain a finding and determination that the area is blighted, and redevelopment is necessary to effectuate the public purposes declared in the Health and Safety Code. In your deliberations, attention is directed to the three Sections of the Redevelopment Law stating the Declaration of State Policy in regard to Blighted Areas. Sections 33035, 33036 and 33037 are set forth in full below. The emphasis provided by underlining certain portions of those Sections is added by the writer of this report as being, in his opinion, particularly applicable to the Bonita Plaza Redevelopment Project. Section 33035. Public Injury From Blighted Area It is further found and declared that: (a) The existence of blighted areas characterized by any or an of such conditions constitutes a serious and growing menace which is condemned as irijurious and inimical to the public health, safety and welfare of the people of the communities in which they exist and of the people of the State. (b) Such blighted areas present difficulties and handicaps which are belignd remedy and contro.1221elesses in the exercise of police power. (c) They contribute substantially and increasingly to the prob- lems of, and necessitate excessive and disproportionate expenditures for, crime prevention, correction, prosecutiOn, and punishment, the treatment of juvenile deliquency, the preservation of the public health and safety, and the maintaining of adequate police, fire and accident protection and other public services and facilities. /0/ (d) This menace is becoming i-ncreasingly direct and substantial in its significance and effect. (e) The benefits which will result from the remedying of such conditions and the redevelopment of blighted areas will accrue to all the inhabitants and property owners of the commanities in which they exist. Section 3 036. Private Injury From Blighted Area It is further found and declared that: (a) Such conditions of blight tend to further obsolescence, dete- rioration, and disuse because of the Zack of incentive to the individual landowner and his inability to improve, modernize, or rehabilitate his property while the condition of the neighboring properties remains unchanged. (b) As a consequence the process of deterioration of a blighted area frequently cannot be halted or corrected except by redeveloping the entire area, or substantial portions of it. (1) Such conditions of blight are chiefly found in areas subdivid- ed into small parcels, held in divided and widely scattered ownerships, frequently under defective titles, and in many such instances the pri- vate assembly of the land in blighted areas for redevelopment is so 'difficult and costly that it is uneconomic and as a practical matter impossible for owners to undertake because oZack of the legal power and excessive costs. (d) The remedying of such conditions may require the public ac- quisition at fair prices of adequate areas, the clearance of the areas through demolition of existing obsolete3 inadequate, unsafe, and in- sanitary buildings, and the redevelopment of the areas suffering from such conditions under proper supervision, with _p_pp_paroria, and continuing land use and construction policies. Section 33037. Declaration Of State Policy For these reasons it is declared to be the policy of the State: (a) To protect and promote the sound development and redevel- opment of blighted areas and the general welfare of the inhabitants of the communities in which they exist by remedying such injurious conditions through the employment of all appropriate means. (b) That whenever the redevelopment of blighted areas cannot be accomplished byprivate enterprise alona,without public participa- tion and assistance in the acqu-tsition ofland, in planning and in the financing of land assembly, in the work of clearance, and in the mak- ing of improvements necessary therefore, it is in the public interest to employ the power of eminent domain, to advance or expend public funds for these purposes, and to provide a means by which blighted areas may be redeveloped or rehabilitated. (c) That the redevelopment of blighted areas and the provisions for appropriate continuing land use and 'construction policies in them constitute public uses and purposes for which public money may be advanced or expended and private property acquired, and are govern- mental functions of state concern in the interest of health, safety, and welfare of the people of the State and of the communities in which the areas exist. (d) That the necessity in the public interest for the provisions of this part is declared to be a matter of legislative determination. 10 /0 2- FINANCING I o3 FINANCING PLAN Based upon estimates of the cost of constructing public improvements prepared by Rick Engineering Company and the experience and knowledge of the staff of the Redevelopment Agency, the Agency's portion of the cost of the Bonita Plaza Redevelopment Project is estimated to be approximately $5,592,000.00. It is anticipated that the cost of public improvements and facilities including the relocation and undergrounding of utilities will be financed with proceeds received by the Redevelopment Agency from the issuance of tax allocation bonds. The financial consulting firm of blytn Eastman Dillon and Company of San Francisco, California was retained to prepdre an analysiS of the feasibility of issuing tax allocation bonds in a sufficient amount to produce necessary funds for the public improvements. Blyth Eastman Dillon and Company has concluded "...that projected tax revenue will support tax allocation bond issues considerably larger than necessary to meet presently estimated Project requirements". A copy of that report is included h'erewith as Exhibit I. 11 RELOCATION p L ANh /05 RELOCATION PROGRAM Division 24, Part 1, of the California Health and Safety Code requires that the legislative body of a community which is contemplating adoption of a Redevelopment Plan for a redevelopment project to provide for feasible plans to relocate families and persons displaced from the project area. The aforementioned Community Redevelopment Law clearly places a responsi- bility upon the City Council and Redevelopment Agency to assist residents of a project area which are being displaced. There are no residents in the Bonita Plaza Redevelopment Project. Due to the zoning of the property, there will not be any residents moving into the area which will be displaced upon implementatitn of the Redevelop- ment Plan. The property within the boundaries of the project area is vested in a very few ownerships. The County owns a nine acre parcel which is to be utilized as open space. The State of California owns a portion of Sweetwater Road right-of-way. The remainder of the property is for all intents and purposes owned by a private corporation. That corporation operates a golf course which is open to the public on this property. No one resides at the golf clubhouse. The private corporation wishes to sell the property either to the Redevelopment Agency of the City of National City or to private enterpreneurs for redevelopment in conformance with the Redevelopment Plan for the Bonita Plaza Redevelopment Project. Thus, the owner wishes to discontinue operating the golf course. Due to the circumstances found to exist in the project area the provisions of the Community Redevelopment Law, including portions of Section 33367 and Article 9 of Chapter 4 thereof, regarding the necessity for relocation plans and various findings of adequate resources for alternate housing are not appropriate for the Bonita Plaza Redevelopment Project. Chapter 16, Relocation Assistance was added to the California Government Code (Section 7260 et seq.) in 1971. This legislation requires that families, persons, and businesses be afforded relocation assistance when displaced due to acquisition by a public entity. As noted above, it is not contemplated that the Redevelopment Agency will displace the golf course business by acquiring the property on which it is located. Rather, it is planned that the golf course/clubhouse will be acquired by private entities. Pursuant to the aforementioned Sections of the Government Code (Relocation Assistance Section 7267.8) the Agency will adopt rules and regulations implementing relocation requirements of Chapter 16 of the California Government Code. Any persons or businesses displaced due to acquisition of real property by the Redevelopment Agency will be afforded all rights, privileges and benefits provided by said rules and regulations and State law. Said rules and regulations are hereby incorporated into this Relocation Program as if fully set forth herein. The Redevelopment Agency of the City of National City will adopt this Relocation Program by resolution. -12 /0 6 RELOCATIO:' TROGRAM Bonita PZaza Redeveiorment PiLo feet Division 24, Part 1, of the California Health and Safety Code requires that the legislative body of a community which is contemplating adoption of a Redevelopment Plan for a redevelopment project to provide for feasible plans to relocate families and persons displaced from the project area. The aforementioned Community Redevelopment Law clearly places a responsibility upon the City Council and Redevelopment Agency to assist residents of a project area which are being displaced. There are no residents in the Bonita Plaza Redevelopment Project. Due to the zoning of the property, there will not be any residents move into the area which will be displaced upon implementation of the Redevelopment Plan. The property within the boundaries of the project area is vested in a very few ownerships. The County owns a nine acre parcel_which is to be utilized as open space. The State of California owns a portion of Sweetwater Road right-of-way. The remainder of the property is for all intents and purposes owned by a private corporation. That corporation operates a golf course which is open to the public on this property. No one resides at the golf clubhouse. The private corporation wishes to sell the property either to the Redevelopment Agency of the City of National City or to private entrepreneurs for redevelopment in conformance with the Redevelopment Plan for the Bonita Plaza Redevelopment Project. Thus, the owner wishes to discontinue operating the golf course. *O. Due to the circumstances found to exist in the project area the provisions of the Community Redevelopment Law, including portions of Section 33367 and Article 9 of Chapter 4 thereof, regarding the necessity for relocation plans and various findings of adequate resources Tbr alternate housing are not appropriate for the Bonita Plaza Redevelopment Project. Chapter 16, Relocation Assistance was added to the California Government Code (Section 7260 et seq.) in 1971. This legislation requires that families, persons, and businesses be afforded relocation assistance when displaced due to acquisition by a public entity. As noted above, it is not contemplated that the Redevelopment Agency will displace the golf course business by acquiring the property on which it is located. Rather, it is planned that the golf course/clubhouse will be acquired by private entities. Pursuant to the aforementioned Sections of the Government Code (Relocation Assistance Section 7267.8) the Agency will adopt rules and regulations implementing relocation requirements of Chapter 16 of the California Government Code. Any persons or businesses displaced due to acquisition of_real property by the Redevelopment Agency will be afforded all rights, privileges and benefits provided by said rules and regulations and State law. Said rules and regulations are hereby incorporated into this Relocation Program as if fully set forth herein. The Redevelopment Agency of the City of National City will adopt this Relocation Program by resolution. Auoust 9 1974 /07 • _ j1 r • "-ri,- ::r am • !=( • • • 171 `i ° nri 18 cc-) b CITY. OF PJV1E [ o cni • f'\ (77N\ ♦ t • L OU l sIA i'E_A:JIA R1 111.4`1:1_0151.1E:11 r • 1243 National Avenue Civic Center National City San Diego County Califo.�n;a, 320C3 (714) 477-1181 log REOEVELOPflEkif PLAN BONITA PLAZA REDEVELOPMENT PROJECT Nationat CLy, Cati4atnia SECTION A - TABLE OF CONTENTS Page SECTION A. TABLE OF CONTENTS 1 SECTION B. INTRODUCTION 2 ECTION C. DESCRIPTION OF PROJECT 2 1. Boundaries of Project Area 2 2. Redevelopment Plan Objectives 4 3. Types of Proposed Redevelopment Actions. ...... 5 SECTION D. LAND USE PLAN 5 1. Land Use Plan 5 2. Land Use Provisions andBuilding Requirements 5 SECTION E. PROJECT PROPOSALS 12 1. Land Acquisition 12 2. Rehabilitation 14 3. Redeveloper's Obligations. . • • • ....... . 14 4. Design Objectives and Approval of Plans ....... . • . • 15 5. Underground Utility Lines 16 SECTION F. OTHER PROVISIONS NECESSARY TO MEET STATE AND LOCAL REQUIREMENTS 16 1. Conformity with the California Community Redevelopment Law 16 2. Financing 17 3. Supplemental Authorization 18 4. Cooperation with Other Political Jurisdictions and Adjustments of Project Boundary 19 ECTION G. PROCEDURES FOR CHANGING APPROVED PLAN 20 SECTION H. ACTIONS BY THE CITY 20 SECTION I. ENVIRONMENTAL IMPACT REPORT 21 SECTION J. SEVERABILITY 22 SECTION K. EXHIBITS 1. Land Use Plan, Map 1 23 2. Tentative Circulation and Tentative Easement hap, Map 2.• . . 24 3, Project Boundary and Land Acquisition Map, Map 3 25 4. Illustrative Site Plan, Map 4 .. . 26 5. Survey Area Le9a1 Pev:ripti . 0 , . , 27 %0 7 SECTION 3 - INTRODUCTION This Redevelopment Plan has been prepared by the Redevelopment Agency of the City of National City, California, pursuant to Part 1, Division 24, of the Health and Safety Code, State of California (Community Redevelopment Law) , the California Constitution, and all applicable local codes and ordinances. ..SECTION C - DESCRIPTION OF PROJECT Boundaries of Project Area The boundaries of the project area are illustrated on Map 3, Project Boundary and Land Acquisition Map, attached hereto under Section J. The following description traces the perimeter boundary -of the project area. The Bonita Plaza project, situated' in the City of National City, County of San Diego, City of Chula Vista, State of California; is described as follows: All those portions of Quarter Sections 100, 109, and 110 of Rancho De La Nacion in the County of San Diego, State of California, according to Map thereof No. 166 filed in the Office of the Recorder of said County, TOGETHER WITH portions of Lots 8, 9 and 10 of L.W. Kimball's Subdivision of portions of Quarter Sections 98, 99, ` 110 and 111 of Rancho De La Nacion, in said County and State according to Map thereof No. 63, filed in the Office of said County Recorder, described as a whole as follows: Beginning at the East Quarter Corner of said Quarter Section 110, thence along the Southerly boundary of Bonita Fairway, Map thereof No. 4581, filed in the Office of said County Recorder, South 71 °41 '38" West (Record South 71 °42'00" West) 630.00 feet to an angle point in the Westerly boundary of said Map No. 4581, being also the TRUE POINT OF BEGINNING: thence along the Westerly and Northerly boundary. of said Map No. 4581 the following courses: C1 North 03 °54'00" East, 402.04 feet (Record North 03 °54'00" East, 402.00 feet); (2) North 13°51 '58" East, 370.11 feet (Record North 13°54'00" East, 370.00 feet); (3) North 03 °55'55" East, 254.13 feet (Record North 04 °02'00" East, 254.00 feet), (4) North 04'17'26" West, 316.87 feet (Record North 04°22'00" West, 317.00 feet); (5) North 54°23'52" East 116.00 feet (Record North 54°25'00" East, 115.99 feet) ; (6) South 18 °11 '03 " East 27.23 feet (Record South 18 °10'47" East, 27.31 feet); (7) North 71 °50'25" East 403.68 feet (Record North 71°43'14" East, 464.00 feet); thence ie:av l ng the boundary of said Map .4581, North 1 p °11 '03" We 7 t 370.18 feet to ca point in thoSoutherly right-of-way of County of 'San Diego Road Surrey No. 558 (Sweet: xter Road) on file in the Office of the County Engineer of 1%a said County; thence at right angles to said Southerly right-of-way North 06°36'41 " East 60.00 feet to the Northerly right-of-way of said Road Survey 558; thence along said Northerly right-of-way and along the Northerly right- of-way of County of San Diego Road Survey No. 1323 (Sweetwater Road) on file in the Office of said County Engineer, North 83°23'19" West 324.55 feet to the beginning of a tangent 1470.00 foot radius curve concave Northeasterly; thence along said curve and Northerly right-of-way through a central angle of 19 °10' 35" an arc distance of 492.00 feet; to a point in the right-of-way of California State Highway 11-SD-805; thence along Zast mentioned right-of- way the following courses: (1) North 28 °33 '11 " East (2) North 61°26'49" West (3) North 28°33'11" East (4) North 33°21'44" West (5) South 58°28'31" West (6) South 70°10'58' West (7) South 56°38'16" West (8) South 01°09'59" East (9) South 84°24'59" 'West (10) South 55°11'01" West 18.30 feet; 896.12 feet; 13.48 feet; 71.05 feet; 155.75 feet; 107.28 feet; 246. 33- feet; 32.85- feet; 75.49 feet; 582.29 feet; .(11) Along a tangent 637.00 foot radius curve concave Southeasterly, through a central angle of 30°35'03" an arc distance of 340.03 feet; (12) Along a non -tangent line South 16°48'32" East 510.92 feet; thence leaving said right-of-way South 48°43'45" East 593.63 feet; thence South 55°40'07" East 140.16 feet; thence South 56°00'09" East 10754 feet; thence South 31°22'30" East 232.52 feet; thence North 71 °48'00" East 55.72 feet; thence South 7°18'10" West 175.63 feet; thence South 4°42'30" East 342.48 feet; thence South 8°50'19" East 337.52 feet; thence South 10°29'01" East 326.19 feet to a point in the East-West centerline of said Quarter Section 110; thence along said East-West centerline North 71°14'38" East 953.83 feet to a point in the Easterly right- of-way of the San Diego and Arizona Eastern Railway (now abandoned) as said right-of-way is shown on Record of Survey Map No. 1579 filed in the office of said County Recorder; thence along said Easterly right-of-way South 26°23'42" East 443.68 feet (Record per Record of Survey Map No. 1579 South 26°23'20" East) to the beginning of a tangent 552.96 foot radius curve concave North- easterly; thence along said curve through a central angle of 28°47'58" an arc distance of 277.94 feet to a point in the West line of the East 6 acres of said Lot 10 of Map No. 63; thence along said West line North 18°13'42" West (Record North 18'13'20" West per Record of Survey Map No. 1579) 340.82 feet to a point in the Northwesterly right-of-way of County of San Diego Road Survey No. 706 (Bonita Mesa Road) on file in the Office of the County Engineer of said County, said point being also in a non -tangent 680. 00 foot radius curve concave Southeasterly, a radial line to said point bears North 82°22'02" West; thence Northeasterly along said right-of-way and said curve through a central angle of 30°18'00" an arc distance of 359.61 feet; thence along a prolongation of a radial Zinc to 6aid right-of-way North 52°04'02" West 101.85 feet to the TRUE POINT OF BEGINNING. • 2, Redevelopment plan objectives a. Maintenance of a sound and diversified economic base, .composed of a balance of commerce, recreational services and professional - administrative services. b. Provision of employment opportunities. c. Achievement of a balanced community. d. Establishment of a pattern of land uses which will best promote the health, safety, convenience and welfare of all citizens of the community. e: Elimination of blighting influences and physical deficiencies, and removal of impediments to permit the return of project area land 'to economic use and new construction. Provision of needed public facilities including adequate traffic circulation within and through and outside the project area. • • The relocation of some utilities underground in order to achieve a more aesthetically pleasing environment. 9 h. Achievement of changes in land -use._ i To stimulate and attract private investment, thereby improving the . City's economic health, employment opportunities and tax base. j. The ach,i everent of an environment reflecting a high leve▪ l of concern -for architectural and urban design principles, developed through encouragement guidance, appropriate controls and 2rofess ional assistance to owner participants and redevelopers. Elevating portion of the site above the flood plain level to permit economic t.se of the land. - Construction of open space floodway to provide dual purpose of storm drainage_and open space. m. Elimination of impediments to growth and development such as flood hazards and excessive easement restrictions. n. Provide the community with a variety of public and private services. Q. Provision of afire station in the southeast section of the community, either within or outside the Redevelopment project area. p. Produce increased tax revenue from real property taxes, retail sales taxes and transient occupancy taxes-. Protection of the future integrity of the area through Redevelopment Plan controls. r. Provision of ne• eded public improvements such as streets, flood protection, fire protection, .environmental controls, sewers, utilities and public transit fac i l i t: i es , both within and outside the redevelopment project area. s, Promote reasonable boundaries among adjoining political jurisdictions. t. Encourage sound utilization of undevclopable land. Provide ! , situation', to attract people and to provide il. ! t t�V i�Rk- �:i`t'�r.� an! ;r�,llr•t�i+�iik. ., for social ond ccil torai vxch,rnge. // 3. ypes of Proposed Redevelopment Actions The redevelopment activities to be undertaken will involve the revision of certain physical and environmental factors within the project area and in areas immediately surrounding the project area, the acquisition of property, clearance of structures, the removal 'and/or installation of public improvements and facilities and the relocation and underground placement -of some utility lines, revision of vehicular and pedestrian circulation patterns, provision for owner participation, and the disposition of land for redevelopment for the types of uses permitted under this Plan; all pursuant to , the provisions and require- ments of Part 1, Division 24, of the California Health and Safety Code oniuni ty Redevelopment Law). Historic and architectural preservation activities are not appropriate r this project area. SECTION D - LAW USE PLAN! Land Use Plan The Land Use Na:!, inc111d:.d as trap 1 under Section J of- this Redevelopment Plan, indicates the type and approximate '. ocat ica of land uses to be permitted in the project, area. 2. Land Use Provisions and Building Requirements This Plan envisions redevelopment which will be of benefit to the general public and financially attractive to private entrepreneurs. To accomplish this delicate balance, the. provi sions herein are designed to provide flexibility of development and to encourage and, - obtain the hi,ghes t in quality development and design:. In addition to the applicable local codes and ordinances that are in effect, the development or redevelopment of land in this project area shall be subject to the regulations and controls set forth herein. Where any conflict may arise, the more restrictive regulations shall apply. a. Permitted Uses As identified on Map 1, Land Use Plan, the following uses, together with accessory uses customarily appurtenant thereto, and utility and public facilities, shall be permitted in the Project Area. (1) Highway Cornn,ercial/offices : (Approximately 9 Acres) This use district is designed primarily to furnish transient lodging, eating and drinking facilities, recreation and a limited variety of goods and services at strategic locations for tourists, visitors, traveling businessmen and residents of the community. An additional purpose is to provide professional offices a,nd financial institutions to serve the occupants of the Bonita Plaza. The following uses are permitted in the highway commercial/offices use district: (a) Hotels and motels. (b) (c Restaurants and coffee shops, provided food and beverages shall he served only within hu i i d i ties and/or an enclosed patio, and further provided that full meal facilities shall t he va 1 l A1 1'. r i vr- i n res t.a i n'an t r and rest,. Ural n Ls of a pritfiasrily food "to 90" typo :Wall not hu permi LLt d. t:ct 1ne;s and profc:::;ional offices. (d) Banks and financial institutions. (e) Incidental and accessory ' uses will be permitted when such uses are not incompatible with the intent and purpose of this district. Examples of such uses include, but are not limited to, Or' —Sale alcoholic beverages, package or Off -Sale alcoholic beverages, entertainment, dancing, recreational facilities such -as swimming pools, barber shops, beauty shops, gift shops, banquet hall and meeting facilities, travel agencies, and netiars and tobacco shops. (2) Convenience center (Approximately 17 Acres) The objective of this use district is primarily to provide for the sale of convenience goods and personal services. Uses permitted in the convenience center use district include, but are not limited to: (3) (a) Hardware and building materials. (b) Nursery/greenhouse, retail. (c) Import house offering variety items. (d) Toy store. (e) -Hobby shop. ` (f) Book store. (g) i C'arnera and photographic supply store. (h) Jewelry store. (i) Musical instruments and supply store. (i) Radio, television. sound sales and repair. (k) Shoe store and repair. (1) Sporting goods. (m) Stationary store. (n) Barber shops. (o) Beauty salons. (p) Post Office. (q) Cleaning and laundry facilities. (r) Administrative offices of utility companies. (s) Automobile service station. (t) Other uses which are consistent with the objectives of this Pln. (u) Theaters. Neic iborhood (entire- SApproximately 16 Acres) The objective of this use district is to provide a location for major tenants, such as supermarkets and major drug stores. The center niay he developed with junior department s t.oro s or a major jor vaviet:v !:ton, tt4, major tt'nant:s, hut ,i.t'ull--line der:irt;i',om1 store wv not -he l ot:a t cd 111 1 h i'; dk.trict. Uses permitted 1 o Lill` )Iv19lt1)9r1tr=r)d tie district include: (it) `+ttlrr:'#'nte t ; (1) Drug f: t lti.0 , // (5) (c) Variety store. (d) Junior department store. (e) Restaurant. (f) Other uses which are consistent with the objectives of this Plan. (4) Regional Shopping Center (Approximately 53 Acres) The regional center will feature full -line department store(s) and an enclosed air-conditioned and heated pedestrian mall. Other commercial establishments will be located along the mall. Each and every building must be connected to the mall except that two tire/battery/auto accessory structures, one retail nursery building, and one bank may be located in this use district at locations other than along the pedestrian mall. The objective of the regional center use district is to provide for personal services as well as general merchandise, apparel, furniture and home furnishings in full depth and variety within a pleasant and controlled environment. open Space Green Belt (Approximately24 Acres) An open space area will be developed and preserved in the western section of the Bonita Plaza project. This area will be planted with appropriate vegetation and serve the dual purpose of being a flood - way to accommodate both local water drainage and storm drainage. Both passive and active type recreational activities will be permitted in this area. Buildings will be prohibited in this area. Passive recreation includes such facilities as garden areas, public displays, and rest areas. Active recreation facilities include such facilities as hiking, bicycle ,and equestrian .trails, golf driving range, etc. (6) Alternate Uses (7) The Redevelopment Agency at its discretion may permit the development of (1) a municipal fire station, (2) public transportation accommo- dations and terminal facilities, and (3) banks and financial institu- tions in -any of the land use districts except the open space green belt area. Prohibited Uses (a) Noxious or Objectionable Use. Uses which in the determination of the Agency cause any objectionable noise, odor, dust, fumes, fumes, smoke, vibration, toxic or noxious material, glare or heat from said premises which create or tend to create a nuisance are and shall be prohibited. (b) Hazardous Use. Uses which in the determination of the Agency create or tend to create a hazard.or are objectionable by reason of adverse affect on adjoining parcels and lots are and shall be prohibited. (c) Permanent Residential Use. Residential use except transient lodging in the Highway Commercial/Offices use area shall be pro- hibited. Additional Regulations and Controls for Acquired Property In order to provide potential developers and owner participants a maximum flexibility of development and to encourage and obtain the highest in quality development and design, specific development controls and require- ments for permitted non-residential use districts are provided on a limited basis only. The general •types of land uses to be permitted in each of the districts are set forth under Section D 2. a. above. Each plan shall indicate areas to be devoted to public transit facilities and terminals. Each development proposal will be subject to the Design Objectives set forth in Section E.4. below, to design criteria to be prepared or caused to be prepared by the Agency subsequent to adoption of this Plan and prior to the issuance of a building permit for construction of buildings, and to a review andfapproval by the Redevelopment Agency. The Agency may appoint any review committee it deems necessary to properly evaluate proposals, including but not limited to qualified experts and contracting with an architectural firm for professional review. Develop- ment proposals shall be accompanied by site plans, building plans, elevations, sections, development data and other appropriate material that clearly describes the extent of development proposed including land coverage, setbacks, heights and bulk proposed, off-street parking and loading to be provided, a landscaping plan and any other data determined necessary or requested by the Redevelopment Agency. All site plans, building plans, and elevations shall be prepared by a licensed architect. All landscaping plans shall be prepared by a licensed landscape architect. All building foundations shall be approved by a certified structural engineer. (1) Provisions for off-street parking (a) The required parking in the regional, convenience and neighborhood commercial use districts shall be a minimum of 5.5 spaces per 1,000 square feet of gross leasable area. Gross leasable area is defined td-include gross building area excluding areas for elevators, escalators, central heating rooms and air shafts. (2) (b) In the highway commercial/office use district the following minimum off street parking requirements shall apply. Uses Motel or Hotel Restaurants, Cocktail Lounges and Meeting (Conference) Rooms Professional Offices of Doctors, Dentists or Similar Professions Other Business, Technical Service, Administrative or Professional Offices Commercial Bank, Savings and Loan Offices, Other Financial Institutions, Public or Private Utility Office, Other Similar Window Service Offices Required Parking 1 space for each guest room plus 2 spaces for each dwelling (maragers) unit. space for each (5) seats or space for each 50 sq. ft. of gross floor area, whichever is greater. 1 1 1 space for each 15 sq. ft. of waiting room area, plus 1 stall for each examining room, dental chair or similar use area. 1 space for each 250 sq. ft. of gross floor area. 1 space for each 175 sq. ft. of gross floor area of the main floor, lobby or window service area. Provisions for off-street loading areas. (a) All uses requiring delivery of goods: Gross Floor Area in Square Feet 5,000 - 10,000 10,000 - 20,000 20,000 - 40,000 40,000 - 60,000 Each 50,000 over 60,000 Space Required 1 space 2 spaces 3 spaces 4 spaces 1 additional - 8 / (b) Loading and unloading within public rights -of -way (i.e. dedicated public streets) shall be prohibited. (c) In the regional shopping center loading areas shall be under- ground or completely screened from public view. (d) Each loading space required shall have a minimum length of 50 feet, width of 12 feet, and vertical clearance of 14 feet. (3) Exceptions:- Coubined or mixed uses, Exemption from these parking and loading requirements will only be made if the Redevelopment Agency has been assured that compre- hensive parking and loading facilities will be provided to reasonably serve the property. The required off-street parking and loading facilities may be provided collectively for two or more buildings or two or more uses provided the development plans are approved by the Redevelopment Agency. The Agency's decision shall be final. (4) Signs The style, siZe, and location of all signs shall be incorporated in the design of all development proposals and shall be included in the plans required by Section D 2. b. above. All signs will be subject to review and approval by the Redevelopment Agency. This review will emphasize the compatability of the style, size, and location of all signs with the architecture of the project and with the urban - rural setting of the Bonita Plaza. Shopping Center. Authority is hereby granted to the Agency to employ or contract with professional consultants to prepare additional design criteria for all signs. (a) A maximum of two pylon, freestanding or identification signs shall be permitted for the entire private area to be redeveloped. (b) No billboards shall be permitted. (c) Buildings may carry the identity of the owner or use provided such signs are architecturally compatible with the structure. (d) Directional signs pertaining to private uses may be permitted provided they do not exceed four square feet in area for pedestrian movements and sixteen square feet in area for vehicular movements. (e) Signs shall not be permitted on roofs. (f) Signs shall contain no moving or flashing parts. (g) All signs, except directional signs, must be placed flat against the facade of buildings, or when placed under a canopy shall be fixed at right angles •to the store front. (h) All redevelopers and owner participants shall be required to include a sign provision in any and all leases with tenants requiring lessee to conform to established signing policy and theme in the area to insure uniformity of scale, size and placement of signs. (i) No sign may be installed without prior Agency review and approval. (j) All siqm shall conform to Ordinance No. 1315 of the City of National City, and any anondments thereto. 1/7 (5) Outdoor Storage Outdoor storage and display of goods shall be prohibited, except for nursery products. Outdoor storage of nursery products must be completely screened from all public view by means of an artifi- cial or landscaped obstruction of a type approved by the Agency. Outdoor storage of materials in excess of six feet in height must receive prior approval of the Agency. (6) Rubbish Storage Rubbish and waste shall be contained in fly -tight, rodent -proof, nonflammable and reasonably waterproof storage containers. All storage and disposal facilities shall be screened from all public view, including adjacent residential areas. Any building or structure or portion of building or structure used for storage of rubbish and water shall contain an approved floor drain connected to the public sewer system. Toxic or Dangerous Materials Toxic or dangerous materials shall be stored in a manner that insures against their escape from the premises to the -detriment of public safety, health and welfare. (7) (8) (9) Building Intensity (a) In order to encourage and obtain the highest in quality development and design, and because each development proposal will be considered as a Planned Development, specific requirements for setbacks, and standards of development for parking, loading and landscaped areas are not specified herein. However, the Agency at its descretion may establish standards for development.to achieve des4-gn excellence pursuant to Section E 4. hereof. (b) Building coverage shall not exceed 50% of thq total land area. (c) Buildings shall not exceed three stories in height. Maintenance All open storage, parking spaces, landscaped areas, yards, etc., shall be stabilized and/or paved as appropriate, and shall be maintained in good condition without holes and free of all weeds, dust, trash or other debris. All landscaped areas shall be served by a permanent underground irrigation system. All slopes, banks, bluffs, hillsides and areas of steep rise not used for buildings shall be stabilized and landscaped as appropriate, and shall be maintained in good condition by the owner. Ali improvement plans for such areas are subject to review and approval by the Agency. Development plans for landscaped areas shall be reviewed by the City Park and Recreation Depart- ment, Planning Department and reviewed and approved by the Agency. All landscaped areas shall be served by a permanent underground irrigation system. It is the intent of this Plan to provide for continued maintenance in a clean and good condition of all oublic and private improve- ments in the project. All private property owners and owner participants shall provide in all lease agreements that the lessee's shall comply with the provisions of this Plan and all existing City zoning regulations. (10) Sewer Connections All plumbing, waste and vent lines shall be connected to the public sanitary sower system. 10 - 1,g (11) Industrial Waste Disposal Any business establishment, owner, tenant or otherwise, capable of discharging periodic or continuous industrial wastes into the public sewage system shall obtain from the appropriate controlling entity or administrative authority a permit to discharge said industrial wastes into the public sewage system. (12) Landscaping (a) The perimeter of each land use district shall be landscaped with a minimum five foot wide landscape strip. No less than ten percent of the improved area of each use district, exclusive of buildings and flood channel , shall be landscaped. (c) The owner/redevelopers of both the convenience and neighborhood commercial districts shall provide a landscaped buffer along the southeasterly border thereof. (d) The Agency may adopt landscape design standards in addition to the aforementioned standards. In addition, a landscape theme for the entire project area may be adopted. (b) (e) All landscaping shall contain systems.. (13) Ljat___gtin_ permanent underground sprinkler (a) All outside lighting shall be of an approved ornamental type. (b) All outside lighting shall be directed downwards with a • height for the standards that will not create a nuisance glare on adjacent properties. -(14) Public Transit Facilities Each owner, redeveloper or owner participant shall provide, bequeath, • grant or otherwise make available without cost the necessary real estate to provide public transit facilities and terminals. (15) Building Setbacks No building shall be constructed within twenty-five (25) feet of the right-of-way for public streets. c. Adjustments and Variations Where undue hardships, practical difficulties, or consequences incon- sistent with the general purposes of this Plan result from the literal interpretation and enforcement of the restrictions and limitations imposed by this Plan, the Agency, upon receipt of a verified application from the owner of the property affected, stating fully the grounds of the application and facts pertaining thereto, and upon its own further investigation, may grant adjustments or variations under such conditions and safeguards as it may determine, consistent with the general purposes and intent of this Plan, provided that in no instance will any adjustments or variations be granted that will change the land uses of the Plan. Other basic requirements of the Plan shall not be eliminated but adjustments thereof may be permitted provided such adjustments are consistent with the general purpose and intent of this Plan. The decision of the Agency shall be final. d. \NDuration and Effective Date of Plan Controls The provisions and requirements of the Redevelopment Plan shall be guaranteed by covenants running with the land until the year 2000, provided, however, that the restrictions as set forth in Section F 3. f. 11 of this Plan shall be guaranteed by covenants running with the land in perpetuity. This Redevelopment Plan may be extended for additional periods upon approval of the City Council of the City of National City and a majority of the then existing property owners within the project boundary. The effective date of the Plan controls shall be the date of original approval of this Plan by the City Council of the City of Nationa City, California. This Redevelopment Plan contains 22 pages and 5 exhibits for a total of 28 pages and shall be recorded in the Official Records of the County Recorder of San Diego County. e . Applicability of Restrictions Under Section D 2. Hereof to Properties Not to be Acquired The provisions and restrictions of Section D 2. hereof shall apply to all property within the project area, whether acquired or not by the Agency. SECTION E - PROJECT PROPOSALS 1. Land Acquisition a. Map 3 of Section J, Project Boundary aad Land Acquisition Map, id9ntifies real property which may be acquired for purposes of clearance for private and public redevelopment, development of vacant land, and also that land to be acquired for public improvements. b. Public Improvements (1) •• Public rights -of -way: The Redevelopment Agency and/or the City of National City shall acquire new public rights -of -way for streets identified on the Tentative Circulation and Tentative Easement Map, Map 2 of Section K, Exhibit 2. attached hereto. Rights -of -way acquired by the Agency shall be dedicated to the City of National City. The Agency and/or the City shall construct public streets within or outside the project area. Streets may include curbs, gutters, sidewalks, paving, lighting, signalization and landscaping in accordance with City standards. The streets as located on the Tentative Circulation and Tentative Easement Map are subject to minor adjustments in alignment and locations to faiclitate project development. The City shall maintain all public streets. Any and all streets identified on the Tentative Circulation and Tentative Easement Map may be provided as shown; modified as to size, location and alignment; or eliminated completely, all at the discretion of the Agency, as deemed necessary and appropriate to facilitate project development. (2) Easements for public improvements and utilities: The Redevelopment Agency and/or the tity of National City shall acquire easements for public improvements and utilities as required by this Plan. Ease- ments acquired by the Agency shall be either dedicated to the City of National City or to the appropriate utility company, except for the easements provided for in paragraphs (3) , (4) , (5) , (6) , (7) and (10) immediately following. Any and all easements identified on the Tentative Circulation and Tentative Easement Map may be provided as shown; modified as to size, location and alignment; or eliminated completely, all at the discretion of the Agency, as deemed necessary and appropriate to facilitate project development. Any easement may be vacatedby the City of the Agency when and if other satisfactory means of providing the necessary utility, facility or service is provided by any public or private source or the ease- ment is deemed to be no longer necessary. 12 IZC (3) Easement for Spring Valley Sanitation District: In the event that a public street is not retained, the Redevelopment Agency shall provide an easement for the existing or relocated sewer line and dedicate the easement to the Spring Valley Sanitation District which will be responsible for maintenance. (4) Easement for San Diego Gas and Electric Company: In the event that a public street is not retained, the Redevelopment Agency shall provide an easement for the existing or relocated power transmission towers and dedicate the easement to the San Diego Gas & Electric Company which will be responsible for maintenance. Easement for County of San Diego: In the event that a public street is not retained, the Redevelopment Agency shall provide an easement for the existing or relocated sewer line and dedicate the easement to the County of San Diego which will be responsible for maintenance. (6) Easement for City of San Diego: In the event that a public street is not retained, the Redevelopment Agency shall provide an easement for the existing or relocated sewer line and dedicate the easement to the City of San Diego which will be responsible for maintenance. (7) (8) Easement for Sweetwater River Flood Control'Project and Easement Fo Open Space Use: If determined necessary, the Agency may grant an easement for flood control purposes either to the County of San Diego or to the United States Government in the open space- floodway use district to facilitate the Corps of Engineers' Sweetwater River Flood Control Project located downstream from the Redevelopment project. Whether or not it becomes necessary to grant an easement for flood control purposes, the Agency shall provide an easement on the Open Space Green Belt use district for permanent open space use. This easemen't may be granted to either the City of National City, -the County of San ,Diego, the State of California, or the Federal Government, whichever entity desires to control said use. Authority is hereby granted for the Agency to also grant a mutual open space use easement to the City, County, State and Federal Government to protect the open space use. Public improvements or services: The Redevelopment Agency and/or the City of National City will provide or cause to be provided or to relocate all storm drains, water mains, power, gas, telephone, emergency alarm systems, sewers, streets, street lighting, landscaping and other improvements in public rights -of -way and/or easements necessary to effectuate this Plan and complete the project. These improvements and services will be provided within the project area and immediately adjoining areas affecting the project area. The City shall maintain these improvements, provided, however, the City or the Agency may cause the appropriate public utility company or public entity to be responsible for maintenance of services which the utility company or public entity owns or may be responsible for maintenance pursuant to law, appropriate regulatory requirements, or by contract. The Agency and/or the City may provide for easements to the appropriate public utility company or public entity for necessary improvements. (9) Public and private utility lines will be placed underground to the fullest extent that it is practical and feasible. (10) The City and/or Agency shall be responsible for planning, design, development and maintenance of the Open Space Green Belt use district including passive and active recreational uses in the Open Space Green Belt use district. It is the intent of this Plan to provide for uses which coordinate with and extend the uses provided by the Sweetwater Regional Park (e.g. linkage of riding and hiking trails). .The responsibility for planning,design, development and maintenance of the Open Space Green Belt use district and recreational uses may be delegated to the Federal Goverment, State of California, or the County of San Diego, if said entity requests jurisdiction and accepts the responsibility for pLinning,design, development and maintenance in accordance with the Went of this Plan. Authority is hereby specifically granted izi to the City and/or Agency to separate the responsibility for planning, design, development and maintenance among said public entities. Maintenance of the open space flow -way shall be the responsibility of the City of National City unless otherwise provided. c. Map 3 of Section J, Exhibit 3., Project Boundary and Land Acquisition Map identifies real property which may be acquired. However, under Section 33380 of the California Community Redevelopment Law, owners of property within the project shall be given the opportunity to participate in redeveloping and using their property in accordance with and in conformity with the Plan. In order to do so, they must enter into an Owner Participation Agreement with the Redevelopment Agency of the City of National City. Failure to execute such an agreement may make it necessary for the Redevelopment Agency to proceed with acquisition of the property for redevelopment in the same manner as if no owner participation and been anticipated. In the event of failure of an owner to participate pursuant to, and in compliance with the terms of an Owner Participation Agreement, the Agency may, at its option, seek specific performance of said Agreement or acquire the property from such owner participant in accordance with the provisions of said Agree - rent and thereafter demolish the structure or structures thereon and dispose of the land for redevelopment at its fairvalue for uses in accordance with the Redevelopment Plan. 2. Rehabilitation Rehabilitation of existing structures is not anticipated by this Plan. 3. Redeveloper's Obligations The land acquired by the Redevelopment Agency will be disposed of either subject to an agreement between the Agency,and the redeveloper or by dedica- tion to the appropriate public entity. The redeveloper will not be permitted to defer the start of construction for a period longer than that required for the preparation of necessary development plans and the*approval of such plans by the Redevelopment Agency. In addition, the following provisions will be included in the Agreerent: a. That the redeveloper will submit to the Redevelopment Agency development plans and a schedule for the proposed development. b. That the purchase of the land is for the purpose of redevelopment and not for speculation. c. That the real property will be redeveloped in accordance with this Redevelopment Plan, and as it may hereafter be amended and/or extended from time to time. d. That the construction of improvements will be commenced and completed within a reasonable period of time. Disposition Agreerents and/or Owner Participation Agreements will provide that redevelopment must commence within a specified period of time from the date of transfer of project land and completed within a reasonable period of time. Dates for initiation and completion of improvements shall be provided for in said disposition contract or owner participation agreement between the Agency and the redeveloper. e. That a redeveloper or participant will maintain the cleared land he acquires and the cleared land he owns within the project area in a neat and orderly condition between the date of acquisition and the commence- ment of construction. That the redevelopers, their successors or assignees shall agree that there shall be no discrimination. because of race, color, creed, religion, sex, national origin or ancestry in the carrying out of this project. 14 1ya The redevelopers shall agree for themselves, their successors or assignees to or of such real property or any part thereof, and appropriate land instruments shall contain covenants on the part of purchasers, lessees and owners, and their successors and ass i gness to not effect or execute any agreement, lease conveyance, or other instrument whereby the real property or any part thereof is restricted upon the basis of race, color, creed, religion, sex, national origin, or ancestry, in the sale, lease, or occupancy thereof. This provision will be perpetual and will run with the land disposed of within the project area by the Redevelopment ent Agency of the City of National City. Any Owner Participa- tion Agreements shall contain these same provisions and will be perpetual. The owners of the Highway Commercial /Offices use district and the Regional Shopping Center use district shall be required to grant public access across their parking lots from the public street (Bonita Center Road) to the Open Space Green Belt use district. This guarantee of access to the public may take the form of either an easement, covenant running with the land, contractual agreement, or any other legally binding method acceptable to the Agency. 4. Design Objectives and Approval of Plans Ali construction will be of a type and nature that combines good design with structural quality. 'Development should be of a theme or design which is compatible with the Agency approved architectural style and theme for the redevelopment project. The Redevelopment Agency may provide developers with recommended design criteria and also establish procedures for review and approval of developer's proposals and plans. In addition to design criteria to be adopted by the. Redevelopment Agency, the Final Environmental Impact Report on the BonitaPlazaShopping Center shall be --used by the Redevelopment Agency as a guideline in conducting site plan and design review of all development plans. General Design Objectives The design of particular elements should be such that the overall redevelopment of the project.area will: a. Provide an attractive urban environment. b. Integrate spaces and building forms with adjacent sites. c. Provide for the optimum amount of open space in relation to structures. d. Provide unobtrusive parking areas, appropriately screened and landscaped to blend harmoniously with the area. e. Provide harmonious composition of masses, colors and textures. Special emphasis will be given to harmonious relationship of buildings and treatment of roofs where viewed from public rights -of -way and higher elevations. f. Provide unified architectural treatment for the buildings in the redevelopment project area. Provide a unified site that is suited to the type of use district planned and which is located for easy access and arranged for active retail merchandising and parking use. h. Provide on --site parking arranged to allow adequate entrance and exit and for acceptable customer parking distances for the parked car to the y store building. i . Provide service facility for goods delivery movement separated from customer awareness. j . Provide tenant grouping that provides for merchandising interplay among stores. 9• k. Provide agreeable surrounding that lend atmosphere for shopping in comfort, convenience and safety'as well as quality in design. 1. Provide aesthetically pleasing sign design and placement. m. Provide for an enclosed, air conditioned and heated mall in the regional shopping center use district. n. Require agreeable design that creates an atmosphere conducive to shopping in comfort, convenience and safety; pedestrian traffic separated from vehicle traffic; weather protection in the form of store front canopies or an enclosed air-conditioned mall; landscaping suitably placed for amenity and maintenance; lighting and signing provisions that are unobtrusive upon neighboring property. • o. Require novel and interesting places and objects to attract people and to provide for social and cultural exchanges. p. Provide for sculptured fountain or other approved focal point or art object that is attractively deisgned for each use district, except the open space/flow way district. Approval of Plans Before the Agency will approve any building permits, the redeveloper shall submit to the Agency sufficient materials to explain and illustrate the nature and design of the proposed development. The materials may be in the form of illustrative site plans; elevations; landscape plans; floor plans; building sections; irrigation plans; lighting proposals; parking, loading, access roads and driveway plans; fencing; soils analysis; outline specifica- tion or any other materials that would be appropriate and/or as may be requested by the Agency. It is expressly understood that Agency approval of plans relates only to'plans as actually submitted Ind approved, and that any additions, deletions or other modifications to approved plans as proposed by the redeveloper must be resubmitted by the redeveloper for approval of. the Agency before construction can commence. Proposed modifications of approved plans after construction has commenced must be approved separately by the Agency prior to implementation. Plans shall be prepared by a licensed architect or landscape architect, as appropriate. Building foundations shall be certified by a. registered structural engineer. All private development plans shall be forwarded to the City Fire and Police Departments for their report and recommendations. Agency Decision Final The decision of the Agency as to conformance of developer's plans with this Redevelopment Plan and the compliance of said development plans with the Design Objectives of this Redevelopment Plan shall be final. 5. Underground Utility Lines Public and private utility lines will be placed underground to the fullest extent that it is practical and feasible. If underground coaxial TV cable service is available to the project area at a reasonable cost to the con- sumer, the Agency at its discretion may prohibit individual outside tele- vision antennas. SECTION F - OTHER PROVISIONS NECESSARV—TV—MEI7 Si Al ANY LOCAL REZTTIMENTY-- 1. Conformity with the California Community Redevelopment Law This Redevelopment Plan has been prepared in conformity with the provisions of the California Community Redevelopment Law. The purposes of the Community Redevelopment Law, and the declared policy of the State of California "to protect and promote the sound development and redevelopment of bliohted areas and the general welfare of the inhabitants of the communities in which they exist by remedying such injurious conditions through the employment of all appropriate means: will be attained: a By the elimination of the blighted condition's which now exist in the Bonita Plaza Redevelopment Project. The project contains easements, low topography, produces few taxes and is in three separate political -jurisdictions which are detrimental to the public safety and welfare. Furthermore, since economic disuse has resulted from the above conditions and from faulty initial planning of the area, the elimination of such conditions will contribute substantially to the public peace, health, safety, welfare and economic well-being of the community. b. By making land in the project area available for new uses, which are necessary or highly desirable in National City. The project area contains land which is potentially useful and valuable for contributing to the public health, safety, economic value and welfare of National City. Due to the location of the project area, the land can be made available for reuse of new public and private facilities and buildings urgently needed, and thus make the land again productive, useful and valuable to the community. c. By adjusting and modifying existing land uses, both public and private, to conform to the community's general plan for the future and insuring ,a proper integration of land use, circulation, traffic, parking and , economic balance needed to achieve and implement -the objectives of the General Plan. 2. Financing a. Powers of the Agency: The Redevelopment Agency may accept financial or other assistance from any public or private source, for the Agency's activities, powers, and duties, and may expend any funds so received for any of the purposes of community redevelopment. The Agency may borrow money or accept financial or other assistance from the State, Federal Government, private grants, and advances.from the City of National City for this project, and may comply with any conditions of such loan or grant. The Agency may issue bonds and expend the proceeds to carry out this Redevelopment Plan. Principal and interest on such bonds may be payable from the proceeds of sale or lease of project area land; or in whole or in part from taxes allocated to and paid into a special fund of the Agency pursuant to Articles 5 and 6, Chapter 6 of the California Community Redevelopment Law (tax allocation bonds); or from any other public or private source of income, including contributions or other financial assistance from the City of National City, County of San Diego, State of California or the Federal Government. b. Methods of Financing: Redevelopment of the Bonita Plaza Project shall be financed with proceeds from the sale of tax allocation bonds and/or lease revenue bonds. c. Tax Allocation: The Redevelopment Agency proposes to aid in the financing of the Bonita Plaza Project by either issuing and selling tax allocation bonds or dividing the incremental tax revenues in accordance with the provisions of Articles 5 and 6, Chapter 6, of the California Community Redevelopment Law, and it is hereby provided that taxes, if any, levied upon taxable property in the Bonita Plaza Project area each year by or for the benefit of the STate of California, any city, county, district or other public corporations (hereinafter sometimes called "taxing agencies") after the effective date of the ordinance approving this Plan, shall be divided as follows:. That portion of the taxes which would be produced by the rate upon which the tax is levied each year by or for each of the taxing agencies upon the total sum of the assessed value of the taxable property in the redevelopment project as shown upon the assessment roll used in connection with the taxation of such property by such taxing agency, last equalized prior to the effective date of such ordinance, shall be allocated to and when collected shall be paid into the funds of the respective taxing agencies as taxes by or for said taxing agencies on all other property are paid (for the - 17 purpose of allocating taxes levied by or for any taxing agency or agencies which did not include -the territory in a redevelopment project on the effective date of such ordinance but to which such territory has been annexed or otherwise included after such effective date, the assessment roll of the County last equalized on the effective date of the ordinance shall be used in determining the assessed valuation of the taxable property in the project on the effective date) ; and (2) That portion of the levied taxes each year in excess of such amount shall be allocated to and when collected shall be paid into a special fund of the redevelopment agency to pay the principal of and interest on loans, monies advanced to, or indebtedness (whether funded, refunded, assumed, or otherwise) incurred by such redevelopment agency to finance or refinance, in whole or in part, such redevelop- ment project. Unless and until the total assessed valuation of the taxable property in a redevelopment project exceeds the total assessed value of the taxable property in such project as shown by the last equalized assessment roll referred to in subdivision (1) , all of the taxes levied and collected upon the taxable property in such redevelopment project shall be paid into the funds of the respective taxing agencies. When such loans, advances ,,and indebtedness, if any, and interest thereon, have been paid, all monies thereafter received from taxes upon the taxable property in subject redevelop- ment project shall be paid •ini:o the funds of the respective taxing agencies as taxes on all other property are paid." d. Estimates of Total'Project Cost, Project Revenue, and Bond Issue: The estimated total cost to complete the project is $8,000,000. The total project revenue from various funds, grants, credits, sale or lease of land, etc., is estimated to be $8,000,000. It is estimated that the amount of Agency bond issue, if any, will he approximately $8,500,000. • `," 3. S!ppl eraental Authorizations a. The Agency will lease or sell all real property acquired by it in the project area except property conveyed to any other public entity. b. The Agency will establish and maintain adequate safeguards providing for the work of redevelopment to be carried out pursuant to the Redevelopment Plan. c. The Agency will provide for the retention of controls and the establish- ment of any restrictions or covenants running with land sold or leased for private use or subject to owner participation agreements for such periods of time as specified elsewhere in this Plan and under such conditions as provided in this Plan to effectuate the Plan and the purposes of Part 1, Division 24, of the Health and Safety Code, State of California. d. Express provisions shall be included in all deeds, leases and contracts which the Agency proposes to enter into with respect to the sale, lease, sublease, transfer, use, owner participation, occupancy, tenure, or enjoyment of any land in the redevelopment project in substantially the following form: (l) In deeds the following language shall appear -- "The grantee herein covenants by and for himself-, his heirs, executors, admin- istrators, and assigns, and all persons claiming under or through them, that there shall be no discrimination against or segregation of, any person or group of persons on account of race, color, creed, religion, sex, national origin, or ancestry in the sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of the premises herein conveyed, nor shall the grantee himself or any person claiming under or through him, establish or permit any such practice or practices df discrimination or segregation with reference to the selection, location, number, use or occupancy of tenants, lessees, subtenants, sublessees, or vendees in the premises herein conveyed. The foregoing covenants shall run with the land." - 18 (2) In leases the following language shall appear -- "The lessee herein covenants by and for himself, his heirs, executors, admin- istrators, and assigns, and all persons claiming under or through him, and this lease is made and accepted upon the subject to the following conditions: That there shall be no discrimination against or segregation of any person or group of persons, on account of race, color, creed, religion, sex, national origin, or ancestry, in the leasing, sub- leasing, transferring, use, occupancy, tenure, or enjoyment of the premises herein leased nor shall the lessee himself, or any person claiming under or through him, establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, number, use or occupancy, of tenants, lessees, sublessees, subtenants, or vendees in the premises herein leased." (3) In contracts entered into by the Agency relating to the sale, owner participation, transfer, or leasing of land or any interest therein acquired by the Agency within the redevelopment project, the foregoing provisions in substantially the form set forth shall be included and such contracts shall further provide that the foregoing provisions shall be binding upon and shall obligate the contracting party or parties and any subcontracting party or parties, or other transferees under the instrument. e. The Redevelopment Agency is hereby authorized to purchase, lease, obtain option upon, acquire by gift, grant, bequest, devise, or otherwise, any real or personal property, any interest in property, and improvements on real property in the project area. f. The Agency is hereby authorized to acquire real property by eminent domain, including the land located outside the project boundary and identified on Map 3. The Agency is hereby authorized to exercise the powerband authority vested in and provide for a redevelopment agency pursuant to Part 1, Division 24, Health and Safety Code, State of California for the undertaking, execution, development, redevelopment and completion of the Bonita Rlaza Project. 9- 4. Cooperation with Other Political Jurisdictions and Adjustment of Project Boundary As shown on the attached Project Boundary and Land Acquisition Map, Map 3, there are two areas identified as being located in the adjoining political jurisdic- tions of the County of San Diego and the City of Chula Vista. Section 33213 of the California Community Redevelopment Law provides for cooperation between communities when redevelopment boundaries include more than one jurisdiction. Both areas are designated as Open Space in this Plan and are so identified in the General Plans of the respective jurisdictions. The planning of the entire area as depicted on Map 3 is the optimum design and land uses for the entire Survey Area. The Survey Area is more particularly described in Exhibit 5 attached hereto and made a part hereof. This Redevelopment Plan is hereby approved for both the areas currently within the City Limits of National City (Project area described in Section B hereof) and the entire Survey Area (Project area plus areas outside National City including the County of San Diego and the City of Chula Vista described in Exhibit 5). The areas currently in the County of San Diego and the City of Chula Vista are currently identified in the General Plan of each governmental entity as being appropriately utilized as "Open Space". These areas are not susceptible to development for uses other than open space. Thus, the open space use for these areas as provided by this Preliminary Plan is entirely consistent with both the General Planning process and the practical prospects for development. Approval of this Redevelopment Plan is for the design of the entire Survey Area. As (1) the cooperation of the County of San Diego and the City of Chula V1sta are obtained for implementing this Plan and project, or (2) property presently 19 `2i located outside National City but within the Survey Area is 'annexed to National City, then the Project Area shall automatically include those areas; said change in project boundaries is consistent with and a part of this Plan and will not require further approval of the City Council of the City of National City. The Redevelopment Agency of the City of National City may utilize its authority to acquire land located beyond the limits of the City of National City. SECTION G - PROCEDURE FOR CHANGING APPROVED PLAN If at any time after the adoption of this Plan by the City Council of the City of National City, it becomes necessary or desirable to amend or modify such Plan, the City Council may amend such Plan upon the recommendation of the Redevelopment Agency, provided that the procedures for amending the Plan as specified in the California Community Redevelopment Law are followed, and provided further that no amendment shall be made in violation of any covenant made to holders of Agency bonds issued prior thereto. If an approved Plan is to be modified after the sale or lease of property in the project area, or the execution of owner participation agreements, the modification shall first be consented to in writing by the owners or lessees of the land affected by the proposed modification. Modified or amended Redevelopment Plans shall be recorded in the Official Records of the County Recorder of San Diego County. SECTION H - ACTIONS BY THE CITY The City shall aid and cooperate with the Agency in carrying out this Plan and shall take any further action necessary to ensure the continued fulfillment of the purposes of this Plan andto prevent the recurrence or..spread in the area of conditions causing blight. Action by the City .may include, but is not limited to, the following: 1. The institution of proceedings for opening, closing, vacating, widening, or changing the grades of streets and alleys, and for other necessary modifications of the street layout inside and outside the project area. 2. The institution of proceedings necessary for changes and improvements in publicly -owned or privately -owned public utilities within or affecting the project area. 3. The acceptance of the dedication of public improvements by the Agency. 4. The revision of zoning within the project area to conform as closely as possible to the land use provisions of this Plan. 5. The imposition wherever necessary (by conditional use permits or other means) of appropriate controls within the limits of this Plan upon parcels in the project area to ensure their proper development and use. 6. The donation or sale of city -owned property in the project area to the Agency. 7. The execution of Joint Powers Agreements with the Agency as are necessary to expeditiously and economically effectuate the Redevelopment Plan and provide needed public improvements. 8. The execution of a Local Grant--In-Aid and Cooperation Agreement with the Agency providing for the financing of the project. 9. The performance of the above, and of all other functions and services relating to public health, safety, and physical development normally rendered in accordance with a schedule which will permit the redevelop- ment of the project area to be commenced and carried to completion without unnecessary delays. 10. The undertaking and completing of any other proceedings necessary to carry out the project. 20 .SECTION I - ENVIRONMENTAL IMPACT REPORT The City Council and the Redevelopment Agency of the City of National City have reviewed and considered the Final Environmental Impact Report prepared for this project by the Redevelopment Agency. 1. The mitigating measures identified in the Environmental Impact Report as listed below will be achieved as this Redevelopment Plan is implemented by the Redevelopment Agency of the City of National City. a. Grading plans and building foundations shall be prepared by qualified civil engineers or structural engineers. b. The project shall provide for drainage facilities to accommodate the 100 year storm. c. The open space/flow-way shall be planted with vegetation to the fullest extent possible and not conflict with sound design to protect against floods. d. The Redevelopment Agency shall exercise review control over all aspects of pei"' to development, including but not limited to, building design, parking lot design, landscaping, aesthetic considerations, etc. e. Coordinate with the San Diego Transit Corporation to establish a more complete network of public transportation in the area. f. Coordinate with the National City Police Department for police protection. g• Provide a municipal Fire Station either within the project or in the general area to provide increased fire protection -to the southeast section of the community. h. Coordinate with the appropriate shcool districts to provide for placement or relocation of bus stops for students to eliminate traffic congestion to the fullest extent possible. i. Passive and possibly active recreation activities should be encouraged in the open space area. 3 . Utilities will be placed underground to the fullest extent possible. k. Outdoor lighting will be of a type and intensity that reduces the amount of light encroaching on property beyond the project. All sewage will be disposed of by approved public sewer systems. in. All outdoor rubbish storage areas shall be screened. n. Provide side -by -side two-way left turn lanes on public streets in the project. o. Signalize all intersections of major streets and entrances. P• q• Align an entrance into the center directly across from Stockman Street. Traffic signals shall be traffic actuated and interconnected. r. Support improvements to existing public streets and provisions of new public streets beyond the project to improve traffic conditions. s. Agency approval of construction plans by developers shall pay particular attention to landscaping, minimization of"interaction of delivery vehicles and customer vehicles,'adequate public restroom facilities, adequate public transportation facilities, adequate parking and loading spaces with efficient internal traffic circulation, aesthetic building design utilizing a variety of building materials, and tasteful signs 4nd advertisitag fixtures. t. A landscape buffer shall be provided along the southeasterly border of the convenience and neighborhood commercial districts. u. The mall in the regional shopping center shall be designed in such a manner as to provide an area for cultural exhibits and community gatherings and an area for the amusement and recreation of children. v. Whichever public entity designs the landscaping for the open space green belt use district has an obligation to consider selecting the type of vegetation which may provide a habitat for dislocated animal and bird species common to the area. w. The Office of Lieutenant Governor of the State of California shall be notified ofgrading operations so that an archaeologist may be present during grading if the State so desires. x. Developers and owner participants shall provide attractive bicycle racks placed in conspicious and convenient places. 2. The Final Environmental Impact Report for the BonitaPlazaRedevelopment Project contains some suggestions for mitigating the impact.of the project on the environment, which are beyond the specific uri cdi cti on of the City and Agency. However, it is the intent of this Redevelopment Plan that the suggestions of the Environmental Impact Report will be followed to the fullest extent possible. The design of the project and the implementation of this Plan shall follow the suggestions in the Environmental Impact Report to the fullest extent possible. SECTION I - SEVERABIL.ITV If any provision, section, subsection, subdivision, sentence, clause, phrase or phase of this Plan is for any reason held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining portion or portions of this Plan. 22 Awend be 0��� 1��enN y kV N bl SCAT 1' •2X TENTATIVE CIRCULATION LEGEND INDICATES' SURVEY AREA &OVACARY INDICATES NAT/DA(4L CITY - CITY L//TITS AND PROJECT BOUNDARY LV.ALf s,` �..--�`fl•£ ewax( ea eau RICE. ENGINEER! NGi COSAP Ti PLANNERS • ARCHITECTS • CIVIL ENGINEERS • LAND St 5620 FRIARS ROAD SAN DIEGO.CALIFORNIA 92110 TELEPHONE (T AND TENTATIVE EASE COUNTY OF SAN DIEGO RICK ENGINEERING COMP- NY r PLANNERS • ARCHITECTS • CIVIL ENGINEERS • LANG 5620 FRIARS ROAD SAN DIEGO. CALIFORNIA 92110 TELEPHONE " '''' L._ 1 AlEvos.o. 77 CHULA VISTA Prapored by V polte, LEGEND inikuizavavrem PA, k5):447. t4 0 PROJECT BOUNDARY AND LAND AQUISITION 1NDICRTES IRE/q TO BE A!/RED INDICATES SURVEY 48E-A I /NDIC4TES NATIONAL C/TY- (ITV LIIWITS FIND PROJECT BOUNDEN NO. FITZ 7E _{.PRCA'JECT NO 5,,kEE -3 ILLUSTRATIVE SITE PLAT' EXHIBIT _5 • 11 those portions of Quarter Sections 100.109, and 110 of Rancho De La Nacion in le County of San Diego, State of California, according to Map thereof No. 166 filed ri the Office of the Recorder of said County, TOGETHER WITH portions of Lots 8,9 and 0 of L.W. Kimball's Subdivision of portions of Quarter Sections 98,99,110, and 111 f Rancho De La Nacion, in said County and State a.ccording.to Map thereof No. 63, Ile,' in the Office of said County Recorder, described as a whole as follows: fining at the East Cuarter Corner of said Quarter Section 110, thence along the South- !th )oundary of Bonita Fairway. Map thereof No. 4531, filed in the Office of said 7,oi.,..ty Recorder, South 71'41'38" West (Record South 71'42'00" West) 630.00 feet o an angle point in the Westerly boundary of said MapNo. 4581, being also the TRUE *OINT OF BEGINNING; thence along the Westerly and Northerly boundary of said Map . 0. 4581 the following courses:. ...i (1) North 03°54'00" East, 402.04 feet (Record North 01°54'00" East, 402.00 , feet); (2) North 13°51'58" East, 370.11 feet (Record North 13°54'90" East,. 370.00 feet); (3) North 03°55'55" East, '254.13 feet (Record North 04°02'00" East, 254.00 feet); -(4) North 04°17'26" West, 316.87 feet (Record North 04°22'00" West, 31/.00. • feet); . • (5North 54°23'52" East 116.00 feet (Record North.54°25'00" East, 115.99 feet); .... (6) South 18'11'03" *L'ast z.7.93 feet (Record -South 1810'47" East, 27.31 atct.); (7) North 71°30'25" East 463.68 feet (Record North 71°43'14" East 464.00 feet); • :hence leaving -the boundary of said Map 4581, North-18°11'03" West 370.1-8 feet to point in the Southerly richt-of-way of County of San Diego Road'Survey No. 558 (Sweetwater Road) on file iri the Office of the County Engineer of said County; thence right angles to said Southerly right-of-way 'North 05°36'41" East 60.00 feet to the :.:ortherly ric:1-,t-cf-way of said Road Survey 5.58; thence along said Northerly right-of- way and along the Northerly right-of-way of County of San Diego Road Sur kv.-,fy No. 1323. f.Sweetwater Road) on file in the Office of said County Engineer, North 8323'19" West 2.24.55 feet to the beginning of a tangent 1470.00 foot radius curve concave Northeasterly; thence along said curve and Northerly right-of-way through a central angle of 19°10'35" -61 ric distance of 492.00 feet.; to a point in the right -of --way of California State Highway I SD-805; thence along last mentioned right-of-way the following courses: .• (1) North 28°3111" East 18.30 feet; (2) North 61°26149"•West 896.12 feet; (3) North .28°33'11" East 13.48 feet; (4) North 33°2144" West 71.05 fedt; (5) South 58°18431" West 155.75 foot; . (6) South 70°10'58" West: 107.28 feet; (7) South 56°38.16" West 246.33 feet:‘ (8) South 0109'59" East 32.85 feet; (9) South 0.1"2.1459" Vlost 75.49 feet; (10) South 55'11'01" West 5S2.29. feet; (11) Along a tatigcnt: 637.00 foot radius curve concave Southeasterly. through a central angle of 30°35'00 an arc distance of 340.03 foot; • • 0 • SECTION K. EX RI • • / 3) • • • (12) Along a non -tangent line South 16°48'32" East 510.92 feet; (13) South 37°30'23" West 268.28 feet; • • (14) South 34°32'21" East 483.42 feet; . • . (15) South 14 ° 17' 13" East 10 6. 14 feet; • (16) South 33°55'40" East 600.05 feet; (17) South 50°02'16" East 86.92 feet to a point in a non -tangent 3820.00 foot radius curve concave Easterly, a radial line to said :Joint bears South 52°31'35" West; 8}Southerly along said curve through a central angle of 08'15'07" an arc distance of 550.17 feet; • • hence leaving said. right-of-way along a non -tangent line North 71° 54'S4" East 15.16. eet; thence North 55 ° 52' 36" West 38.92 feet to a point in the East-West centerline of sad ;aid Quarter Section 110; thence along_said East-West_ centerline North 71°14'38" 53.83 feet to a point ir. the Easterly right-of-way of the -San Diego and Arizona :a rn Railway (now abancLr:el:) as said right-of-way ..is shown on Record of ,gap No. 1579 filed in the Office ct said County Recorder; thence along s<id Easterly -ight-of-wa.y South 26'23'42„ East 443.68 feet _(Record per Record of Survey Map No. 1579 >outh 25°23'20„ East) to the beginning of a ta.ngent 552.96 foot radius curve concave ortheasterly; thence along said curve through a central angle of 28'47'58" an arc dis- :ance of 277.94 feet to a point in the West line of the East 6 acres of said Lot 10 of ;far N. 63; thence along said West line North 18 '13' 4.2" West (Record North 18 ° ? 3' 20" "lest :per Record of Survey- Map No. 1579) 340.82 feet to a point in the Northwesterly r�+ �� ._ _ ...�-• u� � t.: f Sr �.g . Rc d Survey No. 705 (Eonita Mesa Road) or. : i i e in l i a r l � •�• \.J i 1 • Y \' �.% i. � � l: l : L �{ i✓ 1 San J r lJ 1 v � \"' \ .� v. Survey L • �,. Ls \I ►s c. � ♦ v • v v � '.he Office of the County Engineer of said County, ."aid point being also in a non -cotangent 680.00 foot radius curve concave Southeasterly, a radial line to said point bears North 32°22102'= West; thence Northeasterly along said right-of-way and said curve through a central angle.of 30'18'00" an arc distance of 359. 61 _feet; there along a prolongation of a radial line to said right-of-way North 52°04'02" West 101.85 feet to the TRUE POINT OF BEGINNING • Containing 129.14 Acres ... . • 411.0 ra 28 a /36 PRELIMINARY PLAN AND PLANNING COMMISSION • REPORT PRELIMINARY PLAN A Preliminary Plan for the Bonita Plaza Redevelopment Project was prepared in accordance with the appropriate provisions of the Health and Safety Code. On July 22, 1974 the Planning Commission of the City of National City approved the Preliminary Plan by adopting Resolution No. 3-74. The Redevelopment Agency adopted Resolution No. 74-21 (B) on July 23, 1974 approving the same Preliminary Plan. This Plan served as a general guideline in the preparation of the Redevelopment Plan. The Redevelopment Plan is in agreement with the Preliminary Plan, although the Redevelopment Plan is an embellishment upon the Preliminary Plan. REPORT OF THE PLANNING COMMISSION The Planning Commission of the City of National City has examined the Redevelopment Plan and found that it is in conformance with the National City General Plan. On August 12, 1974 the Commission considered the Redevelopment Plan and by unanimous vote; with all seven -members present, recommended that the City Council adopt the -Redevelopment Man. A copy of the report from the Planning Department on the Commission's action is included as Exhibit J. 7 AVAILABILITY OF REDEVELOPMENT PLAN FOR --- PUBLIC REVIEW / 3 / AVAILABILITY OF REDEVELOPMENT PLAN TO PUBLIC A project area committee is not appropriate for the Bonita Plaza Redevelopment Project because the area is uninhabited. • The Redevelopment Plan has been made available to the general public and existing community organizations. A Notice of joint public hearing on September 3, 1974 before the City Council and the Redevelopment Agency of the City of National City has been published in the National City Star -News on August 1, August 8, August 15, and August 22, in the year 1974. Said Notice indicated that a public hearing would be held to consider a Redevelopment Plan for the Bonita Plaza Redevelopment Project and the feasibility_of relocation. The Notice provided that the Redevelopment Plan was available for inspection in the office of the Redevelopment Agency. A copy of the Notice of joint hearing is provided as Exhibit K. 1On July 30, 1974 a copy of the Notice of joint public hearing was mailed, certified mail, return receipt requested, to (1) the last known assessee of property included in the area, (2) investor -owned utility companies, (3) public entities thought to levy taxes in the area, (4) San Diego County Assessor, San Diego County Auditor and Controller, (5) other persons and/or entities thought to have a financial interest in the real property, and (6) District Director, State Department of Transportation. A copy of the Affidavit of Mailing Notice of Joint Hearing is attached as Exhibit L. The Redevelopment Agency provided letters dated August*6, 1974 to the Local Agency Formation Commission and the San Diego Coast Regional Commission advising that the Plan would be considered on September 3, 1974. The letter stated that "Any written or oral comments which you may wish to make regarding the project will be considered by the Council at the public hearing". Copies of the Redevelopment Plan and Relocation Program were mailed on August 13, 1974 to thirty existing committees and organizations in National City. A transmittal letter identified the time, place and date of a public hearing to be held and further noted that comments on the Plan or project would be considered. A copy of a Certificate of Mailing is attached as Exhibit M. A copy of the Notice of joint public hearing, together with a trans- mittal letter, was mailed, certified mail, return receipt requested, to the State Board of Equalization on August 20, 1974. 14 /41© CONFORM1TV WITH GENERAL PLANS CONFORMITY WITH GENERAL PLANS On July 24, 1974 the Planning Departments of the City of National City, County of San Diego and the City of Chula Vista were each provided with copies of (1) the Final Environmental Impact Report as approved by the Redevelopment Agency of the City of National City on July 2, 1974, and (2) a Preliminary Plan for the project as approved by the National City Planning Commission on July 22, 1974 and the Redevelopment Agency on July 23, 1974 for the Bonita Plaza Redevelopment Project. Pursuant to Section 65402 of the Government Code, -each Planning Department identified in the preceedinq paragraph was requested to make a determination that the portion of the projeeL which is within their jurisdiction is in conformance with the adopted General Plan- for their area of responsibility. The National City Planning Commission determined that the Bonita Plaza Redevelopment Project is in conformance with the National City General Plan. A copy of that report is enclosed as Exhibit J. The Chula Vista Planning Department reviewed the Final Envirenmental Impact Report and the Preliminary Plan and concluded that the overall project does not conform to some elements of the Chula Vista General Plan but that "The portion of the project which is within the City of Chula Vista is designated as a grass lined open channel and therefore conforms to our General Plan and its various elements". The letter containing the report of their review is enclosed herewith as Exhibit N. The Planning Department for San Diego County has also reviewed the Final Environmental Impact Report and the Preliminary Plan. A letter dated August 22, 1974 from the Director of Planning, San Diego County Planning Department, is attached as Exhibit O. Among other things, that response states "In view of the foregoing, this Department finds that that portion of the Bonita Plaza Redevelopment Project falling within the unincorporated area of San Diego County is consistent with the San Diego County General Plan. A major consideration of this finding is based upon the need for adequate flood protection measures for a commercial undertaking of this magnitude. This finding of consistency in no manner is intended to represent an endorsement of the entire project, which in fact is not consistent with the County's Plan, but only to find that the 15-acre parcel located within the unincorPorated portion of the County is in conformance with the County General Plan". 15 ENV I RONMENT-AL IMPACT R E P O R T /4.3 ENVIRONMENTAL IMPACT REPORT A Final Environmental Impact Report was approved by the Redevelopment Agency of the City of National City on July 2, 1974. A copy of that Report is included herewith as Exhibit Q. A summary of the primary events relating to the environmental impact analysis of the Bonita Plaza Redevelopment Project are provided below. 1. On May 7, 1974 the staff of the Redevelopment Agency advised the governing body of the Redevelopment Agency that a Draft Environ- mental Impact Report (EIR) had been prepared by the firm of Owen Menard & Associates, and that the Draft appeared to be complete and complied with State and local Guidelines. The Agency authorized the filing of a Notice of Completion of the Draft Environmental Impact Report. At that time, a tav:ew period of 38 days or until June 14, 1974 was established. 2. On May 8, 1974 the Notice of Completion was filed with the State Secretary of Resources. The Notice was also posted in three public places (i.e., Agency office, National City Civic Center bulletin board, and National City Library). 3. Copies of both the Draft Environmental Impact Report and the Notice of Completion were provided to Federal, State and local public agencies, interested persons,- and people considered to have special expertise. A distribution list of the Draft is provided as Exhibit P. 4. During the 38 day review period, 18 written reviews were received from Federal, State, and local entities, private individuals,and private organizations. 5. On June 10, 1974 the National City Planning Commission considered the Draft Environmental Impact Report. 6. On June 18, 1974 the Redevelopment Agency heard'public comments on the Draft Environmental Impact Report and directed the consultant who prepared the Report to consider the public comments. 7. Subsequent to June 18, 1974, five additional written comments were received and made available to the consultant. 8. Rick Engineering Company provided to the members of the governing body of the Redevelopment Agency calculations and cross sections on the designed drainage channel. 9. The consultant's response to the comments made on the Draft Environmental Impact Report were provided to the Agency in the form of an addendum. 10. On July 2, 1974 the Agency heard the consultants' responses to reviews and then heard additional public comments on the impact Report. 11. On July 2, 1974 the governing body of thp Redevelopment Agency (a) approved the Final Environmental Impact Report, (b) approved the proposed Bonita Plaza Redevelopment Project, (c) directed that a Notice of Determination be filed with the San Diego County Clerk and the California Secretary for Resources, and (d) file a copy of the Final Environmental Impact Report with the Planning Departments of the City of National City, County of San Diego, and City of Chula Vista. 16 12. On July 3, 1974 Notices of Determination were filed with the Secretary for Resources and the County Clerk of the County of San Diego. 13. The National City Planning Commission considered the Final Environmental, Impact Report on July 8, 1974. 14. The Final Environmental Impact Report and the Preliminary Plan as approved by the National City Planning Commission for the Bonita Plaza Redevelopment Project were provided to the Planning Departments of National City, Chula Vista and San Diego County on July 24, 1974. 15. A Notice of Determination was refiled with the County Clerk on July 24, 1974. Copies of the Final Environmental ImpArt Report have been made available to persons who requested_ copies. In addition, copies were made available to the Local Agency Formation=Commission and The San Diego Coast Regional Commission by letters dated August 6, 1974. The transmittal letter advised those public bodies of the public hearing to be held September 3, 1974 and indicated that any comments which they may wish to make regarding the project would be considered by the City Council at the public hearing. 17. § 33 52. Report Every redevelopment plan submitted by the agency .to the legis- lative body shall be accompanied by a report containing: _ (a) The reasons for the selection of the project area. (b) A description of the physical, social, and economic condi- tions existing in the area. (c) The proposed method of financing the redevelopment of the project area in sufficient detail so that the legislative body may de- termine the economic feasibility of the plan. (d) A method or plan for the relocation of families and persons to be temporarily or. permanently displaced from housing facilities in the project area, which method or plan shall include the Vrovision re- quired by Section 33411.1 that no persons or families of low and mod- erate income shall be displaced unless and until there is a suitable housing unit available and ready for occupancy by such displaced per- son or family at rents comparable to those at the time of their dis- placement. (e) An analysis of the preliminary plan. (f) The report and recommendations of the planning commis- sion. (g) The summary referred to in Section 33337. (h) The report required by Section 65402 of the Government Code. (i) The report required by Section 21151 of the Public Re- sources Code. (Added by Stats.1963, c. 1812, p. 3692, § 3. Amended by Stats.1965, c. 1665, p. 3783, § 24 ; Stats.1972, c. 324, p. 608, § 1.) I? § 33031. Blighted area; unfit or unsafe buildings A blighted area is characterized by the existence of buildings and structures, used or intended to be used for living, commercial, in- dustrial, or other purposes, or any combination of such uses, which are unfit or: unsafe to occupy for such purposes and are conducive to ill }lean, transmission of disease, infant. mortality, juvenile delin- quenc:,,,--, and crime because of any one or a combination of the follow- ing factors: (a) Defective design and character of physical construction. (b) Faulty interior arrangement and exterior spacing. (c) High density of population and overcrowding. (d) Inadequate provision for' ventilation, light, sanitation, open spaces, and recreation facilities. (e) Age, obsolescence, deterioration, dilapidation, mixed charac- ter, or shifting of uses. (Added by Stats.1963, c. 1812, p. 3679, § 3.) § 33032. Blighted area; faulty planning A blighted area is characterized by: (a) An economic dislocation, deterioration, or disuse, resulting from faulty planning. (b) The subdividing and sale of lots of irregular form and shape. and inadequate size for proper usefulness and development. (c) The laying out of lots in disregard of the contours and other physical characteristics of the ground and surrounding condition. (d) The existence of inadequate streets, open spaces, and utili- ties. (e) The existence of lots or other areas which are subject to being submerged by water. (Added by Stats.1963, c. 1812, p. 3679, § 3.) § 33032.1 Blighted area; seashore A seashore, and uninhabited areas adjacent thereto, within a community, are blighted areas vhen characterized by: (a) The imminent danger of a substantial decline in the coastal environment, including its recreational and aesthetic values. (b) The need for public beach areas and public access routes through such areas. (c) A danger to the quantity and quality of marine life through uncontrolled private development. (Added by Stats.1971, c. 1434, p. 2839, § 1.) illighled area; depreciated valutbs; inadequate lax re- ceipts A blir.hted 1 j (...haraeterized by a prevalence of depreciat.ed . values, impaired inVt.'st 'news, and and economic ntaladjtc.;tment sttch au extent that the capacity to pay talloN 1'edtic(.,(1 and tax reeeipt!; 010 if1:0(stilIMP for tilt' CO:A Of plibile (Adactl by :•;ilik,19f;3, v.1 P. :1679§ 3) .11/7 § 33034. blighted area; unproductive condition of land; loss of population A blighted area is characterized by: • - (a) in some parts of the blighted area, a growing or total lack of proper utilization of areas, resulting in a stagnant and unproduc- tive condition of land potentially useful and valuable for contributing to the public health, safety, and welfare. (b) In other parts of the blighted area, a loss of population and reduction of proper utilization of the area, resulting in its further de- terioration and added costs to the taxpayer for the creation of new public facilities and services elsewhere. (Added by Stats.1963, c. 1812, p. 3679, § 3.) § 33035. Public injury from blighted area It is further found and declared that: (a) The existence of blighted areas characterized by any or all of such conditions constitutes a serious and growing menace which is condemned as injurious and inimical to the public health, safety, and welfare of the people of the communities in which they exist and of the people of the State. (b) Such blighted areas present difficulties and handicaps which are neyesd remedy and control Solely by regulatory processes in the exercise of police power. (c) They contribute substantially and increasingly to the prob- lems of, and necessitate excessive and disproportionate expenditures for, crime prevention, correction, prosecution, and punishment, the treatment of juvenile delinquency, the preservation of the public health and safety, and the maintaining of adequate police, fire, and accident protection and other public services and facilities. (d) This menace is becoming increasingly direct and s-ubstantia1. in its significance and effect. (e) The benefits which will result from the remedying of such Conditions and the redevelopment of blighted areas will accrue to all the inhabitants and property owners of the communities in which they exist. (Added by Stats.1963, c. 1812, p. 3680, § 3.) • § 33036. Private injury from blighted area It is further found and declared that: (a) Such conditions of blight tend to further obsolescence, dete- rioration, and disuse because of the lack of incentive to the individual landowner and his inability to improve, modernize, or rehabilitate his property while the condition of the:neighboring properties remains unchanged. (b) As a consequence the process of deterioration of a blighted area frequently cannot be halted or corrected except by redeveloping the entire area, or substantial portions of it. (c) Such -conditions of blight are chiefly found in areas subdivid- ed into small parcels, held in divided and widely scattered ownerships, frequently under defective titles, and in many such instances the pri- vate assembly of the land in bliehted areas for redevelopment is so difficult and costly that it is uneconomic and as a practical matter impossible for owners to undertake because of lack of the legal power and excessive costs. (d) The remedying of such conditions may require the public ac- quisition at fair prices of adequate areas, the clearance of she areas through domolition of existin), obsolete, inadequate, ttncal.c, and in- stmitary le ij,and the relovolopment Of the areaS StIffering f rom such conditions under proper supervision, with appropriate planning, and cont inuine land use and construct ion policies. (Added by ::ltat3.1!)63, c, 1512,p, § 3.) X II A JO) § 33037. Declaration of state policy For these reasons it is declared to be the policy of the State: (a) To protect and promote the sound development and redevel- opment of blighted areas and the general welfare of the inhabitants of the communities in which they exist by remedying such injurious conditions through the employment of all appropriate means. (b) That whenever the redevelopment of blighted areas cannot be accomplished by private entei'prise,alone, without public participa- tion and assistance in the acquisition of land, in planning and in the financing of land assembly, in the work of clearance, and in the mak- ing of improvements necessary therefor, it is in the public interest to employ the power of eminent domain, to advance or expend public. funds for these purposes, and to provide a means by which blighted areas rnay be redeveloped or rehabilitated. (c) That the redevelopment of blighted areas and the provisions • for a.ppropriate continuing land use and construction policies in them constitute public uses and purposes for which public money may be advanced or expended and private property acquired, and are govern- mental functions of state concern in the interest of health, safety, and welfare of the people of the State and of the communities in which the areas exist. (d) That the necessity in the public interest for the provisions of this part is declared to be a matter of legislative determination. (Added by Stats.1963, c. 1812, p. 3680, § 3.) Historical Note Derivation: Former ReCti011 32017, add- ed by Stats.1951, c. 710. p. 1927, § 1, amended by Stats.1951, c. 1621, p. 3069, § 8. Stats.1915, c. 132G, I. 2-178, § 2. 1: X H 1 t; 1 F A 141 October 31, 1973 Honorable Mayor Ki 1 e Morgan and City Council City of National City 1243 National Avenue National City, California 92050 Gentl emen: As you know, property which is owned by the Koenig Corporation at the southeast quadrant of Interstate 805 and SwQet!•'ater Road has been annexed to the City of National City with commercial zoning. Since that annexation, the State Department of Transportation has'acquired part of our property for freeway right-of-way. This ,taking and other chances in the area have adversely affected the economic feasibility of the golf course operation. As a result of recent developments, northeast of Sweetwater Road, natural water run-off courses have been altered causing inundation over parts of the golf course. During the winter of 1972-73, the run-off deposited mud and debris on the course driving range requiring that the range be closed during periods as long as two weeks. • The aforementioned conditions have resulted in depreciated value, impaired investment, and unproductive condition of the land. Thus, the undersigned members request the City Council to designate the property and the immediately adjacent areas as a survey area to study satisfactory corrective measures to reverse the trend to blighting conditions and promote the sound development of the property in the public interest. Sincerely yours, KOENIG CORPORATION • ;el (.73` . , kg. - • Ray G.,Koeni g, President (.; ,/ (y Elrner Rens, Secretary, / . J Carroll Mohr -(9/ Russel/ Osgood X 11 I[ 11 B • • _TN rTi, • 77 -Kyr 7-7 .F\ .2.i.,.4L2.2L, • so .61 *I' .1" 'FL 60 -4;" 231 a, C-T7y- OF CHULA VISTA IJ EJ F-1 I 1 f7- 1 St' t MX*. rt ..- • •• ^ -7/ • 41.. . ; • • l'OZ 89 Acres • - --i 7%, . - 4.:;:.?,Z.7•4:71TO \\\\\\ Self 7 NO Era," INDICATES SEWER IN,O,ThTLS WATER /N2114.7,421.S e 511/21714297fR R1VER INDICATES DR/9.'1'.1/7GE ND/C.117LS etlECII?1C IND/C/171S R/51!T.5-01-1Vt-7V MIDICATES UAW Cr INLAID/27701V Pl. J. I SI 411‘ _FAYE E T4TER 11E,...741 Ai A P / . C.; - • - 1.0 Mem!, ..• 2 I F FL FA5ANT VIEW TEr?r? , MAP s2-4,60 k 0 NI TA FA 1/7 k1f,.,1;• )1/I_IP 45.J9 ON! TA V. 15 TA NO2 1'AP 32.35 \ -\1\ • • .tamst eat tartlet- "et.. t OD *4 OK. ..1 • ti t.roe, okt, • 'Jr •••• %ea, to, NW 4. X 41,24' it I, to,: t• • x watte pat • • oma tot 66.1 166494•••••11* • re tUCK ENGINITRING COMPANY BONITA PLAZA • E X II !BIT C /5/ — • - .'.;+-7Z1,A- 717 Oi Iii// pa, 1 1A AI 11...IL:a7gf I 1/VS URA AI CE: COMPAIVY - A tub -what," of Igsryers lille Insurance Gvfxxotion of hnuaret AMENDED PRELIMINARY REPORT Redevelopment Agency City of National City 1243 National Avenue National City, California 92050 Attention: M. Watts June Dated as of 11 19 74 at 7:30 A.M. 1330 FOUR TH AVEW.JL SAN DIEGO. CALIFORNIA 9001 PHONE 234 7192 YOUR REP': 00.000000000.0000000010000000 OUR NO:. 292244—R • 0 ---------- T T'-E O'F'!CER In response to your application for a policy of title insnrarice. LAND TITLE INSURANCE COMP:NY hereby reports that it is prepared to issue, or cause to be issued, as of the date hereof, a IM California Land Title Association Standard Coverage form, or an 0 American Land Title Association Loan form, or an 0 American Land Title Association Owner's foirm (as indicated by box checkccl above).. Policy of Title Insurance of LAND TITLE INSURANCE CaMPANY and LAWYERS TITLE INSURANCE CORPORATION. describing the land and the estate or interest therein hereinafter set forth, insurin,4 against loss which may be sustained by reason of any defect, lien or encumbrance not shciwn or referred to as ant Exception below or not excluded from coverage pursuant to the printed Schedules. Conditions and Stipula- tions of said policy form. This report (and any supplements or amendments thereto) is issued solely •for the purpose of facilitating the issuance of a policy of title insurance and no liability is assumed hereby. If it is desired that liability .be assumed prior to the issuance of a policy of title insurance, a Binder or -Commitment should he requested. The estate or interest in the land hereinafter described or referred to covered by this Report is: A fee as to Parcels 1 through 20 inclusive. Title to said estate or interest at the date hereof is vested in: . SEE EXHIBIT "A". The La& reittied to in this report is described as follows: 4 0: SEE ATTACHED. Said land or a portion thereof lies within the boundaries of the South Bay Irrigation District. EXHIBIT 0 5 2, 292244-R EXHIBIT "A" RAY G. KOENIG and LLANCHE H. KOENIG, husband and wife a joint tenants as to an undivided 2/3 intere5t; W. RUSSELL OSGOOD as to an undivtded 1/9 interest; ELMER E, RENS cni JEANNZ L. RENS, husbarn3 and wife as ioi!lt teants as to an undivided 1/9 interest, CAROL. S. ::ad, as 1-lis sole and separate properti, 33 to an undivide6 1/16 interest; D0a0THY JO:;ES, cis nor aoie and separate property, as to aa udivLc 1/16 interest, all as tena:Its in cortmon to Parcel 1. THE KOENIG CORPORAIION, a California Corporation as to Parcels 2, 3, 5, C, 9, 10, 11, 12, 14, 15, 13 and 19. TEE STATE OF CALIFORNIA, as to Parcel 7.. THE COUNTY OF SAN DIEGO ns to Parcels 13, 16 and 17. RAY G. KOENIG end BLANCEE H. XOENIG, o acquired title as RAY G. and'3LANCHE H. KOENIG, 11,-Dand and wife, asto an undivh]ed 2/3 interest; W. RUSSELL OSGOOD, WILLIAM RUSSELL OSGOOD, JR., and ROBERTALLEN OSGOOD, as to an undivided 1/9 interest; ELMER E. RENS and JEANNE L. RENS, who acquired title as ELMER E. and JEANNE L. RENS, husband and wife, as to an undivided 1/9 interest; CARROLL S. MOHR, as his sole and separate property, as to an undivided 1/18 interest, DOROTHY JONES, as her sole and separate property as to an undivided 1/18 interest; all as tenants in common to Parcel 8. THE CITY OF NATIONAL CITY as to Parcel 20, CLARENCE E. MORRIS, a married man, as his sole and separate -property as to Parcel 4. C X 11 1 YOUR REF: ---- OUR NO: 292244-R 'Page Two 1t the date hereof Exceptions to coverage in addition to the printed exceptions and exclusion', (•,,, :ii►ecl in sa .: policy form would be as follows: 1. County, City and special district taxes, a lien not yet payable, for the fiscal year 19 74-19 75. Affects Parcel 1, 2, 3, 4, 5, 6, 8, 9, 10, 11, 12, 14, 17 and 12., 2. Second installment County, City and special district taxes, now payable for the fiscal year 1973-1974, plus penalties and costs. Affects Parcels 1, 2,3, 4, 5, 6, 8, 9, 10, 11, 12, 14, 17 and 18.. 3. Easements of right of way for public streets 80 feet -wide over the Northerly 40 feet of that portion of Lot 8 herein described, and the Southerly 40 feet of that portion of Quarter Section 100 herein described, ref.err -d tr+ in deed from Levi W. Kimball, to Geo. _L. Kimball, recorded in Book 42, page 403 of Deeds and subsequent deeds. -Affects Parcels 2 and 3. 4. An easement or right of way for the construction and .maintenance of flumes, canals or aqueducts, conveyed to the Kimball Brothers Water Company, by deed dated June 9, 1869, and recorded in Book 7, page 124 of Deeds The route thereof across said land is not set forth in said deed. Affects Parcels 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 14,15, 16, 17, 18, and 19. 5. Right of way 15 feet wide along the Westerly bank of the Sweetwater River, as reserved by deeds from John M. Ballou to George Ogden, recorded October 19, 1894 in Book 232, page 217 of Deeds and in Book 412, page 318 of Deeds. Affects Parcel 14. 6. A right of way for water pipes, over a strip of land 25 feet in width located and included between lines on each side, parallel with and 12-1/2 feet distant from the center line of San Diego Land and Town Company's water main, as *same was located December 7, 1888; together with right of entry on said strip for the purpose of construction, reconstruction, repairing or making additions thereto, as granted by John Ballou to said San Diego Land and Town Company, by deed recorded December 21. 1883 in Book 141, page 181 of Deeds. Affects Parcels 7. An easement property for the and water mains, Company, by deed 14, 15, 16, 17 and 18. and right of way 25 feet wide over and upon the herein described purpose of constructing, maintaining, and operating a pipe line and incidental purposes, as granted to San Diego Land and Town recorded in Book 141, page 181 of Deeds. The location of said easement is not defined. Affects Parcel 15. to. A tilt. Y /u, EXHIBIT YOUR REF: OUR NO: 292244R Exceptions, continued: Page Three 8. An easement over said land for poles, wires and incidental purposes, as granted to the San Diego Gas and Electric Company, by deed recorded November 24, 1894 in Book 214, page 183 of Deeds. The route thereof across said land is more particularly described as f oliows : A strip of land 2 feet in width, being 1 foot on each side of the following described center line: Beginning at a point on the Westerly line of Quarter Section 100 of Rancho de la Nacion, per Map thereof filed in the Office of the County Recorder of San Diego County, which point is Northerly a d4 ^tance of 8.4 feet from the Southwest corner of said Quarter Section 100; thence from said point of beginning, North 71°55' East a distance of 557.8 feet; thence North 17°50' West to the Southerly line of the County, Highway; together with the right of anchorage on adjacent land. Affects Parcel 2. 9. A right of way and incidents thereto for public road purposes over the West Half of the Southwest Quarter of Quarter Section 100 of said land as granted to the County of San Diego by deed recorded October 9,,- 1896 in Book 257, page 189 of Deeds. Affects Parcels 2 and 11. 10. An easement for public road over the Westerly 20 feet of that portion of said land lying North of the center of Sweetwater River, as reserved by deed from San Diego Land and Town Company, to George Ogden, recorded October 24, 1896 in Book 255, page 134 of Deeds. Affects Parcel. 18.. 11. Rights of way for pipes or lines as then constructed with the right to extend said pipe lines over any and all lands then o med or thereafter acquired by the grantor, San Diego Land and Town Company, a corporation, and the right of way for .said pipe lines over said lands when necensnry and required by the grantee, as granted to Sweetwater Water Company by deed dated July 1, 1902, recorded July 11, 1902, in Book 320, page 364 of Deeds. Affects Parcels 1, 2, 3, 5, 6, 7, 9, 10, 11, 12, 14 and 18.. 12. An easement over'a strip of land 40 feet in. width, being 20 feet on either side of and parallel to the center of the railway tracks of National City and Otay Railway Company as the same was located on July 11, 1906 upon, over, across and through the following described lots, Tracts and Parcels of land, to -wits: Northwest Quarter and Southeast Quarter of Quarter Section 109, herein described for pipe lines and incidental purposes as reserved to Sweetwater Water Company in deed recorded July 26, 1906 in book 394, page 71 of Deeds. EXHIBIT [3 YOUR REF: --- OUR NO: 292244—R Exceptions, Item 12, continued: Page Four Affects Parcels 6, 8 and 9. 13. An easement or until the same may be abandoned by the grantee, for the purpose of laying down and maintaining its pipe line and for maintaining when necessary, pumping plants, over a fifteen foot strip of land across a portion of Parcel 2 herein described, as granted to Sweetwater Water Company, by deed recorded June 12, 1917 in Book 722, page 330 of Deeds. The route thereof across said land is not set forth in said deed. Affects Parcel 11. 14. An 'easement for gas pipe lines and incidental purposes as granted to the San Diego Gas and Electric Company, by deed recorded April -30, 1920 in Book 799, page 494 of Deeds over a strip of land 2 feet in width, being 1—foot on each side of the following described" center line: Beginning at, a point on the .Westerly line of Quarter Section 110 of the National Ranch, as per map thereof, on file in the Recorder's office, which point is 94 feet Southerly from the Northwesterly corner of said Quarter Section 110; thence North 70°6' East, 450 feet; thence North 0°51' East, 314 feet to a point; said point being hereinafter called Point "A"; thence North 21°52' West, 550 feet. ALSO: Beginning at said above described Point "A"; thence -North 81°21' East to the Easterly line of the lands described in.Book 499, page 162 of Deeds. Affects Parcels 17 and 18. 15. An easement over said land for poles, wires and incidental purposes, as granted to the San Diego Cas and Electric Company, by deed recorded July 14, 1920 in Book 815, page 475 of Deeds. The route thereof across said land is more particularly described as follows: A strip of land 2 feet in width, being 1foot on each side of the following described center line: Beginning at a point an the West line of Quarter Section 109 of the Rancho de la Nacion, as per map on file in the Recorder's Office, which point is North 18°54' West, a distance of 1056 feet from the Southwesterly corner of said Quarter Section 109; thence South 78°25' East, 591.5 feet. Affects Parcel 13. 16. An easement over said land for poles, wires and incidental purposes, as granted to the San Diego Gas and Electric Company, by deed recorded December 16, 1920 in Book 838, page 183 of Deeds. The route thereof across said land is more particularly described as - follows : EXHIBI T YOUR REF OUR NO: 292244—R Exceptions, Item 16, continued: Page Five A strip of land 2 feet in width being 1 foot on each side of the -following described center line: Beginning at a point on the Easterly line of Quarter Section 109 of the Rancho de is Nacion, as per Map on file in the Office of the County Recorder of San Diego County, which point bears North 18°34' 30" West a distance of 4 feet from the Southeasterly corner of said Quarter Section 109; thence South 71°19'30" West parallel with and 4 feet Northerly from the Southerly line of said Quarter Section 109, a distance of 1037 feet; thence 81°43'30" West; to the Westerly line of said Quarter Section 109. Affects Parcel S. 17. An easement over said land for poles,'wires and incidental purposes, as granted to the San Diego Gas and Electric Company, by deed recorded September 22, 1921 in Book 861, page 260 of Deeds. ,The route thereof across_said land is more particularly described as follows: A strip of land 2 feet in width, being 1 foot on each side --of the following described center line: Beginning at a point on the Westerly line of Quarter Section 1Q0 of the Rancho de la Nacion, as per Map thereof on file in the Office of the Recorder of the said County of San Diego, which point is 4. feet Northerly from the Southwesterly corner of said Quarter Section 100; thence North 71°20' East, parallel with and 4 feet Northerly from the Southerly line of said Quarter Section 100 a distance of 555 feet; thence South 18°15' East, to the Southerly line of the Northerly 440 feet of Lot 8 of L. W. Kimball's Subdivision, as per map thereof No. 63, on file in the Office of the Recorder of the said County of San Diego. Affects Parcels 2 and 3. 18. An easement over said land for poles, wires and incidental purposes as granted to the San Diego Gas and Electric Company, by deed recorded August 27, 1524 in Book 1027, page 181 of Deeds. The route thereof across said land is not set forth in said deed. Affects Parcels 12, 14, 16, 17 and 18. 19. An easement over said land for poles, wires and incidental purposes, as granted to the San Diego Gas and Electric Company, by deed recorded August 27, 1924 in Book 1029, page 139 of peeds,. The route thereof across said land is more particularly described as follows: EXHIBT / 55 I YOUR REF: --- OUR NO: 292244--R Exceptions, Item 19, continued: Page Six One foot on each side of the following described center line: Beginning at a point on the Southerly line of Quarter Section 109 of the Rancho de la Nacion, as per Map thereof, filed in the Office of the County Recorder of San Diego County, which point is 1195.7 feet Westerly from the Southeasterly corner of said Quarter Section 109; thence North 7°57'30" West, a distance of 40 feet. Affects Parcel 9. 20. An easement over said land for poles, wires and incidental purposes, as granted to the San Diego Gas and Electric Company, by .deed recorded December 1, 1924 in Book 1044, page 369 of Deeds. I The route thereof across said land is more particularly described as follows: One foot an each side of the following described center line: Beginning at a point on the Northerly line of Quarter Section 110 of the Rancho de la Nacion as per Map thereof, filed in the Office of the County Recorder of San Diego County, which point is 1195.7 feet Westerly from Northeasterly corner of said Quarter Section 110; thence South 7°57' East to a line 30 feet Westerly from and parallel to Westerly line of the former right of way of the San Diego and Southeastern T?,ailway, Sweetwater Branch, being in the Northeasterly Quarter of said Quarter Section 110. Affects Parcel 12. 21. An easement over said land for poles, wires .and incidental purposes, as granted to the San Diego Gas and Electric Company, by deed recorded December 1, 1924 in Book 1051, page 89 of Deeds. The route thereof across said land is more particularly described as follows: One foot on each side of the following described center line: Beginning at a point on the Southerly line of Quarter Section 109 of Rancho de la Nacion, as per Map thereof, filed in the Office of the County Recorder of San Diego County, which point is 1195.7 feet Westerly from the Southeasterly corner of said Quarter Section 109; thence North 7°57' West a distance of 40 feet. Affects Parcel 9. 22. An easement over -said land for the purpose of anchors and guys placing and maintaining anchors and guys for support of the .electric power line on adjoining County highway and incidental purposes as granted to San Diego Consolidated Gas & Electric Company in deed recorded July 26, 1928 in Book 1501, page 279 of Deeds. Affects Parcel 19, EXNIBI.T YOUR REF: --- OUR NO: 292244—R Exceptions, continued: Page Seven 23. The privilege and right to extend drainage structures and excavation and embankment slopes beyond the limits of R. S. 558, where required for the construction and maintenance of said R. S. 558, as granted to the County of San Diego in deed recorded August 7, 1934 in Book 305, page 492 of Official Records. Affects Parcel 1. 24. An easement for public highway (Road Survey No. 558) and incidental purposes as granted to County of San Diego in deeds recorded September. 14, 1934 in Book 314 page 466 of Official Records, and September 14, 1934 in Book 352, page 22 of Official Records. Affects Parcel 6. 25. An easement for public highway (Road Survey No. 558) and incidental purposes as granted to County of San Diego in deeds recorded September 14, 1934 in Book 314, page 466 of Official Records% and September 14, 1934 in Book 352, page 22 of Official Records. Affects Parcels 5, 6 and 7.: 26.. An easement 40 feet in width over Parcel .1 herein described for drainage ditch and incidental purposes as granted to County of San Diego in deed recorded November 7, 1934 in Book 336, page 438 of 0ffictl Records Said right of way is more particularly described -as follows: Beginning at a point in Northea4t Quarter of said Quarter Section 109 which bears South 29 °52' 10" East 977.71 feet from North Quarter corner of said Quarter Section, said point also bearing North 61°48' West 132.17 feet from Engineer's Station E C 74 plus 32.76 feet of that certain County Highway known as Road Survey No. 558, plat of which is on file in the Office of the County Surveyor and running thence from said point of beginning, South 25°32' West 500 feet. Affects Parcels 6, 7 and 19. 27. A right of way and incidents thereto for public highway (Road Survey No. 706) and incidental purposes, as granted to County of San Diego in deed recorded May 20, 1937 in Book 644, page 483 of Official Records. Affects Parcels 11 and 12. 28. An easersnt over said land for an anchor to be located within 30 feet of the Southerly right of way line of the County road as reserved by San Diego Consolidated Gas & Electric Company in deed recorded August 31, 1933 in Book 811, page 377 of Official Records. Affects Parcel 1f. 29. An easement over said land for poles, wires and incidental purposes, as EXHIBIT D 151 YOUR REF: --- OUR NO: 292244—R Exceptions, Item 29, continued: Page Eight granted to the San Diego Gas and Electric Company, by deed recorded December 13, 1946 in Book 2306, page 204 of Official Records. The route thereof across said land is more particularly described as follows: The Southerly 4.0 feet of that certain portion of the Northeast Quarter of Quarter Section 110. Also a 12.0 foot strip of land over and across the Southeast Quarter of Quarter Section 109 of said Rancho de la Nacion being 6.0 feet on each side of the following, described center line: Beginning at. a point on the Southerly line of said Quarter Section 109 distant thereon 93.34 feet Easterly from the South Quarter corner thereof; thence North 27°06' 3C" West 3.58 feet to a point hereinafter known as Point "A"; thence North 59°48'40" West to the Westerly line of said Southeast Quarter of Quarter Section 109. Also the right is hereby granted to install_ necessary .anchorage within that certain 4.0 foot portion of said Southeast Quarter of Quarter Section 109 which lies within 2.0 feet on each side of the following described center line: Beginning at said Point "A"; thence North , 40°51' 20" East a distance of 70.0 feet. Affects Parcels 9 and 12. 30. An easement over said land for poles, wires and incidental purposes as granted to the San Diego Gas and Electric Company, by deed recorded March 19, 1947 in Book 2343, page 298 of Official Records. The route thereof across said land is not set forth in said deed. Affects Parcel 10. 31. A right of way and incidents thereto for public road purposes, as conveyed to the County of San Diego by deed recorded August 6, 1951 in Book 4193, page 55 of Official Records and particularly described as beginning at Engineer's Station 66 plus 68.65 P. 0. T. on the center line of that certain County Highway known as Road Survey No. 558, a plat of which is on file in the office of the County Surveyor of San Diego County; thence at right angles South 23°28' East 30 feet to a point on the Southerly right of way line of said Road Survey 558 and the true point of beginning; said point of beginning being the beginning of a tangent curve concave Southerly, the center of which bears South 28°28' East 970 feet from said point; thence leaving said right of way line Easterly along said curve, through a central angle of 56°40' a distance of 959,.35 feet to a point on the said Southerly right of way line of Road SurVey 558, said point being normal to Engineer's Station 77 plus 02.-36 P. O. T. on the center line of said Road EXHIB T 0 /6° YOUR REF: --- OUR NO: 292244—R Exceptions, Item 31, continued: Page Nine Survey; thence Westerly along said Southerly right of way line as follows: North 61'48' West 269.60 feet to the beginning of a tangent curve to the left, having a radius of 470 feet; thence Westerly along said curve, through a central angle of 56°40' a distance of 464.84 feet; thence tangent to said curve South 61°32' West 269.60 feet to the true point of beginning. All according to plat on file in the office of the County Surveyor of San Diego County entitled Road Survey No. 1323. Affects Parcel 31. 32. A right of way and incidents thereto for public ,road -purposes, as granted to the County of San. Diego by deed recorded August 23, 1951 in Book 4213, page 13 of Official Records. (Road Survey No. 1323). Affects Parcels 5 and 7. 33. An easement for guy poles and/or anchors and purposes incidental thereto as conveyed to the San Diego Gas and Electric Company, by deed recorded April 29, 1954inBook 5222, page 344 of Official Records, over a portion of Lot 9. The route thereof across said land is not set forth in said deed. • Affects Parcel 10. 34. An easement over sai d land for poles., wires and incidental purposes, as granted to the San Diego Gas and Electric Company, by deed recorded December 30, 1954 In Book 5479, page 513 of Official Records. The route thereof across said land is more particularly described as follows: Beginning at a point on the Southerly line of said Quarter Section 109 Q distant thereon 93.34 feet Easterly from the South Quarter corner thereof; thence North 27'106'30" West 48.55 feet; thence North 60°42'30" West 1550.77 feet to a point which is the true point of beginning of the above mentioned center line of right of way; thence from said true point of beginning South 60° 42'30" East to the most Southerly line of the above described property. Alao beginning at said true point of beginning; thence North 28°40'10" West to the most Northerly line of the above described property. Affects Parcel. 18. 35. An easement over said land for poles, wires and incidental purposes, as granted to the San Diego Gas and Electric Company, by deed recorded January 19 1955 in Book 5502, page 25 of Official Records. The route thereof across said land is more particularly described as follows: E X11I131 YOUR REF: OUR NO: 292244-R Exceptions, Item 35, continued: Page Ten A strip of land 12 feet in width, the center line of said easement of right of way in the aforesaid lands is particularly described as follows: Beginning at a point on the Northerly line of Quarter Section 110, distant thereon 93.34 feet Easterly from the North Quarter corner thereof; thence from said point of beginning South 27.06'30" East to the most Southerly line of said property described in said deed recorded in Book 1845, page 59 of Official Records. Grantor therein covenants for himself, successors and assigns not to place or maintain any building or structure on said easement. Affects Parcels 14, 17 and 18. 36, An easement as granted to California Water and Telephone Company, a California corporation, recorded June 5, 1957 in Book 6607, page 436 of Official 'Records; for the purposes of laying, relaying, repairing, maintaining, and/or renewing a water main or mains and appurtenances thereto over, along, across , through and under that portion of the Easterly Half of Quarter Section 109, lying within a strip of land 8 feet in width, Southerly of and abutting the Southerly right of way line of Sweetwater Road as shown on Record of Survey Map No. 1323 filed in the County Surveyor's Office. of San Diego County;- together with the right to ingress and egress from the said easement fOr the purposes of laying, relaying, maintaining and/or renewing a water main or mains .and appurtenances thereto. Grantor therein covenants for himself, successors and assigns not to place or maintain any building or structure on said easement. Affects Parcels 5 and 7. 37. A lease dated August 28, 1956, executed by Cornelius De Jong and Elizabeth De Jong, as Lessors and the Sherman Syndicate (a joint venture engaged in by Edward F. Jones, Thomas G. Lanphier, Jr., Russell Osgood, ElmerE. Rens, and Fred K. Shernan), and Ray G. Koenig and Blanch Koenig; husband and wife, as Lessees, for the term of 25 years from August 1, 1956, upon the terms, conditions and covenants therein provided, recorded September 12, 1957 in Book 6745, page 314 of Official Records. By an assignment of lease dated August 28, 1957 and recorded July 9, 1969 as File No. 123876, the interest of Edward F. Jones, Thomas G. Lanphier, Jr., Russell Osgood, Elmer E. Rens and Fred K. Sherman, was assigned of record to The Koenig Corporation, a California corporation. The Lessees interest under said leasehold was subordinated to easement for public sewer or sewers and underground conduits, ducts and metering stations by Quitclaim Deed to the City of San Diego, a municipal corporation, recorded April 20, 1970 as File No. 67780. Affects Parcel 19. EXHIBIT!) YOUR REF: --- OUR NO: 292244—R Exceptions, continued: Page Eleven 38. An easement for guy poles and/or anchors and purposes incidental thereto over said land, as conveyed to the San Diego Gas and Electric Company, by deed recorded January 17, 1959 in Book 7721, page 386 of Official Records; and being more particularly described as follows: That certain portion of the Northwest Quarter of Quarter Section 109 in Rancho de la Nacf.on, according to Nap thereof No. 166, filed in the office of the Recorder of said County of San Diego, described in a Deed recorded in Book 3138 at page 257 of Official Records of said County of San Diego. Said easement of right of way in the aforesaid lands is particularly described as follows: That certain 4.0 foot strip of land over and across the above described property,. being 2.0 feet, measured at right angles, on each side of the following described center line: Comii ncing at the Northwest corner of said Northwest Quarter of Quarter Section 109; thence North 71°21' East along the Northerly line of said Northwest Quarter, a distance of 803.66 feet; thence South 18°39' East, a distance of 559.47 feet; thence North 71°05'30" East, 1.0 foot; thence South 18°39' East, a distance of 293.33 feet; thence South 18°14'30" East, a distance of 171.83 feet to a point, which said point is the true point of beginning of the riht of way herein described; thence from said true point of beginning, North 18°14'30" West to the Northerly line of the above described property. Affects Parcel 19. 39. Any rights of public easement in the County Road known as Road Survey No, 558, as said road is shown on Plat of said Survey ir...the Office of the County Surveyor. Affects Parcels 1, 2, 4, 5, 6 and 7. 40.. A perpetual easement and right of way upon, through, under, over and across the hereinafter described real property for the installation, construction, operation, maintenance, repair, replacement, and reconstruction of sewer pipe lines and/or mains, manholes, sewer lateral pipe lines, and all structures incidental thereto, together with the perpetual right.to remove' buildings, structures, trees, bushes, undergrowth, flowers, and any other obstructions interfering with the use of said easement and right of way by Grantee, its successors or assigns. • Said easement and right of way hereby granted and conveyed is more particularly described as follows: All that portion of Quarter Section 109, 110, 126, and 135, Rancho de la Nacion, according to Map thereof No. 166 filed in the Office of the County Recorder of San Diego County, May 11, 1869, and all that portion of Lots C, D, E, F of Sweetwater Acres, .according to Map thereof No. 1607, filed in the office of said County Recorder, October 21, 1913, and that portion of Oliv-ewood Acres, according to Map thereof No. 1665, filed in the Office of said County Recorder, April 10, 1915, lying within a 15.00 foot strip of land lying 7.5E feet each side of a center line described as follows: Beginning at the Northeast corner of Lot 9 of L. W. hirba1l' a Subdivision, according to Map thereof IT YOUR REF: - OUR NO: 292244--fit Exceptions, Item 40, continued: Page Twelve No. 63, filed in the Office of the County Recorder of San Diego County, May 11, 1885; thence Southwesterly along the Northwesterly line of Lots 9 and 10 of said L. W. Kimball's Subdivision a distance of 1535.33 feet to a point on a 200.00 foot radius curve concave Southerly, said point being also the TRUE POINT OF BEGINNING, a radial line through said point bears South 17°11'32" West; thence Westerly along said curve a distance of 102.95 feet through a central angle of 29°29'35"; thence tangent to said curve South 77°41'5i" West, 137.09 feet to the beginning of a tangent curve concave Northeasterly having a radius of 200.00 feet; thence Westerly and Northerly along said curve a distance of 298.49 feet; through a central angle of 85°30'35"; thence tangent to said curve North 16'47'28" West, 419.12 feet to the beginning of a tangent curve concave Easterly; having a radius of 500.00 feet; thence.Northerly along said curve a distance of 200.15 feet, through a central angle of 22°56'06"; thence tangent to raid curve North 6°08'38" East, 276.22 feet to the beginning of a tangent curve concave Westerly, having a radius of 260.00 feet; thence Northerly and Westerly- along said curve a distance of 319.92 feet through a central angle of 70°30'; thence tangent to said curve North 64'21'22" West, 328.38 feet to the beginning of a tangent curve concave Southerly, having a radius of 280.00 feet; thence Northwesterly and Westerly along said curve a distance of 176.43 feet; through a central angle of 36°06'06"; thence tangent to said curve South 79°32'32" West, 693.68 feet to the beginning of a tangent curve concave Northeasterly, having a radius of 300.00 feet; thence Northwesterly along said curve a distance of 269.09 feet through a central angle of 51°23'30"; thence tangent to said curve North 49°03'58" West, 728.80 feet to the beginning of a tangent curve concave Southerly, having a radius of 300.00 feet; thence Westerly along said curve, a distance of 255.36 feet through a central angle of 48°46'11"; thence tangent to said curve, South 82°10'10" West, 913.89 feet to the beginning of a tangent curve concave Northerly, having a radius of 300.00 feet; thence Westerly along said curve, a distance of 177,74 feet through a central angle of 33°56'47"; thence tangent to said curve, North 63°52'22" West, 557.60 feet to the beginning of a tangent curve concave Southeasterly, having a radius of 201.00 feet; thence Northwesterly and Southwesterly along said curve a distance of 192.30 feet; through a central angle of 54°49'; thence tangent to said. curve South 61°08'38" West (South 60°20' West deed) 177.95 feet to the beginning of a tangent curve concave Northwesterly, having a radius of 400.00 feet; thence Southwesterly along said curve a distance of 72.28 feet; through a central angle of 10°21'10"; thence tangent to said curve South 71'29'48" West, 384.18 feet to a point in the Northeasterly line of Sweetwater Valley Industrial Bark according to Map thereof No. 4670 filed in the office of the County Recorder of San Diego County, November 25, 1960, EXCEPTING therefrom that portion lying within Edgemere Road (Road Survey 670) filed in the office of the County Surveyor of said County. The side lines of said 15.00 foot strip of land to be shortened or lengthened so as to terminate in the Northwesterly line of the before mentioned Lot 10 and the Northeasterly line of said Sweetwater Valley Industrial Park, as granted to the Spring Valley Sanitation District in deed recorded August 16, 1962, as File Nos. 140262, 140265, and on Decemher 19, 1963 as File No. 225893. Affects Parcels 14, 17 and 18. 41. An easement and right of way upon, through, under, over and across the herein- after described real property for the installation, construction, operation, EXHIB T T ) /64 YOUR REF: --- OUR NO: 292244—R Exceptions, Item 41, continued: Page Thirteen maintenance, repair, replacement and reconstruction of sewer pipe lines and/or mains, manholes, sewer -lateral pipe lines, and all structures incidental thereto, together with the perpetual right to remove buildings structures, trees, bushes, undergrowth, flowers, and any other obstructions interfering with the use of said easement and right of way by Grantee, its successors or assigns. • The real property referred to hereinabove and made subject to said easement and right of way is particularly described as follows: That portion of Quarter Section 110 of Rancho de la Nacion, according to Map thereof No. 166, filed in the office of the County Recorder of San Diego County, May 11, 1869, as distributed by decree of distribution recorded on March 22, 1961, File No. 50539 of Official Records. Said easement and right of way hereby granted and conveyed is more particularly described as follows: All that portion of Quarter Section 109, 110, 126, and 135, Rancho de la Nacion, according to Map thereof No. 166 filed in the Office of the County Recorder of San Diego County, May 11, 1869, and all that portion of Lots C, D, E, and F of Sweetwater Acres, according to Map thereof No. 1607, filed in the office of said County Recorder, October 21, 1913 and that portion of Olivewood } Acres, according to Map thereof No. 1665, filed in the Office of said County Recorder, April 10, 1915, lying within a 15.00 foot strip of land lying 7.50 feet each side of a center line described : as follows : Beginning at the .Northeast corner of Lot 9 of L. U. Kimball's Subdivision, according to Map thereof No. 63, filed in the office of the County Recorder of San Diego County, May 11, 1885; thence South- -Westerly along the Northwesterly line of Lots 9 and 10 of said L. W. Kimball's Sub- division an distance of 1535.33 feet to a point on a 200.00 foot radius curve concave Southerly said point being also the TRUE POINT OF BEGINNING, a radial line through said point bears South 17°11'32" West; thence Westerly along said curve a distance of 102.95 feet through a central angle of 29°29'35"; thence tangent to said curve South 77°41'57" West, 137.09 feet to the beginning of a -- tangent curve concave Northeasterly, having a radius of 200.00 feet; thence Westerly and Northerly along said curve a distance of 298.49 feet; through a central angle of 85 °30' 35" as thence tangent to said curve North 16°4 7' 28" West, 419.12 feet to the beginning of a tangent curve concave Easterly, having a radius of 500.00 feet; thence Northerly along said curve a distance of 200.15 feet, through a central angle of 22°56'06"; thence tangent to said curve North 6°08'38" East, 276.22 feet to the beginning of a tangent curve concave Westerly, having a radius • of 260.00 feet; thence Northerly and Westerly along said curve a distance of 319.92 feet through a central angle of 70° 30' ; thence tangent to said curve North 64 °21' 22" • West, 328.38 feet to the beginning of a tangent curve concave Southerly, having a radius of 28O.00 feet; thence Northwesterly and Westerly along said curve a distance of 176.43 feet; through a central angle of 36°06'06"; thence tangent to said • curve South 79°32'32" West, 693.68 feet to the beginning of a tangent curve concave Northeasterl}', having a radius of 300.00 feet; thence Northwesterly along said curve a distance of 269.09 feet through a central angle of 51.123'30"; thence tangent to said curve North 49°03'58" West, 728.80 feet to the beginning of a tangent curve concave Southerly, having a radius of 300.00 feet; thence Westerly along said curve, a distance of 255.36 feet through a central angle of 48°46' 11"; thence tangent to said curve, South 82°10' 10" West, 913.89 feet to the beginning of E X E I B 1 T floc YOUR REF:.. .--:. . OUR NO: 292244-. Exceptions, Item. 41, continued: Page Fourteen a tangent curve concave Northerly, having a radius of 300.00 feet; thence Westerly along said curve, a distance of 177.74 feet through a central angle of 35°56'47"; -thence tangent to said curve, North 63°52'22" West, 557.60 feet to the beginning of a tangent curve concave Southeasterly having a radius of 201.00 feet; thence Northwesterly and Southwesterly along said curve a distance of 192.30 feet; tI►rough a central angle of 54°49'; thence tangent to said curve South 61°08'38" West ($outh 60°20' West deed) 177.95 feet to the beginning of a tangent curve concave Northwesterly, having a radius of 400.00 feet; thence Southwesterly along said curve a distance of 72.28 feet; through a central angle of 10°21' 10"; thence tangent to said curve South 71°29'48" West, 384.18 feet to a point in the Northeasterly line of Sweetwater Valley Industrial Park according to Map thereof No. 4670 filed in the office of the County Recorder of San .Diego County, November 25, 1960, EXCEPTING therefrom that portico iyin within Edgere Road (Road Survey 670) filed in the office of the County Surveyor of said County. The side lines of said 15.00 foot strip of land to be shortened or lengthened so as to terminate in the Northwesterly line of the before mentioned Lot 10 and the Northeasterly line of said Sweetwater Valley .Industrial Park as granted to the Spring Valley Sanitation District by deed recorded August 16, 1962 as File No. 140263. Affects Parcel 15. 42. An easement for sewer pipe lines and incidentals thereto lying within a 15.00 foot strip of land lying 7.50 feet each side of a center line described as follows: Beginning at the Northeast corner of Lot 9 of L. W. Kimball's Subdivision, according to /lap thereof No. 63, filed in the Office of the County Recorder of San Diego County, May 11, 1885; thence Southwesterly along the Northwesterly line of Lots 9 and 10 of said L. W. Kimball's Subdivision a distance of 1535.33 feet to a point on a 200.00 foot radius curve concave Southerly, said point being also the TRUE POINT OF BEGINNIvG, a radial line through said point bears South 17 °11' 32" West; thence Westerly along said curve a distance of 102.95 feet through a central angle of 29°29' 35"; thence tangent to said curve South 77°41'57" West, 137.09 feet to the beginning' of a tangent curve concave Northeasterly, having a radius of 200.00 feet; thence Westerly and Northerly along said curve a distance of 298.49 feet; through a central angle of 85°30' 35"; thence tangent to said curve North 16°47' 28" West, 419.12 feet to the beginning of a tangent curve concave Easterly, having a radius of 500.00 feet; thence Northerly along said curve a distance of 200.15 feet, through a central angle of 221'56' 06"; thence tangent to said curve North 6°08'33" East, 276.22 feet to the beginning of a tangent curve concave Westerly, having a radius of 260.00 feet; thence Northerly and Westerly along. said curve a distance of 319.92 feet through a central angle of 70°30'; thence_ tangent to said curve North 64°21' 22" West, 328.38 feet to the beginning of a tangent curve concave Southerly, having a radius of 280.00 feet; thence Northwesterly and Westerly along said curve a distance of 176.43 feet; through a central angle of 36'06'06"; thence tangent to said curve South 79°32'32" West, 693.68 feet to the beginning of a tangent curve concave Ndrtheasterly, having a radius of 300.00 feet; thence Northwesterly along said curve a distance of 269.09 feet through a central angle of 51°23' 30" ; thence tangent to said curve North 49°03' 58" West, 728.80 feet to the beginning of a tangent curve concave Southerly, having a radius of 300.00 feet; thence Westerly along said curve, a distance of 255.36 feet through a central angle of 48°46' 11"; thence tangent to said curve, South 82 °10' 10" West, 913.89 feet to the beginning of a tangent curve concave Northerly, having a radius of 300.00 feet; thence Westerly along said curve, a distance of 177.74 feet through a central angle of 33°56'47"; thence tangent to said curve, North 63'52'22" West, 557.60 feet to the beginning of a tangent curve concave Southeasterly, having EXHIBITD YOUR REF: OUR NO: 292244. R Exceptions, Item 42, continued: Page Fifteen a radius of 201.00 feet; thence Northwesterly and Southwesterly along said curve a distance of 192.30 feet; through a .central angle of 54°49'; thence tangent to said curve South 61°03'38" West (South 60°20' West deed) 177.95 feet to the beginning of a tangent curve concave Northwesterly, having a radius of 400.00 feet; thence Southwesterly along said curve a distance of 72.28 feet, through a central angle of 10°'21'10" ; thence tangent to said curve South 71°29'48" West, 384,18 feet to a point in the Northeasterly line of Sweetwater Valley Industrial Park according to Map thereof No. 4670, filed in the office of the County Recorder of San Diego County, November 25, 1960, EXCEPTING therefrom that portion lying within Edgemere Road (Road Survey 670) filed in the office of the County Surveyor of said County;- The side lines of said 15.00 foot strip of land to be shortened or lengthened so as to terminate in the Northwesterly line of the before mentioned Lot 10 and the Northeasterly line of said Sweetwater Valley Industrial Park, as granted to Spring Valley Saxritation District by deed recorded August 16, 1962, Series 3, Book 1962, as File No. 140264 of Official Records. Affects Parce' 15. 43. An easement as granted to California Water & Telephone Company, by deed recorded August 16, 1962 as File No. 140549, and July 1, 1963 as File No. 115039 far the purpose of locating, relocating, installing, construction, reconstruction, ar nding, .paralleling, maintaining, repairing,.operating, inspecting, and using pipe lines or series of pipe lines from any point or points and in any direction or location and all fixtures and appurtenances incidental thereto as Grantee may deem advisable in the operation of its water system .for the transmission and distribution of water as a public utility, together with the right of ingress and egress thereto and therefrom over the lands of the grantor. The route thereof across said land is not set forth in said deed. Affects Parcels 1, 2, 3, 4, 5, 6, 7, 9, 10, 11 and 12. 44. An easement over said land for poles, wires and incidental purposes, as granted to the San Diego Gas and Electric Company, by deed recorded September 12, 1962 as File No. 156837. The route thereof across said land is more particularly described as follows Commencing at the Northwest corner of said Quarter Section 110; thence South 19e00' East, along the Westerly line thereof, 529.92 feet; thence North 64°10' East, 32550 feet to the true point of beginning of said center line of right of way; thence from said true point of beginning, South 64°10' West 100.0 feet. It is understood and agreed by the parties hereta that the right of way herein conveyed shall be 12 feet in width, being 6 feet measured at right angles, on each side of the above described route of said line of poles and wires. EXIJBIT o YOUR REF: 411100•11110.Ni OUR NO: 292244 R Exceptions, Item 44, continued: Page Sixteen Grantor therein covenants for himself, successors and assigns not to place of maintain any building or structure on said easement. Affects Parcel 15. 45. -A perpetual easement and right of way upon, through, under, over and across the hereinafter described real property for the installtion, construction, operation, maintanance, repair, replacement, and reconstruction of sewer pipe lines and/or mains, manholes, sewer lateral pipe lines, and all structures incidental thereto, together with the perpetual right to remove buildings, structures, trees, bushes, undergrowth,.flowers, and any other obstructions interfering with the use of said easement and right of way by Grantee, its successors or assigns. Said easement and right of way hereby granted and conveyed is more particularly described as follows: All that portion of Quarter Sections 109, 110, 126, and 135, Rancho de la Nacion, according to Map thereof No. 166 filed in the office of the County Recorder of San Diego County, May 11, 1869, and all that portion of Lots C, D, E, F of Sweetwater Acres, according to Map thereof No. 1607, filed in the office of said County Recorder, October 21, 1913, and that portion of Olivewood Acres, according to Map thereof No. 1665, filed in the office of said County Recorder, April 10, 1915, lying within a 15.00 foot strip of land lying 7.50 feet each side of a center line described as follows: Beginning at the Northeast corner of Lot 9 of L. W. Kimball's Subdivision, according to Map thereof No. 63, filed in the office of the County Recorder of San Diego County, May 11, 1885; thence Southwesterly along the Northwesterly line of Lots 9 and 10 of said L. W. Kimball's Subdivision a distance of 1535.33 feet to a point on a 200.00 foot radius curve concave Southerly, said _point being also the TRUE POINT OF BEGINNING, a radial line through said point bears South 17°11'32" West; thence Westerly along said curve a distance of 102.95 feet through a central angle of 29°29'35"; thence tangent to said curve South 77°41'57" West, 137.09 feet to the beginning of a tangent curve concave Northeasterly having a radius of 200.00 feet; thence. Westerly and Northerly along said curve a distance of 298.49 feet; through a central angle of 85°30'35"; thence tangent to said curve North 16°47'28" West, 419.12 feet to the beginning of a tangent curve concave Easterly, having a radius of 500.00 feet; thence Northerly along said curve a distance of 200.15 feet, through a central angle of 22°56'06"; thence tangent to said curve North 6°08'38" East, 276.22.feet to the beginning of a tangent curve concave Westerly, having a radius of 260.00 feet; thence Northerly and Westerly - along said curve a distance of 319.92 feet through a central angle of 70°30'; thence tangent to said curve North 64°21'22" West, 328.38 feet to the beginning of of a tangent curve concave Southerly, having a radius of 280.00 feet; thence Northwesterly and Westerly along said curve a distance of 176.43 feet; through a central angle of 36°06106i1; thence tangent to said curve South 79°32'32" West, 693.68 feet to the beginning of a tangent curve concave Northeasterly, having a radius of 300.00 feet; thence Northwesterly along said curve a distance of 269.09 feet EXHIBITD flow YOUR RE (XJR NO: 292244—R Exceptions, Item• 45, continued: Page Seventeen through a central angle of 51°23'30"; thence tangent to said curve North 49°03'58" West, 728.80 feet to the beginning of a tangent curve concave Southerly, having a radius of 300.00 feet; thence Westerly along said curve, a distance of 255.36 feet through a central angle of 48°46' 11"; thence tangent to said curve South 82°10' 10" West, 913.89 feet to the beginning of a tangent curve concave Northerly, having a radius of 300.00 feet; thence Westerly along said curve, a distance of 177.74 feet through a central angle of 33°56'47"; thence tangent to said curve, North 63°52'22" West, 557.60 feet to the beginning of a tangent curve concave Southeasterly, having a radius of 201.00 feet; thence Northwesterly and Southwesterly along said curve a distance of 192.30 feet; through a central angle of 54°49' ; thence tangent to said curve South 61°08'38" West (South 60°20' West deed) 177.95 feet to the beginning of -a tangent curve concave Northwesterly, having a radius of 400.00 feet; thence Southwesterly along said curve a distance of 72.23 feet; through a central angle of 10°21'10"; ehenee tangent to said curve South 71°29'48" West, 384.18 feet to a point in the Northeasterly line of Sweetwater Valley Industrial Park according to Map thereof No. 4670 filed in the office of the County Recorder of San Diego County, November 25, 1960, EXCEPTING therefrom that portion lying within Edgemere Road (Road Survey 670) filed in the office of the County Surveyor of said County. The side lines of said 15.00 foot strip of land to be shortened or lengthened so as th terminate in the Northwesterly line of the before mentioned Lot 10 and the Northeasterly line of said Sweetwater Valley Industrial Park, as granted to the Spring Valley Sanitation District in deed recorded August" 16, 1962, as File Nos. 140262, 140265, and on December 19, 1963 as Pile No. 225898. Affects Parcel 16, 46. Covenants, conditions and restrictions as contained in deed recorded July 13, 1964 as File No. 125486. Affects Parcel 8. 47. The right in and to the wells, pumping plants and building housing the same, pipe lines, machinery and equipment incidental thereto all located on said land, together with the rights to the water developed on said premises and such right of way and for easements incidental to the conveying of said water from said premises, as reserved in deed from California Water and Telephone Company to Ray G. and Blanche H. Koenig, husband and wife, and W. Russell and Catherine C. Osgood, husband and wife, Elmer E. and Jeanne L. Rens, husband and wife, and Carroll S, Mohr and Dorothy Jones, by deed recorded July 13, 1964 as File No. 125486. Affects Parcel 8. 48. An easement over said land for poles, wires and incidental purposes, as granted to the San Diego Gas and Electric Company, by deed recorded March 2, 1965 as File No. 36706. The route thereof across said land is more particularly described as follows: Co nc .ng at the Northwest corner of Record of Survey Map No. 4458, filed in the office of said Recorder of said County of San Diego; thence North EXHIBIT Ii( YOUR REF: OUR NO: 292244--R Exceptions, Item 48, continued: Page Eighteen 18Q40'23" West, along the Northerly prolongation of the Westerly line of said Record of Survey Map No. 4458, a distance of 230.00 feet; thence North 71°23' 17" East, 7.36 feet; thence North 73`16' 13" East, 297.40 feet; thence North 43°54' 15tt East, 71.50 feet to the TRUE POINT OF BEGINNING of the right of way herein described; thence from said TRUE POINT OF BEGINNING, South 43e54' 15it West to the Westerly line of the above described property, being 45 feet, more or less. It is understood and agreed by the parties hereto that the right of way herein conveyed shall'be 12.00 feet in width, being 6.00 feet measured at right angles, on each side of the above described route of said line of poles and wires. Affects Parcel 15. 49, An easement and right of way to construct, reconstruct, maintain, operate and repair a public sewer or sewers, including any and all appurtenances thereto, together with the right of ingress thereto and egress therefrom, to and alongsaid easement and right of way by a practical route or routes agreeable to Grantee, but determined by Grantor, over, under, along and across the following described lands: All that portion of the Southwest Quarter of Quarter Section 109, Rancho de la Nacion according to Map thereof No. 166 filed May 11, 1869_in the office of the Recorder of San Diego County, as described -in deed to the State of California recorded June 11, 1965, File No. 104174. Said easement and right of way being within a 20 foot strip ()eland lying 10 feet each side of the following described centerline: Commencing at the Northeast corner of said Southwest Quarter of Quarter Section 109; thence along the Easterly line of said Southwest Quarter, South 17°41'08" East, 179.14 feet to the TRUE POINT OF BEGINNING; thence leaving said Easterly line South 41°52'00" West, 463.84 feet to a terminus. The sidelines of the above described strip of land shall be prolonged or shortened so as to terminate Northeasterly in said Easterly line of the Southwest Quarter of Quarter Section 109 and Southwesterly in the Southerly line of said State lands which bears South 86°02'35" East, through the point of terminus. There shall be no abutter's rights of access appurtenant to the above described real property in and to the adjacent State Freeway. The bearings and distances used are on the California Coordinate System, Zone 6, Multiply all distance` by 0.999983 to obtain ground level distances, as granted to the City of San Diego by deed recorded February 17, 1970 as File No. 28928. Affects Parcel. 19. 50. An easement for public sewer or sewers as granted to the City of San Diego, a municipal corporation, by deed recorded March 4, 1970 as File No. 39449, over a strip of land 20.00 feet wide lying 10.00 feet on each side of the following described center line: • • EX1i1BIT 170 YOUR REF: --- OUR NO: 292244—R Exceptions, Item 50, continued: Page Nineteen Beginning at a point in the center line of sewer line easement described in deed to Spring Valley Sanitation District recorded August 16, 1962 as File No. 140262 of Official Records, which is North 42°37'36" East 667.48 feet from the Southwesterly corner of Quarter Section 109; thence North 7,1°21'36" East 73.58 feet to a point on the Southwesterly line of Record Survey Map No. 4059 which is South 49°05'30" East 514.36 feet from an angle point therein. Affects, Parcels 17 and 13. 51. An easement and right of way to construct, reconstruct, maintain, operate and repair a public sewer or sewers, together with the right of ingress and egress, over, under, along and across the following described land as conveyed to the City of San Diego by deed recorded April 7, 1970 as File No. 60177. Said easement affects that portion of the East Half of Quarter Section 109 of Rancho de la Nacion, according to the Map thereof No. 166, filed in the Office of the County Recorder of San Diego County, May 11, 1869, being a strip of land 20.00 feet wide lying 10.00 feet on each side of the following described center line; Beginning at a point on the Westerly line of said East Half which is South 18°25' 09" East, 179.14 feet from the center . of said Quarter Section 109; thence North 41'07' 59" East, 5.03 feet; thence.North 19`02' 34" East, 372. 76 feet thence North 00°13' 39" West, 92.07 feet to the Southwesterly line of County Road Survey No. 1323 known as Sweetwater Road. Said easement is subject to the condition as set- forth therein. Affects Parcels 6 and 7. 52. An easement for public sewer or sewers as granted to the City of San Diego, a municipal corporation, by deed recorded April 7, 1970 as File No. 60173, over a strip of land 20.00 feet wide lying 10.00 feet on each side of the following described center line: Commencing at a point on the Easterly line of said Southwest Quarter which is North 18°25'09" West, 732.47 feet from the Southeast corner thereof; thence North 82°40'09" West, 374.55 feet; thence North 86°40'09" West, 55.82 feet to the True Point of Beginning; thence South 41°07'59" West 25.16 feet; thence • South 11°21'36" Hest, 593.49 feet to a point on the Southwesterly line of Record of Survey No. 4059 which is South 49°05'30" East, 514.36 feet from an angle point therein. Affects Parcel 18. 53. An easement for underground electrical 6tructures as granted to the City of San Diego, a municipal corporation, by deed recorded April 20, 1970 as File No. 67782, within a strip of land 10.00 feet wide lying 5.00 feet on each side of the following described center line: EXHIBIT /'7/ YOUR REF: --a- OUR NO: 292244—R Exceptions, Item 53, continued: Page Twenty Commencing at the Southwest corner of said Quarter Section 109; thence North 42'37' 36" East, 667.48 feet; thence North 11°21' 36't East, 443.03 feet to the TRUE POINT OF BEGINNING; thence South 59 ° 48' 40" East, 170.79 feet to a terminus. Tlie sideline of the above described strip of land shall be prolonged or shortened so as to terminate Northwesterly in a line that bears North 11°21'36" East through the TRUE POINT OF BEGINNING. Basis of Bearings: Westerly line of Quarter Section 109, i.e. North 18°26' 30" West. Reserving unto the Grantors, their heirs and assigns, the right to continued, use of the above described parcel of Lana subject to the following conditions: The erecting of buildings, masonry walls, masonry fences and other structures; the planting or growing of trees; and the installation of privately owned pipe lines shall be prohibited except by written permission from the City of San Diego. Affects Parcel 18. 54. The effect of a Grant Deed dated April 10, 1970 and recorded May 8, 1970 as File No. 80261. Said deed attempts to convey title. All Grantors did not join in on deed. Affects Parcel 8. 55. A temporary easement for detour purposes in and to that portion of the East half of Quarter'Section 109 of Rancho de la Nacion, according to Map No. 166 filed May 11, 1869 in the Office of the County Recorder of San Diego County, described as follows: Comeficing at a 3/4 inch iron pipe with tag marked "L. S. 2528" marking the center of said Quarter Section 109: thence along the Westerly line of said East Half North 17°45'34" West, 33.10 feet; thence leaving said Westerly line North 00°45'34" West, 32.85 feet; thence North 57°02'41" East 196.33 feet to THE TRUE POINT OF BEGINNING; thence North 57°02'41" East, 50.00 feet; thence South 65°35'41" East, 1,111.27 feet; thence North 67°42'47" West, 1139.02 feet to TILE TRUE POINT OF BEGINNING. Containing 0.54 acre, more or less. It is understood that said Easement is temporary any' shall terminate upon completion of construction of that portion of Interstate Highway 805 lying between Bonita Road and Sweetwater Road in the County of San Diego, or December 31, 1974, whichever date occurs first. It is also understood that upon said termination date the State shall have no further obligation or liability in connection with said parcel. EXHIBIT %7 P YOUR REF: OUR NO: 292244—R Exceptions, Item 55, continued: Page Twenty—one The bearings and distance used in the above description are on the California Coordinate System Zone 6. Multiply all distances used in the above description by 0.9999830 to obtain ground level distances, as granted to the State of California by deed recorded hay 3, 1971 as File No. 39823. Affects Parcel 6. 56. An easement for drainage purposes, 92 feet in width, in and to that portion of Quarter Section 109 lying Southeasterly of and contiguous to course (4) described in Parcel 1 of deed recorded March 3, 1971 as File No. 39824. EXCEPTING therefrom that land described in deed to the State of California, recorded. June il, 1965, as File No.-104174, Official Records of said County, as granted to State of California by deed recorded March 3, 1971 as File No. 39824. Affects Parcels 14 and 18. 57. A temporary easement for slope purposes in and to that portion of the Northwest Quarter of Quarter Section 110 of Rancho de la Nacion, according to Map No. 166 filed October 11, 1916 in the Office of the County Recorder of San Diego County, described as follows: Beginning at the intersection of the centerline of the Sweetwater River with the Southerlyline of said Northwest Quarter, said intersection being distant along said Southerly line, North 72°19$15" East,:730.43 feet from a 6—inch concrete monument marking the Southwest corner of said Northwest Quarter; thence along said centerline North 10°04'36" West! 77.39 feet; thence leaving said centerline, from a tangent which bears South 43`52 `46" East along a curve to the left, having a radius of 3,770.00 feet, through an angle of 1°18'13", a distance of 85.78 feet to said Southerly line; thence along said Southerly line South 72°19'15" West,,48.98 feet to the point of beginning, as granted to State of California by deed recorded March 3, 1971 as File No. 39825 Said deed recites in part as follows: "It is understood that said Easement is temporary and shall terminate either upon completion of construction of that portion of Interstate Highway 805 lying adjacent to the above described parcel or January 1, 1975, whichever date occurs first. . It is also understood that upon said termination date the State shall have no further obli3ation or liability in connection with said parcel". Affects Parcels 14 a ui 18. 58. The fact that the ownership to said land does not include any rights of ingress or egress to freeway, said rights having been relinquished by deed recorded March 3, 1971 an File Nos. 39324 and 39825. Affects Parcels 14 and 18. EXH1[3I 173 s YOUR REF: --- OUR NO: 292244-R Exceptions, continued: Page Twenty-two 59. An easement for sewer purposes in and to that portion of the East half of Quarter Section 109 of Rancho de la Nacion, according to Map No. 166, filed May 11, 1869 in the Office of the County Recorder of San Diego County, described as follows: Commencing at a 3/4 inch iron pipe with tag marked "L.S. 2528" marking the center of said Quarter Section 109, thence along the Westerly line of said East half North 17°45' 34" West, 38.10 feet; thence leaving said Westerly line North 0°4S' 34" West, 32.85 feet; thence North 57°02'41" East 229.33 feet to the TRUE POINT OF BEGINNING; thence continuing North 57°02'41" East, 17.00 feet; thence South 65°35'41" East, 17.81 feet; thence South 57°02'41" West, 26.61 feet; thence North 32 °57' 19" West, 15.00 feet to the -TRUE POINT OF BEGINNING. containing 327 square feet, more or less. .The bearings and distances used in the above description are on the California Coordinate System, Zone 6. Multiply all distances used in the above description 'by 0.999983 to obtain ground level distances, as granted to the Spring Valley Sanitation District by deed dated October 19, 1970 and recorded March 9, 1971 as File No. 40129. Affects Parcel 6. 60. An easement for sewer line purposes as granted to the Spring Valley Sanitation District by deed dated April 3, 1972 and recorded May 25, 1972 as File No. 131822. Affects Parcel 14. 61. An easement for sewer pipe lines and incidentals thereto lying within a 15.00 foot strip of land lying 7.50 feet each side of a center line described as follows: Beginning at the Northeast corner of Lot 9 of L. W. Kimball's Subdivision, according to Map thereof No. 63, filed in the office of the County Recorder of San Diego County, May 11, 1885; thence Southwesterly ,along the Northwesterly line of Lots 9 and 10 of said L. W. Kimball's Sub- division a distance of 1535.33 feet to a point on a 200.00 foot radius curve concave Southerly, said point being also the TRUE POINT OF BEGINNING, a radial line through said point bears South 17°11' 32" West; thence Westerly along said curve a distance of 102.95 feet through a central angle of 29°29'35"; thence tangent to said curve South 77°41'57" West, 137.09 feet to the beginning of a -tangent curve concave Northeasterly, having a radius of 200.00 feet; thence Westerly and Northerly along said curve a distance of 298.49 feet; through a central angle of 85°30'35"; thence tangent to said curve North 16°47' 28" West, 419.12 feet to the beginning of a tangent curve concave Easterly, having a radius of 500.00 feet; thence Northerly along said curve a distance of 2.00.15 feet, through a central eagle of 22'56' 06"; thence tangent to said curve North 6'08' 38" East, 276.22 feet to the beginning of a tangent curve concave Westerly, having a radius of 260.00 feet; thence Northerly and Westerly along said curve a distance of 319.92 feet through a central angle of 70°30'; thence tangent to said curve North 64'21'22" West, 328.38 feet to the beginning of a tangent curve concave Souther- ly, having a radius of 280.00 feet; thence Northwesterly and Westerly along EXHIBIT D YOUR REF: OUR NO: 292244-R Exceptions, Item 61, continued: Page Twenty-three said curve a distance of 176.43 feet; through a central angle of 36°06'06"; thence tangent to said curve South 79°32'32" West, 693.68 feet to the be- ginning of a tangent curve concave Northeasterly, having a radius of 300.00 feet; thence Northwesterly along said curve a distance of 269.09 feet through a central angle of 51°23'30"; thence tangent to said curve North 49°03'58" West, 728.80 feet to the beginning of a tangent curve concave Southerly, having a radius of 300.00 feet; thence Westerly along said curve, a distance of 255.36 feet through a central angle of 48°46' 11"; thence tangent to said curve, South 82°10' 10" West, 913.89 feet to the beginning of a tangent curve concave Northerly, having a radius of 300.00 feet; thence.3,lesterly along said curve, a distance of 177.74 feet through a central angle of 33°56'47"; thence tangent to said curve, North 63°52'22" West, 557.60 feet to the beginning of a tangent curve concave Southeasterly, having a radius of 201.00 feet; thence Northwesterly and Southwesterly along said curve a distance of 192.30 feet; through a central angle of 54°49'; thence tangent to said curve South 61°08' 38" West (South 60°20'West deed) 177.95 feet to the beginning of a tangent curve concave Northwesterly, having a radius of 400.00 feet; thence Southwesterly along said curve a distance of 72.28 feet, through a central angle of 10°21' 10"; thence tangent to said curve South 71° 29' 48" West, 384.18 feet to a point in the Northeasterly line of Sweetwater Valley Industrial Park according to Map thereof No. 4670, filed in the office of the County Recorder of San Diego County, November 25, 1960. EXCEPTING therefrom that portion lying within Edgemere Road (Road Survey 670) filed in the office of the County Surveyor of said County. The side lines of. said 15.00 foot strip of land to be shortened or lengthened so'as to terminate in the Northwesterly line of the before mentioned Lot 10 and the Northeasterly line of said Sweetwater Valley Industrial Park. Affects Parcel 15. 62. An easements for drainage purposes as reserved in deed recorded February. 21, 1974 as File No. 74-043538. Affects Parcels 16 and 17. 63. A temporary easement for construction purposes as reserved in deed recorded February 21, 1974 as File No. 74-043538. Affects Parcels 16 and 17. 64. The fact that the ownership of said land does not include any rights of ingress or egress to or from the adjacent State Freeway or any public or private road said 'rights having been relinquished by deed recorded February 21, 1974 as File No. 74-043538. Affects Parcels 16 and 17. 65. "A Temporary Easement for Highway Slopes as reserved in deed datad April 21, 1971 and recorded August 3, 1971 as File No. 170907".. Affects Parcel 15. EXHIBIT D J 5 YOUR REF: OUR NO: 292244-B Exceptions, continued: Page Twenty-four 66. The fact that the ownership of said land does not include any rights of ingress and egress to or from adjacent State Freeway said rights having been excepted and reserved in deed recorded August 3, 1971 as File No. 170907. Affects Parcel /5. NOTE: Fiscal Year 1973-1974 County and City Tax -Information Parcel No. 564-270-05 - Code 6021 Valuations: Land: S1,200..00 First Installment: $61.38. Paid Second Installment: S61.38 'Not Paid Parcel No. 564-270-06 Valuations: Land: S750.00 First Installment: $ 38.36 Paid Second Installment $ 38.36 Not Paid Parcel No. 564-270-07 Valuations: Land: $720.00 First Installment: $36.83 Paid Second Installment: '$36.83 Not Paid Code 6021 Cede 6021 Parcel No. 564-270-09 Code 6021 Valuations: Land: $3,750.00 Improvements: 12 , 500. 00 Personal Property: S335.00 Exemptiosn: $146.60 First Installment: $340.93 Paid Second Installment: $F40.93 Not Paid Parcel No. 564 2 7 0-15 Valuation;: Land: $7,250.00 First Installment.: $370.87 Paid Second Installment: $370.87 Not Paid Code 6021 Parcel No. 564270-18 Code 6021 Valuations: Land: *11,250.(30 impro•/encnts : �;10, 0ffl. 00 First Installment: $1,087.04 Paid Second Inst ell mcn t : $1, 087. 04 Not Paid E X H I[3 I T 1) /76 YOUR REF: --- OUR NO: 292244-R -Tax Infortation, continued: Page Twenty-five Parcel No. 564-270-20 Code 6021 Valuations: Land: $4,750.00 First Installment: $242.98 Paid Second Installment: $242.98 Not Paid Parcel No. 564-30009 Code 6022 Valuations: Land: $50.00 First Installment: $2.59 Paid Second Installment: $2.59 Not Paid Parcel. No. 5.64-300-15 Code 6022 Valuations: Land: $6,250.00 First, Installment: $324.68 Paid Second Installment: $324.68 Not Paid • Parcel No. 564-320-10 Code 6022 Valuations: Land: $1,500.00 First Installment: $77.92 Paid Second Installment: $77.92 Not Paid Parcel No. 5 7 0-020-15 Code 6022 Valuations: - Land: $1,040.00 First Installment: $54.02 Paid Second Installment: $54.02 Not Paid Parcel No. 570-020-16 Code 6022 Valuations: Land: $490.00 First Installment: $25.45 Paid Second Installment: $25.45 Not Paid Parcel No. 570-010-08 Code 6022 Valuations: Land: $8,000.00 First Installment: $415.60 Paid Second Installment: $415.60 Not Paid Parcel No. 570-010-10 Code 6022 Valuations: Land: $10,750...00 First Installment: '$558.46 Paid Second Installment: $558.46 Not Paid B I T /77 YOUR REF: --- OUR NO: 292244-•R Tax Information, continued: Page Twenty-six Parcel No. 570-010-I1 Code 63002 Valuations: . Land: $4,250.00 First Installment: $226.41 Paid Second Installment: $226.41 Paid Parcel No. 570- 010-12 Valuations: $625.00 First Installment: $32.06 Paid Second Installment: $32.06 Paid . DWS:jw ti • Code 1044 • E X II I B 1 T /7 OTHER OFFICESt WOODLAND HILLS WEST SACRAMENTO SANTA ROSA M O p R E & TA B E R CONSULTING ENGINEERS AND GEOLOGISTS 4530 EAST LA PALMA AVENUE • ANAHEIM, CALIFORNIA 92806 • 1714) 524-3350 • PRELIMINARY FOUNDATION INVESTIGATION f. Bonita Shopping Center San Diego County, California Client Barcl ay-Hol l antler-Curci March 26, 1971 Job No. 171-535 • i:X11IUIT 0 NI 00 IR E ,1"; TA 6 E FR CONSULTING ENGINEERS AND GEOLOGISTS: .4530 EAST LA PALMA AVENUE • ANAHEiM, CALIFORNIA 92806 • 17141 524-3350 OTHtR orstccst WOODLAND HILLS WEST SACRAMENTO SANTA ROSA Barclay-Hollander-Curci 6151 West Century Boulevard Suite 700 Los Angeles, California 90045 June 21,1971 Job No. 171-623 BONITA SHOPPING CENTER - SAN DIEGO COUNTY, CALIFORNIA An analysis of settlement potential due to proposed fill loads was conducted on specific areas of the subject site. This preliminary analysis was performed • by utilizing laboratory test results obtained from the earlierioundation invest- igation. The analyses were conducted primarily on Areas "B" and "C" as shown on the plan • attached to the "Foundation Investigation" report (Job No.-171-535),.dated !.:arch 26, 1971. A review of the test boring logs indicated that the remaining areas were either underlain; primarily, by granular soils, or that only sc:all• a!eounts of fill were proposed for •the area. Even though settlement i anticipated under fill loads in the areas of granular foundation soil, the settlement will occur rapidly enough so that there will be little to no post -construction consolidation of foundation spils. A calculated settlement of 3.5 to 4.0 inches is anticipated in Area "B" due to the application of four feet of fill. A settlement of 3.5 to 4.0 inches was also calculated for Area "C" due to the application of eight feet of fill. It should be noted that the above analyses were conducted on fine-grained soils with antici- pated long-term consolidating characteristics. Underlying coarse grained materials will also undergo settlement, however, as explained above, consolidation should be complete upon the application of the full proposed fill loads. The above calculated settlement could extend for a period of years, however, the addition of a surcharge fill could serve so as to accelerate the settleF.ent. In order to provide more specific information with regard to the amount of surcharge and the required time interval, several laboratory time -rate consolidation tests should be conducted on the fine-grained soil samples obtained from borings in the subject areas. XHIBIT!: 76a Barclay--Hoi lander-Curci -2- -June 21, 1971 Since no perceptible amount of fill is'proposed for Area "A", no settlement problems are anticipated for this area. Recommendations for Area "D" should still be considered val id with one modification.. Surcharge fill should be equal (in depth) to the amount of proposed structural fill. Surcharge fill should consist of loose soil placed upon compacted structural fill. However, prior to the placement of structural fill and subsequent to clean-up operations settlement plates should be placed as -specified. MOORE & TABER /4/ (/:/e? 8. J. LaRue pa Distribution: (3) (3) Barclay-Hollander-Curci - Los Angeles Office Attention: Don Frederickson Barclay--Hollander--Curci - San Diego Office Attention: William Barclay (1) Job No. 171-623 X if 1 / g/ M O O R E & 'I"A 33 E FR CONSULTING ENGINEERS AND GEOLOGISTS PRELIMINARY FOUNDATION INtiESTIGATION Scope This report presents the results and recommendations of a preliminary foundation investigation for the proposed Bonita Shopping Center located on Sweetwater Road southeast of the intersection of the proposed South Bay and Inland Freeways, San Diego County, California. Present plans call for the construction of a shopping center and apartments on the,Bonita Golf Course property. This feasibility study was .carried out for the purpose of deter- mining general soil conditions at the site and providing preliminary recom- mendations for foundation design and site` grading. The work involved the inspection of the site, the drilling of test borings, laboratory testing, and the completing of engineering calculations. The work was authorized by ..Mr. William Barclay. Structural Considerations Since, at the time of the investigation, feasibility of construction was of primary concern, structural loads were not available; but the general types of structures were known. As indicated on the attac;:cd plan, the site has been portioned into areas with regard to type • of structure and/or soil conditions. According to our information, Area "A" will -consist of relatively large commer- cial structures; Areas "B" and "C" will contain two-story multifamily housing and Area "D" will consist of small commercial buildings. Building 5 is pro- posed as single -story offices and Building 6 is planned as a future hotel. Apparently no basements are planned in any of the buildings. Field Investigation The field study was completed in March, 1971 and included the drilling of thirteen l 6- i nchh diameter bucket auger borings ranging in depth from eight to thirty feet and six 6-inch diameter borings to a maximum depth of 65 feet. Job No. 171-- March 26, 1971 t ?III [3I T E M O O R E & iA E3 E R CONSULTING ENGINEERS AND GEOLOGISTS The drilling operations were performed under the direct supervision of a soil engineer, who also logged the borings and prepared the samples for subsequent laboratory testing and reference. Boring elevations were obtained from an undated topographic plan furnished by the client. Both bulk and undisturbed soil samples were obtained from the borings for laboratory testing. In obtaining the undisturbed samples, three test methods were used --the first sampling method employed a 2.5-inch I. D., thin wall sampler driven with a 1500 pound weight dropping approximately twelve inches; the second employed a 1.4-inch I, D. standard penetration sampler driven with a 140 pound hammer dropping 30 inches; the third method employed a 2.5-inch I. D. thin wall sampler driven with a 500 pound weight dropping approximately eighteen inches in a mixture of water and bentonite. In the second method, sampling conformed to ASTi1 Test Designation D 1586-67. At some locations, in -situ properties of the soil were further evaluated by driving a 2. 5- i nc i diameter, dynamic Lone .penetrometer with a 149 pound hammer dropping thirty inches. This procedure was particularly effective in those borings where drilling was terminated due to excessive caving of the boring walls. In this report, penetration rates for the 2.5-inch diameter sampler have been converted to the equivalent standard energy of 350 ft-lbs for convenience in comparing the penetration rates. Boring locations, sample size, depth, penetration rate, and other details relating to the boring operations are shown on the attached plan, and on the Test Boring Logs, pages A-1 through A--26. Soil Testing In the field, earth materials were visually classified according to the Unified Soil Classification System, by a careful examination of the samples and a continuous observation of the boring returns. A description of this classification system is given at the front of the appendix. Job No. 171-535 - March 26, 1971 -3- r 1$3 Ma©RE TA 6 E R CONSULTING ENGINEERS AND GEOLOGISTS In the l aboratory, . sarrpl es taken fron borings were tested to determine moisture content, dry density, grain size distribution, Atterberg Limits, maximum dry density, expansion characteristics, shear strength, and consoli- dation characteristics. The results of the moisture -density tests are shown on the Test Boring Logs, while the remainder are given on pages A-27 through A-36. In brief, these tests were conducted as follows. Compaction tests were performed on three samples in order to determine the optimul, moisture content and the maximum dry density of representative soils. The s' l a' o,,atory tests were carried out in accordance with ASTM Desig- nation D 1557-70 T, Test Method A, modified to use three layers in lieu of five. Results of these tests are given on page A-27. Expansion tests were performed on five samples of representative soils. in accordance with the Expansion Index tests as adopted by the Los Angeles Section of the A. S. C. E. In this testing procedure, the remolded sample is compacted with an energy input of 11,300 ft-lbs. per cubic foot at 50Z satu- ration. After remolding, the sample is confined under a pressure of 144 psf, and allowed to soak for twenty-four hours. The result;ng volume change due to increase in moisture content is recorded together with initial moisture con- tent and dry density.' This test is very similar to the San Diego County expansion test and the results are equivalent. The results of the expansion tests ' are presented below. Boring No./Sample No. Initial Dry Density (p.c.f. Final Dry Density. (p.c.f.) Initial oi s ture (;,;) Final Moisture ( ) Expansion (1 Expansion Index Expansion Potential r EXPANSION TESTS 1/2 ; 5/2 ' 6/2 ' -7/2 8/1 101.4 83.7 87.4 103.4 114.4 101.3 81.4 76.5 101.5 114.2 12.2 19.0 17 11.6 8.7 30.3 30.3 41 27.4 16.3 0.8 16.2 14.2 1.6 1.1 8 162 142 16 11 Very Very Very Very Very Low High High Low Low 'b No. 171-535 - March 26, 1971 ..4`" EXHIBIT E / 84 M 0 0 R E & TA B E R CONSULTING ENGINEERS AND GEOLOGISTS. In addition to the in -situ field tests, strength characteristics of the foundation 5-oils were determined in the laboratory by direct shear tests per- formed on three remolded samples and on sixteen undisturbed samples. The deeper samples were tested at natural moisture content and overburden pressure, while near surface and remolded samples were saturated and tested under several different normal loads. All samples were tested in a 2.5-inch diameter circular �rcu 1 a, r � shear box, using a controlled displacement rate of 0.04-inch per minute. The results of these tests are presented on pages A-27 and A-29. Settlement characteristics of ten representative samples were evaluated by means of lahoratory consolidation tes Le. These samples were tested in a floating ring consol i dometer using a- dead weight lever system for load appli- cation. Test results are shown on the "Consolidation Test - Pressure Curves," pages A-30 through A-36. Site Conditions and Earth Materials The proposed site is located near the mouth of the Sweetwater Valley on what is now the Bonita Golf Course. The area is covered wi th. grass and scattered trees. A clubhouse and maintenance building are the only buildings located on the site. Y g -Subsurface obstructions include numerous water lines. A twenty inch diameter sewer traverses the eastern portion of the site, as shown on the attached plan. A former borrow area which was subsequently back; i l l ed, was also encountered in the easternmost portion of the site as shown on the accompanying plan. The general topography of the site is essentially level with low r relief typically associated with a golf course. Native soils consist of alluvial flood plain sediments consistinglentic- ular of 1 eni� c ular interbedded layers of highly compressible silts, silty sands and clays underlain by dense sand and gravel deposi ts. 'The alluvial soils are then job No. 171-53 - March 26, 1971 Xii1U1T tvlOORE.S, TA B E R CONSULTING ENGINEERS AND GEOLOGISTS underlain by silty and clayey sands of the Middle and Lower Pliocene'age, typical of the San Diego Formation. 4 Job No. 171-535 - March 26, 1971 -6-- EXHIBi T I 06" :IA 0 0 R E. & TA E3 E R CONSULTING ENGINEERS AND GEOLOGISTS CONCLUSIONS AND RECOMMENDATIONS General Discussion Native soils will not generally provide adequate foundation support for the proposed buildings without special treatment. The residential buildings in areas "B and "C" can be supported by footings placed on a compacted fill layer. The heavier commercial buildings in area "A" can be similarly supported if column loads do not exceed 50 kips or wall loads 3.0 kips per foot. For heavier loads, piles are recommended. The lighter commercial buildings in area "D" are situated on an area of uhcompacted fill. If the 20-inch diameter sewer can be re-routed, the area can be surcharged and these buildings supported by a compacted fill layer. Otherwise, the settlement induced by the surcharge would probably damage the sewer. Without a surcharge, pile support is recommended for the building; however even pile driving may cause enough settlement to damage the sewer. • . It is our understanding that finish grade will be at or near existing grade. It should be emphasized that the addition of more than one or two feet of fill woulq precipitate excessive settlement below the water table and require a surcharge'fill which would have to be left in place up to six months. Footing Foundations Area "B" --Due to the underlying compressible soils', all footings should be continuous and founded at a minimum depth of 18-inches below the lowest adjacent finished grade. In addition, all footings should be reinforced with one #4 bar top and bottom. An allowable load of 1500 psf may be used in the design of footings for maximum wall loads of 2.5 kips per foot. The above recommended allowable bearing is only valid for footings founded on an approved layer of compacted fill. This layer should extend one and one-half footing widths below the base of the footings or three feet below existing grade, whichever is greater. In addition, the zone of compaction snould extend Job No. 171- - March 2, 1971 F. X 1.1 1 1', 1 T Ma Q R E & TA E3 C R CONSULTING ENGINEERS AND GEOLOGISTS a minimum distance outside of the footing limits equal to the depth of com- pacted fill "below• the• footing. Area "C" --The above recommendations for Area "B" are also applicable to this area. However, unlike foundation soils in Area "B," the surficial soils in Area "C" are composed of highly expansive clays. Consequently, it is additionally recommended that all footings should be founded at a minimum depth of 24R i aches and reenforced with # 5 bars top and bottom. Buildings 1, 2 4, 5, and 10 --Recommendations given for Area "B" are considered valid for these structures, which are considered to. be 1 i g t 1y loaded. Foundation recommendations for 3ui dl i ng 6 are not covered by this report. Area "A" -- If the total column loads do not exceed 50 kips and wall loads. 3 kips per foot, the comrneyci a1 buildings, in this area can be supported on footing foundations placed on a layer of compacted non -expansive fill. :: layer of fill below the footing base should have a thickness of three feet and extend beyond the footings a minimum distance of three feet. Under these conditions, footings placed at a minimum depth of 18 inches can be designed for an allowable bearing pressure of 2000 psf. • If the bul di ng loads exceed the above values, the building area would have to be surcharged or the structures supported by piling. The .surcharge in this case would be a function of the structural loads (estimated 5 to 10 feet thick) and would likely have to remain in place about six months. Piles can be designed using recommendations in the following section. A combination of piling and footings should not be used in the same building or connected buildings. Area "D"- - Foundation conditions in this area are complicated by the presence of the sewer line since either surcharging or pile driving will risk damaging the sewer. The best sol uti on woul d be to re-route the sewer. In Job No. 171-535 - March 26, 1971. -8- CX1i113IT / M O O R E & TA E3 E FR CONSULTING ENGINEERS AND GEOLOGISTS this case, foundation could be designed in accordance with the recommendations given for Area "V provided that a six feet thick surcharge fill is placed over the filled area. The surcharge in this area could be removed after a period of tab and one-half months. As an alternate to the above recommendations, the buildings can be supported on piling as recommended in the following section of this report. Pile Foundations - Areas -Pk" and "D" --Pre-cast_or cast -in -place reinforced concrete piles are recommended as the most suitable type in these areas. Since the ground water surface will make placement and inspection of uncased drilled piles unreliable, this pile type is not recommended. The bearing'capacity for 16-inch butt diameter tapered piles and 12-inch diameter piles are shown on the following pages (10 and 11). In addition to obtaining the penetration shown, all piling should have at least 130 of design bearing in accordance with the Engineering News Formula at final tip elevation. Pile driving can be stopped above the tip elevation shown on .the following pages if the pile has 250% of design bearing by the Engineering News Formula. The pile driving hammer should have a minimum energy (ft-lbs per blow) of 160 times the maximum design load (kips). Pile driving ii11 create vibrations, which could cause settlement of the loose sand layers in the alluvium. Because of this condition, all piling should be driven prior to the erection of any adjacent structures. To avoid collapsing or otherwise damaging the pile shells, no pile should be driven adjacent to a recently poured or unpoured pile shell, unless approved by the inspecting engineer. Job No. 171-5- Varch 25, 1971 -9- E X 11 1 l 1 1 F. -; • -4 • ! • • I I._ • : --t - - - ri I I 1 1—'-- ri - • , • ; -4- . . ; 4-4-4-4 I ; • *Sr.., • . • - - - - -se —1 • 77077 - • __:__:_ . • , • ; ; 4.-- • 0 • - • 4. - • - t - • - - 7 - . . - • ; • ! • .... t • • • ; ; a • t • • PI LE. BE -JAPING - - _ ----,--.- - - - -Depth Bel s'-'4rx...,1=zslaso.r...,-....31tr.roctrorterttortarm _ 12'1,1- ar7;r --Cv-ilndri-ca . • I -•-•- • • 1-- •--- - -4 • -1— "--;-- —: . r; • • - • # r • • • - i - Joh io. 171- f.;?•,1.-; 26, 1971 -t• Ra7lori-d - - •- - Surfa cj-Ife.J; Adatar-rArt • -------- Data -presented --in- F-igure- are. baSeribit the stv....,,cortinc--soil -also De -Step -Taper - 7 •••• • ae.ter. - - 4 : • • • . r ifkl 1 own I bearintf:&-af-la-tit:1 -be---increased---one--third-for wind loading. ------ stance toup- caall be -taken- as of — — - - --- - • F.' • . 1_ .____ :11 , 4 , •—_ --t -7-7:4-747 • t. ' • • I " • ; • --.-T-7"; '-` iII1II:T "7 - le 7- r- - • 4 • : . : : , , _ • . ' - • '. : ' -* ' • - ' • ' • ' t • • • t -• t • • • - • i . . • ! : ' 1 • -10- I. X I UIT E jqpe . , . � [>�\��������� ����ii,�-------r--�---��—' -�-`�- �_ -_,�-�------ . . --�REA—'�''| -r--�--------' -------- --'' '---------_ - --' ---'-- � ---------' -40 —Cylindrical Pile LO MD No. 171-535 - 111arch 26` 1971 ' �x||}UlT M O O R E & TA B E R CONSULTING ENGINEERS AND GEOLOGISTS Slabs on Grade All concrete slabs on grade may be supported on a 12-inch thick layer of compacted non -expansive fill. In Area "C", all slabs should be reinforced with 6x6- 6/6 welded wire fabric or `3 bars on 24-inch centers. Prior to the pouring of concrete slabs on grade, the ground should be soaked so as to obtain a moisture content of 140 a of optir um 'at a depth of thirty inches below the slabs. Roof overhangs of at least four feet should be provided or gutters and downspouts with paved drains to a distance of five feet away from the structure, or four feet wide sidewalks adjacent to the building with 1 gradients. All planter boxes should be sealed at the base with positive drainage away from the buildings. As an alternate to the above recommendations, the existing expansive soil could be removed to a depth of 36--inches below finished grade and backfi l l ed with approved non -expansive soil. If the alternate is employed, reinforcement in the slab can be eliminated. It may be determined, during grading operations, that expansive soil conditions may not extend over all of Area "C." Consequently, the final report of compacted fill should determine the extent and degree of expansion and pro- vide modifications-, if applicable, to the above recommendations. Lateral Loads Lateral loads may be resisted by friction between the supporting soils and the bottom of footings or floor slabs. An allowable coefficient of friction of 0.4 is considered applicable for compacted on -site soils. Alternately, a passive resistance of 225 psf per foot of depth may be used to calculate lateral bearing for footings bearing direct against approved compacted soil. If the lateral and passive resistance are used in combination, the coefficient of friction should be )"-educed to 0.3. Job No. 171-535 -a March 26, 1971 -12- E X H I B I T t: • MOORE & TA E3E:FR CONSULTING ENGINEERS AND GEOLOGISTS The allowable lateral load for driven piles may be obtained from the table below. It is applicable to the case where loads are applied at the ground surface, and is based on a deflection of one -quarter inch at the ground surface. If greater deflection can be tolerated, lateral loads can be in- creased directly in proportion to the deflection up to twice that recommended below. • Pil Diameter (inches) Alluaable load, 1/4" deflection (kips) Maximum Positive Koment-kip-feet Maximum Negative Moment -kip -feet Depth of Maximum Positive Moment (feet) Depth to Point of Inflection (feet) Depth to Zero Moment (feet) * Where P is lateral .load in kips Site Grading Free Head Condition Fixed Head Condition 16 12 16 12 4.5 2.0 11.3 5 4.0P* 3.4P 1.3P 1.1P 4.7P 4.OP 7.0 6.0 11.0 9.5 6.0 5.0 21.0 18.0 24.0 20.5 The proximity of groundwater to the surface may cause adverse compaction conditions beneatii footings in Areas "8" and "D." These areas are underlain primarily by sandy silts which at saturation or near saturation are subject to pore pressure build-up and local shear failure by heavy equipment loads. This results in a condition that is commonly called "pumping." If this condition is encountered during grading operations, it may be necessary to provide some type of stabilization such as gravel, or the appli- cation of lime, to provide a firm base for subscquent backfilling and compac- tion operations. Vibratory compaction equipment should not be employed on soils below ihe existing surface, since vibrations will aggravate these adverse conditions. Job No. 171-535 - March 26, 1971 -13- I: X II I 1 r L / C/ 3 M O O R E & TA E3 E R CONSULTING ENGINEERS AND GEOLOGISTS Recommendations contained in this report are valid only if there is strict adherence to the following grading requirements. All site cleanup and grading will be subject to the approval of this office and must conform to requirements of the County of San Diego and the following recommendations. (1) These requirements should be furnished to the grading contractor. (2) (3) The grading contractor is responsible for notifying the governmental agency, as required, and for notifying the soil engineer at the start of site cleanup, the start of grading operations, and any time that grading operations are resumed after an interruption. Each step of the operations described below must be approved in a specific area by the soil engineer, and where required, by the appropriate govern- mental agency or agencies before proceeding with the work. Where such approval is not obtained, the contractor must - at his own expense correct the work at the discretion of the soils engineer. Prior to the start of grading, all vegbtation and trash and debris generated by demolition of existing structures, should be . removed from cut and fill areas and disposed of off -site. Tree basins should be excavated and cleaned of roots. 4 Existing irrigation lines, cisterns, wells, cesspool ,• septi c tanks or other underground structures should be removed, destroyed or abandoned in compliance with specifications of the Building Official and recom- mendations of the soils engineer. Concrete or tile irrigation lines may he removed or crushed in -place at the discretion of the soils engineer. Cesspools should be pumped out, filled with clean sand to within five feet of the ground surface, jetted, and capped with com- pacted fill to` grade. (5) Except in Area "D," existing uncertified fills should be excavated and objectionable material removed. If approved by -the soil engineer, the soil can be replaced as compacted fill. (6j The ground surface beneath all proposed fill areas should be stripped of loose or unsatisfactory soil if it exceeds about eight inches in depth. These -soils may be used as copacted fill provided they are free of deleterious materials. The resulting surface should be approved by the soil engineer prior to processing the natural ground. (7) The resulting clean natural ground .surface should be scarified, brought to about optimul moisture content, and coq)acted to a mi nimmn of 9O relative con pacti on for a depth of 8-inches below the existing or stripped surface. Job flo. 171-535 - t arch 26, 1971 X 1 I 1 f; 1 T M O O R E & TA E3E R CONSULTING ENGINEERS AND GEOLOGISTS (8) Fill should consist of approved earth material free of trash or debris roots, vegetation, or other deleterious matter. ' (9} Fill should be spread in thin lifts, brought to approximate optimum moisture content, and compacted to at least 90% of maximum density, except as noted under expansive soils. Maximum density will be deter- mined by AST=1 Test Method D 1557-70. (10) t;here select non -expansive or low expansive material is available, it is suggested that it be stockpiled or otherwise selectively graded so that it can be placed within the upper three feet of pad grade. (11 ) In general, expansive soil should not be placed within three fe et of finished grade. Where such placement is unavoidable due to a lack of non -expansive soil, the fill should be n' aced at 85% to 90% of maximum densi t,' i th a moisture content, of at least 140% of optimum. (12) All trench backfi l l s , except for the bedding and six inches of cover should be compacted to either the same relative compaction as the s adjacent soil or 90% of maximum density, whichever is less. It is estimated that about 15% loss of volume will occur from cut to fill on the portions of the site encompassing Areas "A," "B," "C and the a existing fill area. Approximately 5% • loss will occur in the remaining areas. In addition, about 0.15 feet of subsidence is anticipated during the processing of the natural ground surface. `General Conditions The above recommendations are based on building locations as shown on the furnished plan and on the project as described, and assume the foundation materials and conditions are not significantly different from those encountered in the field investigation. When grading plans, final building locations, and structure loads are available, these should be reviewed by this office and an addendum ,report prepared. MOORE & TABER 17) - B. J. La Rue . . Reviewed by R. F. Moore a Registered Civil Engineer 8369 'Attachments: Appendix, pages A-1 through A-36 and Plan Distribution: (3) [arch`,--Hol larder--Curci - Attention Mr. William Barclay 1) ltauiard-::troy Associates - Attention Mr. J. Elroy (1) Ricks Engineering - Attention Nr. L. G3brielson Job to. 171-535 .� March ?C, , 1971 -15- EXHI[3IT APPENDIX 1. X II 1 U 1 T E 116 Highly organic soils 0 Silts and clays Liquid limit greater than 50 f OI1E Trnr, ' ,„QIreerG - t C'orfici6* IFIEIS SOIL CLASSIFICATION OL CL pt.. Silts and clays Liquid limit less than 50' Fine grained soils More than 50% is sr^r3icr then N9 200 sieve CH OH an t'I r.HCL 0 10 20 LtQLLD trot ?0 CO SO iC0 C S M I SP 1 SW Sands with fines Clean sands 't2%fines <5%fines Sands -more than 50°10of coarse fraction is smaller than N9-4 sieve. VC GM GP I,CV Gravels with fines Clean grovels >12%lines <SGofnes Gravels- more than 50% of curse fraction is lamer than Ni.4 sieve. Coorse grained sails (More than 50% is larder then z1Q 200 sieve LABORATORY CLASSIFICATION CRITERIA 2 GYl and S,'i - C = -- -- greater than 4 for GIN a 6 for SW; C = ( — between I a 3. u Dio c 010 X 060 GP and SP- Clean grovel or sand not meeting requirements for GW and S,'. CIA and SM-Atterberg limits below `A` line or P. I. less then 4. GC and SC - At terborg limits wove "A' line with P. I. greater than?. Fines (silt or cloy) Sieve sizes Fine sand Medium 'Coarse Fine sand I send I grovel 0 1 1 Coarse 'Cobbles Eoula___ 1 grovel in Classification of earth materials shown on this sheet is based on field in-pee:iorn and should not be construed to imply laboratory analysis. unless so sioted. MATERIAL SYMBOLS Gravel Sand silt Clay Peat or organic matter Fill material- ; Shaio Sandy clay or-- ?� clayey sand: Sandy silt or silty sand Silty clay or cloyoy silt Sandstone Limestone t14.3a;o,phis rock nexus rock LEGEND OF BORING ;me Bulk sample r� Drive -5_ , sample V CMS. Casing i\. I'i -' ormal le material ohongie Aptnroximoae material change l±tncxonforrnable material change Bottom of boring CONSISTENCY CLASSIFICATION FOR SOILS According to the Standard Penetrat ion `lest N2 of b!ows 0-5 6-10 It -20 21-35 36- 70 Granular I Cohesive >70 Very loose Lode Semioompact Compact Dense Very dense Very soft Soft Stiff Very stiff Hard Very hard LEGEND OF PE NETRAT I ON TEST 24 30 35 11 27 33 40 Blows PC( foot hocng liner tvit1 3() drcp tit tt/ lb 1.71 )w) Graphic representation of driving rate, Oflrfiri EX1I111IT it” TYPE Rotary ,• rfirfirg, -On • .ncinperg • Vrafcaigk TEST CORING LOG ELENA-HON 30.0 BORING N2 1 ' • • i 7771 . .; ::::•.•:; [ c ...-/...i ....,•,.. 'C\ • Loose, dark brown, fine SILTY SAND .. 'NW . . 9 1.4 5 --‘. •1 ,\.\.,,, ili Loose, brown, micaceous SANDY SILT 1—:'' \ii:. .77 " Stiff , dark brown, CLAYEY SILT . • - . c•s!,;:::•i 100.0 22.5 13 2.0 2,;.•..,, ,4---....,..., . . • -.....1, ,., .4 ,, :;:::' 1:-. S M • • "'" Semi -compact, gray -brown fine SILTY SAND 17 1.4 3, 15 - ,,..L. ..N.1 ' •. •r: ',---.f......! • . „.. • •., ' -...• ,,, -), ',•• • 7 •,... \s, _....., , • • ' . . .-. , - • . r • 1 11 • I; • ‘I ,-----I. • - r ' 102.7 24.2 15 2.5 20 --i-71---• 1. • • , •"1 , -,,,•••••.E \- • Some CLAY inclusions ---,;;-11.. Dark" brown CLAYEY SILT i . \, \ .4 8 1.4 25 -r--;\.\\ •:!--;:N• A • N-: .., 1\‘\' - - . • • --"--:•IL k• .: ----.\;.: . Gray -brown CLAYEY SILT - N---1 ----:•\\ 99.6 27..3 13 2.5 6 30 „..,...,..S\,_ ' . • ----;-/-, — 7/ ii. CL t,, , ; 7 - Dark brown SILTY CLAY . 35- •.- ' .f. • 15 1.4 i•'-'/(., • Brown CLAY.EY SILT • ("--r---.• ., -::::-::• • 40 - --7.::::: .::..F.' SP ; Gray, fine to coarse SAND • - - --1 e 1. ....4 .:' ... continued 101 .,,., _i0.'',..'•: il•,, , 4, - - ... *- i-::' -- * ' I, . I- 4- (...1 l'i -•, ) ..-. ..c) )• --- (r: ...--, trl n -, t,) t , ! --- '-• 1, t I '.7) t•:, :-,:'_. :-•.9,.1 .: .,, (I , r4 „ .•i IP- .- 0, .' IA ( - - .r. t-- * - , i .--P-- L !.7 ...........................----. ..---..- .. LC 7',', eCi E3y J.N.H. D040 3-15-71 ,301) O. 171-53) - r6rcll 2G, 1971 A-1 L X 11 1 BIT E TYPE 11.1 84: Rotary 105.F) 23.4 115.4 16.9 116.9 16.2 cr.) lJ I ' 8-) 7.1 8') Oolt 171-535 lin[nTnP,P,P iffrricolsk TEST t3OUG LOG ELEVATION 28 1.4 37 2.5 32 39 95 1 1.4 2.5 1.4 8;8 9 10 11 12 1) 1) I t's I e-: Li ( 65 it 1.1 Brown SANDY SILT BORING N2 1 Cont.' SP Compact.dark gray fine to .coarse SAND Some pebbles. Increasing GRAVEL 1 1'171 t 4 t : • ,,, Un :I 1 .1.1. • 3-1 -71 A-? 1: X 11 1 11 1 T 1. /9q 1-111r,P 4471.tircr. (); TEST. FiC)71E'9 LOG TYPE 16" Bucket Aucer 81.2 88.8 C.) kt- t") --i d tr I I p.., ....! C.:. LI ... 1.i" 'r •i — (- ...... rll 25.0 '7 2 . 2 2.5 Bag 42.5 101.4 4 ELEVP_,TiON 30.0 BOMNG N2 lA • ./sm Dark brown fine SILTY SAND Grading to brown fine micaceous SANDY SILT 10 dol) No. 171-535 - 26, 1971 Brown fine SILTY SAND Dark brown CLAYEY SILT Brown fine SILTY SAND Decreasing SILT •••••••••1 NOTES: 1. Gro'undwater seepage at 11 feet. 2. Extreme caving below 9.5 feet, prchibitec drilling with bucket auger P Dolo 3-12-71 A 3 EXHIBIT F. TYPE 16" Bucket Aucer 94.8 90.3 0 89.6 87.6 1- 1.11 1.1 t ) 16.4 25.6 29.3 37.9 tI t ) ic (7./ f; 1111111{-1C, a I Q/ fiarcr5-• Vir •TEST DOIM1E, LOG 2.5 1 Bag 2 2.5 3 2.5 2.5 4 5 ‘.'1 111 . " • (1 • (..) • 1 I- 1.; • "• . ) 15 ELEVATION 31.0 ......_ -1-i__si L Dan': brown fine SANDY SILT with interbec::.'ed li ./,.//1; layers CLAYEY SILT :7-----N,,-1 Grading to brown fine SILTY SAND --k:'...:..\.....5-: st,i f4i nor voids 5—f!--:,:.•,-, —t,...'.i Some partially cemented nodules '..\-..., Lc-:.,.- ,-.„ CL Bro...rn SILTY CLAY with layers CLAYEY SILT r- \x\i —...,\.‘ Brown fine micaceous Sfi.NDY SILT . ..,..\.,. Thin layers fine SILTY SAND ; ft Becoming gray -brown in color '\•:,. Increasing SAD --,...,\.\4. .... ,...••1 Interbedded.layers CLAYEY SILT 1 ,,,,,•, . \\-' '-:;.• ..' ir 1 '-:...•'i i'•:-! !.' • P .1 •----*/(:'..:. 20-- 1,1 Jeb 171-535 MArch 26, 1971 BOR1MG N2 Gray -brown fine SILTY SAND with some cer-,ent nodules Layer LAYEY SILT and SILTY Ci AY NOTES: I. Severe caving below 10 feet, prohibited drilling below 20 feet with bucket auger. t By pp 12_71 A- XHIBIT TYPE CLA'E S1 L SAr i ,r, SILT C.) lst;_. Job No. Rotary 98.+ 9H,+ 86.2 93.1 16.+ 28.5 36.0 28'.8 116.41 19.0 171-•' r'' inn & Tfrt?[? 7 :2.5 411.4 7 12.5 1011.4 2.5 16 11.4 30 12.5 f • 0.1 a (..) h3 } t.3 ( t t . cl!'{:�� r. - 'ii .,_t..y, 1J1 1 1 6 7 �at7in ers • rr ricoigfq `. :CU GLOG ELEVATION 32.0 BORING N2 Very loose dark brown CLAYEY SILT el T. • ,�t �`, Si.. ,.•� 10 s (.? (I\•r • ^t ,-.— / / i/ /• / ▪ ,; ri j4i J if // :..1 t_,,.../ i'iL .// (_....e //; e / i_ L ,? /,1 25 E▪ /4 .",\ ! 4 ,....�'\\ \! :\\ ,\\. ! i; \\ \'i :!\♦\' tl•\\. ML •—\\ems --,.\` - i 1. (' \ "• \; ...•)t1 4':`'SP 15 -- 20 30 Very loose to loose dark brown fine SILTY SAND Soft brown CLAYEY SILT Semi -compact to compact- brown SANDY SILT Compact brown fine SAND CONTINUED Eby .1 .'i . M. 1PG3-1 - 71 X IL I �i I T ninnn Tnnr, • („ri (7in . 610/07151f • TEST C'DMi".G LOG • TYPE Rota r/ ELEVATION 32.0 • *WO • 45- 50 - 55 111.7 19.3 63 2.5 Cr: f BORING t4 1...•••••••••• Compact brown fine SAID Broi,.in fine to coarse SAND and GRAVEL Dense light brown fine to coarse SAND (Cc"."., • Very dense tan medium to coarse CLAYEY STI,ND Scattered GRAVEL .......-4 . • . - ',:...• ••.:::,:, S !.;, . •• t ', ........1 , 60 - :. • 4,...,1 • I;••4 i-*-1—. t r---• 1 -,. 1 .. ,.. .-' 65 -- Yi i t; 11 • x `e ....„ ri [,1 ki --1 P p ----..1 li ---t, ! t 1 ii t! .... ..4 .4 -1 „ k — , L! 11 —11 tt.1 1)1 t a' - • irt t)ol, 11o. 171-.535 rarch 1,1 , 4C Dense light brown fine SAND Grading to medium to -coarse SAND - 4 Lc )d 1).,;!,3 3-11-71 f‘- EXUJ RIT E 0:3 TYPE 16" Bucket Auaer ul kf" Job 1 83.9 97.5 89.+ 93.9 (1) ) unnu&Tni--T (.?inrerc • Vrr/c017`6* • fr:ST El 0 11 G LO • ELEvATIoN 32.0 BORING r.:2 3P. 20.9 P 2.5 1 Bag 2 Bag 2A 11.1 2.5 3 31. P 2.5 4 32.1 P 2.5 5 UJ .u) 0' 1 Bru,,in fine SILTY SAND I k: Brown fine SNIDY SILT ;. ""/•/./.1.1 v, I S Brown fine SILTY SAND 15- 7.,„„:-<•--,A A 20- IL! . : • p t' Brown CLAYEY SILT Lenses SILTY SA: -ID Brown fine SADY SILT with CLAY Thin layer fine -SILTY SAND Some partially cemented nodi) Gray brown fine SILTY SAND NOTES: ,111•••••••••••••••••• 1. Severe caving below 15.5 feet, prohibited further drilling with bucket auaer. 2. Groundwater seepage about 16 feet. DP 3-12-71 1,71-±335 26, )n-11 • EXHIBIT 0 9 TYPE 16" Bucket Auaer 94.4 8.4 one P netrut 0 J • 3 8 2.5 Bag 1.4 r 1 2 3 * in rerc. (./r 016 TPST LOG ELEVATION 28.0 r 22 35 55 48 29 27 31 36 43 31 14 14 16 16 21 22 46 41 I; I Job No. 171-535 - Marc') 25, 1971 F3 0 R IN G N 2 LI Very loose brownfine to medium SILTY SAND Decreasing SILT Loose light brown fine to medium SAND Semi -compact gray -brown fine to medium CLAYEY SAND NOTES: 1. Severe caving below 5 feet, prohibited drilling with bucket auger below 10 feet. 2. Groundwater seepage about 7.5 feet. 4-• f • • d fly DP 1 Dzl+e 1‘.,) • 3-12-71 11 1 T E yC TYPE 16" Bucket 83.1 89.1 86.2 112.5 Aue,!er 33.3 28.8 35.8 19.D ,one Pnetro: 1 ... Zri 4.,.. 11 L• . ,.., :..) C ( ; V- , ft 10 • ( . >- I, h .i.. 4. 4.. JO No. 171-5YJ Id c.) .1_ -1-hirch 26, 1971 n r 4,t-, b 6,2ifirerg • i/r6koltc" las 1 BOP, 1 ci•Vi3 LO ELEvATioN 29.0 BOMNG N25 77/ • ' Very loose brown fine SILTY SAD Very soft dark brown SILTY CLAY Interbedded layers CLAYEY SILT Becoming mottled brown in color (-) 11,7) Some cemented nodules Increased SILT CL Very soft mottled grayish,brown, fine to medium SANDY CLAY.- -Increasinq SAND SC Loose to semi,compact brown fine to medium CLAYEY SAND NOTES: 1. Severe caving below 16 feet, prohibited drilling with bucket auger below 21 feet. 2. Groundwater at 10.5 feet immediately after drilling - f • ; ( DP rot° ) ; - 3-15-71 EXHIBIT E (4, TYPE 16" riur.:Ket Auct.er 87.6 86.9 96.0 90.9 96.0 NSR 32.6 3 . 2 28.0 1 32.1 P 28.52 If of-nr,&Tinup, • 6,7,7,7„r„,• rfc• 01.1q , •, •' TEST EICY:nrit3 LOG ELEVATION 31.5 2.- 7 10-- 15- 20 BORING Ng , . .CL 25- k —V rH ri ro.rc 26, 1971 Brown fine SILTY SAD Dark brown SILTY CLAY Increased SILT - becoming brown in color Interbedded thin layers fine SANDY CLAY Tan fine to medium CLAYEY SAND with SgIDY CLAY layers Mottled brown SILTY CLAY with interbedded Thss S,DY Mottled gray-broW1.1 fine SANDY CLAY Bruwn CLAYEY SILT with SAND Thin layer fine SANDY CLAY Mottled gray SILTY CLAY Sorrp cernIed nodules Mottled. gray fine SANDY CLAY Increasihg SAND Light brown fine to mcdium CLAYEY Si:ID NOTES: 1.— Hole squeezing 5.5 feet. 2. Groundwater level at 12 feet, 45 minutes after drilling. 3. Slight caving below water level. DP 3-15-71 A-' E X 11 1 13 1 T 3-C7 nin (//rdcalgfc TEST EORINT.; LOG 91.0 28.2 91.8 10.3 85.5 'ILI .5 2 12. 2_1/u lone Pene ror,eter 6 16 (.2.) -..cv ;': ci CC. 1.111 t . J •,..,„ 7D ---- , - I ( -I CI !— • vs :: 1 . .... 1{'IC"' ••••., ......... CI . k... ( 1 4.) (A) No, 1)1-535 - E LEV AT 1 C Q ---,-,----, Very loose brown micaceous SANDY SILT L r,•/ Y v..,e.-, Tract of CLAY 4i....-, i"-A4 1,. / ../.. Eliifi....::::::„..:•,,,. 1 --- 0......................m.......111. 4......,rv.................... h .*:,iVery loose grading to brown fine SILTY SAD rzi..;.::.:... 14- '," Very soft brown CLAYEY SILT .:17',/, Thin layer fine SILTY SAND Increasing SILT Grading to -fine SAI1D -! q ili 0, A 111 1 .0 Il 9rjji 5 4 :year A .• 1— IA --) ••-.1. ,i t ' ' • --.• J. •,... I I • - —. ' k. ' •--- • 1 t.. )1 • : • : . " • • /4. NOTES: 1. Severe caving below 10.5 feet prohibited drilling with bucket auger below 15 2. Groundwater level at 11.5 feet immed- iately after drilling. 7.- 7. -1 1 -‘ L,c.v.'nCci fly 1)2 Dc•ite 3-15-71 EXHIBIT IT TYPE 101 c. I - (10 Rotary 87.8 HSR 82.5 40.8 '4 Finn Tnp,r,n (7iorer6 • ifIrnico;Sk. TEST COn13 L.Adtzi 32.0 BORING Nc-) 7A ELEVATION 7 2.5 5 3 4 7 8 96.3 28.0 10 (:.) 1.4 2.5 1.4 2.5 30 b 1.4 10 to • t•'• vs • "\,.. , , ' 4- —.1 ' ' • .1 • , _ t--. .. - '--) — 1 '1 k',.. , .. 1, • „, .,•: --, , 1J - . ....... —,.... ....... 1: 1 c‘ • ° :: .:. I, ( i-1 i','. , t. i° r - . .... • . t) .1 " '•• - : • - f ,,,-.,./ rs., ), , - - -..• -4 * `-' ‘)) DP Pota 3-17-71 ___. ....._........_ • '. • ... . _____ Loose brown fine SANDY SILT Very soft brown SILTY CLAY with some SAND Increased SAND Very soft brown CLAYEY SILT with sorre SAND , Ve-y loose brown fine SANDY SILT Very soft brown SILTY CLAY with some SAND Soft brown CLAYEY -SILT Becoming very CLAYEY Soft gray -brown SILTY CLAY Loose gray -brown fine SANDY SILT Soft mottled gray & brown SILTY CLAY with some SAND Soft reddish -brown very CLAYEY SILT Stiff red -brown fine SANDY CLAY CONTINUED doh M. 171-E35 - :larch 26, 1.1/1 • EXHIBIT 0 TYPE 6" Ro t a r'f 110.9 20.1t67 2.5 t") L) 4 ay f ) til Cr. r— %) ( njon c, TTf;111 • C 'i rrep • �frr�r0i5t� . I T I L ELEVA t tON 32.0 -r # ' red--b r '�_ '�;%_ own �' -`�`,SILT E_='�:IL Red-bro.•rn fine SANDY ----_: :.,-,....‘IASP 45 ;.� ,..:;4 ; ' w_�'_T —1;TL: _. rt —11. ft ii BORING 114 7A ( fine S,T:ElY CLAY 50 b t o 171 5, . 5 - March 26 1971 Semi -compact light brown fine to coarse SAID Thin laver fine SILTY SAD Dense fine to medium GRAVEL EXIIIT Ry DP • tDila 3-17--71 -we TYPE 16" Bucket Aucer ni Bag 93.5 26.5 P 2.5 92.9 19.7 P 2.5 >•-• .--:. 12 •,- -•:(! ... W IA , 1*-- ' s• - • (I '. .,'>" , ' • . ' , / ) — • 1 i 1,....,V,s....,.....1 . , ....,.. ,t 1,,.,....... _ J05 NO. 111-!-);35 26.5 P 2.5 34.4 P 2.5 .7) t) [RR TflP" 4,/ererc• ric.T/51; Li .1 —r: -t'Cl h, 911 TEST 04-3 " G LOG 4 10 ELEVATION 36.0 • • Bro.-in fine to medium CLAYEY SAND SILT BORING N2 8 Brown fine micaceous SANDY SILT Increasing Sf41D - Gray brown fine SILTY SAND.. Brown CLAYEY SILT Brown fine SANDY CLAY with SILT Brown fine SANDY SILT with some CLAY t Brown CLAYEY SILT with some .SAND /•/ ,4 r4It 111 :: ... I 20- —!.,1 0 NOTES: -4 t .._..t P i 6 --k 4 1 . Severe caving bnlot,1 11 feet prohibited further drilling with bucket auger. 2. Groundwater seepage at 12 feet. f• s . • . tTh • • ...• • 1..y DP E X 11 1BIT E TYPE 16" Bucke:t Auq 94.2 19.0 100.9 9.6 1111111tIC &TVIPrill • LiQinrer• (colgtg Ifr / • TEST BORriG LOG BORING N1.2 9 ELEVATION 34.0 10- 104. 2')C-. 6 15 95. 31.7 4 '.:•-• ,"'":• . 1,1 73. tit ' )•\... (.-) (:1),. .... tf) : • t. 1.1 ...., .73 ........ .1 '•• -1 (-. :7,11 (-., *ti.• LI 41 > • 7 ". ,. - t I 6,1 1 :I.1,*, f :-. ...--:•-• ...I ) ;.. I., ( ‘ • .. t •, '' \••• "/ t :: cr.! Bro:n fine SILTY SJML D I ,Brown fine SANDY SILT \\•i _2\ ••••.: A ••••••,:aSt.1 a „ 4.4 Jo) No. 1/1-535 trch?X, 1911 1111911.0.,,AP. Increasing SAND Brown fine SILTY SAND Brown CLAYEY SILT Brown fine SP:ZY SILT with CLAY lenses fine to medium CLAYEY SAND Brown CLAYEY SILT- with some SAND Brown fine SANDY SILT NOTES: 1. . Groundwater seepage at 13 'feet. 9. M6c!erate caving 4 to 6 feet Extreme caving below 13 feet prohibited drilling with bucket auger. • • 4 Lnd D y ) t. 1 • • ' Doto 3-15-71 11•ftiln EXHIBIT L TYPE 16" Bucket Auer Orr.1.1.6, Penelror 92.3 21.9 110.8 9.1 14SP\ one eter 4 3 5 10 26 33 11111111it-: 111AH • inr(p; • VI- r 0 1516s TEST CORING. LOG ELEVATION 30.0 2.5 2.5 2.5 1 2 3 40 29 1,30 31 ,34 ›- "-".* 1-_, : '- .f".:°,,,,,,' 4 1'1 .---- ,- _) --- , of t. ) li IA - \I t*, " :.". `,.. :...., "-"'s - N • .1 , ) • j > .A.) (.1 ,,f..: . . .c) - t), :.:. _.. ) 1 :.• • '') 1 ,-) , I . -.......------- t ti BORING fT2 10 Very loose brown fine SANDY. SILT (micaceous) Very loose brown fine SILTY SAND• Grading to fine to medium slightly SILTY SAND • NOTES 1. Moderate to heavy caving. 5 to 7 feet. Extreme caving below 8.5 feet prchibitei drilling with buckct auger below 10 fee; 2. Excavated materials appear saturated about 9.5 feet. 3. 2-1/2" Cone Penetrometer employed below 11 feet. Dat? 3-16-71 +.1....1.1...111•••••••••••••••••• Job No. 171-535 - :lurch 26, 1971 A-1L EXHIBIT I_ 1.3 TYPE " Rotary 98.8 1 04 . 2 (7, 1. I ) 1,7 ) 7i ttj , 16 111111,1:11-: Mr,.1 • (yaflariv-e; • fr(ferligk TEST r3013.1NG LOG ELE_VATION 32.5 1.4 • 2.5 2 1.4 2.5 .4 5 6 7 , 1 15 25- 35 40 44, BORING N9- 11 il Soft dark brown CLAYEY SILT Some fine SAND Soft to semi -compact brown SANDY SILT Semi -compact brown fine. SILTY SAND Soft dark brown SILTY CLAY Semi -compact brown fine SILTY SAND Very dense brown 'fine to coarse SAND and GRAVEL CONTINUED Inc713 3-16-71 Job Nu. I I - Nd rch 1 ) A-- E X II 1 I; 1 T TYPE Rotary TrfjiIi fiqll'r. • t/iif TEST DCUNG LO G LEVATION 32 .5 F.30RitI3 N "211 ' .0111.f • • .4 • Very dense fine to coarse SAND and GRAVEL • • • 45- 1,, • .0,▪ ; + 001.4 17/ 4,/,•• • • • • ›.. .,••• —. ti 11-1 es .. 1._ ... 1•7.1...4) r ' S ...„ :.1 (t: . • , , C.> LA — ILI i .1 •-.., •) .--4. .., :, 1* 4 ( N I.• •. ' .—) -.,E) .•'i ( ----' - .) (1). .' :- ---' , f ; n it k)(:4) 1:0* i 71 C't 4, — 1%2 19/1 • • • - •' "7-ci [Iv J . . t ; • • 3-16-71 k EXHIBIT )-/ s TYPE 1 " Bucket Au1 er T � �r ninnnr, [ fl fl �; l i • ! a nrrrS • (r-n%Qi 't6 TEST 6OMNG LOG ELEVATION 96.31 22.61 5 2.5 Bag 84.4j 25.9! 2 2.5 82.9 40.0 2.5 27.0 BORING NIn 12 ii.-/4 t�L Very soft dark bro,,in SILTY CLAY 1 ..._.,..\\\., 'i :.��- Very soft dark brown CLAYEY SILT • --\\ .'L with some SAND 5 4 f% ;f;L . Very loose brown fine SANDY SILT (micaceous) - s4i; ^`\"ti,•.L 2 3 95.91 27.71 3 2.5 5 one P netro >- •.Li CI tr ll} r 16 10 Very soft brol:rn CLAYEY SILT interbedded layers SILTY CLAY Very soft brown SILTY CLAY Very t gray -brown CLAYEY SILT wi th SAND -1 15"; .y.,"L Very loose gray fine SANDY SILT Grading gray to fine SILTY SAND 201t CL Gran CLAYEY SILT n 231 34 54 J. L' 1 1. (1/ 1,1 • `� ► 1 97 1 r {1 • J�f NOTES: 1. Severe caving be1 ow 14.5 feet , pro- hibi ted drilling with bucket auger below 19 feet. a ,! • Grou idwater seepage at 11 feet and groundwater level measured at 15 feet i rmiedi ately after drilling. 2-1/2" Cone Penetrometer employed below 20 feet. Lc:;:;, d f y DP 3-16-71 wTw•M ••. .Y+..iww. IrtowaWrW.a.aw.1V�.�.w+.wtiM•-M.+.�Sr /1— E EXIII13I'I 1110011r, I. (i,wincerc • (iferkoiste; TEST„ DLoG A--"" TYPE 16" Bucket Airier ELEVATION 26.0 -1/ to!• 98.6 3.6 5 2.5 Bag 99.9 3.6 5 2.5 one P netroetar 6 4,1 t f ‘f) e-•-• 20 27 17 30 32 28 job No. 1 2 3 BORING r42 3 '4! -., Ey DP 171_535 1!,arch 26., 1971 Very 1 use brolin fine SII TY v:Nn , Loose grading to light brown fine to rnediun SAND Becoming fine to coarse SAND Some SILT Loose to compact- 1. Extreme caving below five feet prohibited drilling with bucket•auger beTow 10 fee, 2. Excavated materials appeared saturated at 7.5 feet. 3. 2-1/2' Cone Penetrometer employed _below 9 feet. • 1„ A-: 7/7 11101111P & T PPP • . 4,trerS TYPE 16" Bucket Auger 9 tiJ 1 i ti) ! 1 'TEST ['MING LOG ELEVAT!nN 26.0 .tea.: Brown fine SILTY Sik_;D `,t cif 1 t.t Job ND. 171 •-b3b -- March 26, 1971 5- 10 1•- ij 1.. BORING N214 Light brown fine to medium SAND Some coarse SAND - trace SILT ti NOTES: 1. Groundwater seepage at 7 feet. 2. Extreme caving- below 4.5 feet, prohibited drilling with bucket {) 1 t?ata 3-16 - 7 l EXIIIBIT E ,!ot) No. 171-535 - 26, 1971 TYPE 11 ) 92.2 95.3 88.3 97.6 23.9 7 26.4 12 35.5 7 • nifinnn ilit,Wel6 a I 1/4t-ic(1151;7 27.0 12 2.5 1.4 2.5 1.4 2 1.4 2.5 5 7 TFST DOP%U,,!C=4" LOG ELEVATION 29.0 5'4f ; -0;1 • • \s; \:11 10 —--" Layer fine SILTY SAND Some cemented nodules 15- P\N" 20- 11—CL Soft mottled brown SILTY CLAY Lu,z.c, u.o,cw" r. • . 171. 1 52 • 7- ./C1._ Soft mottled gray SILTY CLAY VL Loose brown fine SANDY SILT BORLNG N215 Soft brown CLAYEY SILT with some SAND 30- 35- fine SANDY SILT with •• ij,,,,,,,,,,,,,i -1 .1 - ' .., i', pi o :e >-- "--s° 1— _ :•"' 1— '— CI k • I. ,,, -- . - ( ") • 111 -'•-..• t , „I ...: `,,,*" . ( . , ',•,, 0 1 CI 1,11; . • .. 71 t-,•_ 11,',7,,," - ': J •• - , •-• 1 1 . - -, 1:'11,„.: ,(.2,, •4,- - , 1.-.), c''i') f • • t, .'': ,•• ," - ) 1t 0 .-,-,11-... . • .- '"-(1,1 tT),•‘1 t - '1 ,„ /. ......, . -1 —,---- 1',,( , .:• •, 1 ; ''i ,.'.:;. -..- ••••. •••• - . -11.,..i)• (11,:. :i - 1 (•;••:-. 7 1 tf) () , .. . ' .)(-i - ' • -°' 1Y;) • ri Av Loose Grading to brown fine SILTY SM Soft Gray CLAYEY SILT Loose gray -brown fine SANDY SILTY with CLAY Loose gray -brown fine to medium very CLAYEY SAND Soft light grayish -brown SANDY CLAY Some medium to coarse SAND CONTINUED..... LXHIBIT E zi? TYPE 6" Rotary 1-‘,R r 1 t-, c I ti b f ' grfiFFrc • 4- 1 rf6n/sf- TEST DOS c 1 N G LOG ELEVATION 29.0 T'° 42 1.4 3 } i. .;— . 95.1 30.2 96 2.5 9— 50i-1,_ 33 1.4 1 C .'— a 94.8 30.3 42 2.5 11 55--,. 6a-t-- 67 1.4 12 #j'{_ . i--- r • () ►-- sr ,') ^,,C1 r`i .--. ,, t) A Ji 1,' (J, 11 BORING !• '? 15 C Thin layer fine to coarse CLAYEY SAD Dense brown fine SILTY SAND �1ard. brn•,n fi nSADY CLAY Compact tan fine. to coarse SAND `yen =e ('.irk gray fine SAnY SILT with some fine SILTY SAS=D- Dense light gray fine- to coarse SAND Thin GRAVEL layer 14110 r• D.►,;? 3-16-71 th b No. 1 71 i.).)`? .. ►`.o rch 26, 1911 E X II I 11 I T ,. -y- C TYPE 6" Rotary t(:I • cs •c� Job :;0. 86.8 103.9 105.4 >- t-- ii (_) j. l.' ti ti ♦t 35.3 22.6 13 94 21.9l34 Li 1 26 30 1111J 11 h , & f H 14:11 (faqir/erre- (lerf«r's TEST CORING LO 1.4 1 2.5 2 1.4 3 . 4 1.4 5 (I1 171 f535 ;,:(), 1571 5- 25 ELEVATION 1 _.;;?'. "L Very loose brown fine SANDY SILT r J!, • •,..s•• mot14 31 .0 BORING N916 Very loose brown fine SILTY SAND S • c• Very soft brown CLAYEY SILT with some SAND Interbedded layers SILTY CLAY Semi -compact brown fi-ne slightly SILTY SA Grading to compact brown fine to medium SAND Some coarse SAND Loose brown fine SANDY SILT with i nterbedc!ed layers CLAYEY SILT Compact gray -brown fine to medium SILTY SAND Semi -compact light gray -brown fine to riedi u' SAND - Grading to fine to coarse SAND Interbedded thin layers of GRAVEL 40 • :' SP r t_ 4: I, r 4 4— Semi -compact gray fine to medium SAND • , �_�, �•� r� e, i� i J •i D P 1 Du:,-) 3-17-- 71 EX1IIEIT E: TYPE 6" Rotary NSR NSR 98.7 102.2 87.8 91.6 • I 1 111-P) & I fill PSI • ut7,'"firtrrl • Ir10675.1.1;: TEST BOPU3E3 LOG 12 4 1.4 P .5 26.4 P 2.5 23.1 7 2.5 36.0 32.4 5 7 14 1.4 2.5 1 A a • 'I 2.5 • 5 6 7 • ELEVATION 25.0 BORING N2 17 Yellow -brown fine SANDY SILT - FILL Brown fine to medium CLAYEY SAND - FILL k.•• 4.011P114110111.11% Interbedded layers SANDY CLAY 1-,t1; Extremely loose 12:5 feet • TarTk gray very soft SILTY CLAY with - interbedded lenses SILTY SP:D Gray r ,,. • , 20- VY ML 40 ,...-) t4 b..i r-: --il 1' it-- , ';'• r::: .---.. . (..) — ..- —'1-',' (31 V) Id '''., './ :!. 1r - , • , ,L. ,. :i , _.... .. . :.-.. ,-. tilt 141 ",..... :....71 r--, z,: ,,,,-..„ Lo ..... 1—..... • ,„ ' t. N :2,11 CI ( ) t- ..0 t' '' • * •,.,1 -* 1-1 • t• '4. 1 - . )•.1 1.,.., 1. 1 ) i,.' I.) .--. ( i . : . :T. r ' . , , '.. i21 t...- • Jo!) ;;(-,. - 26, 1971 fine to mediUm SILTY SAND Gray fine SANDY SILT Interbedded layers of CLAYEY SILT Gray fine to medium SILTY SAND Grading to gray fine to coarse SAND Gray fine SANDY SILT with some CLAY Interbedded thin layers fine to medium SA) Gray fine to medium SILTY SAND U'j DP EXHIBIT TYPE 6" Rotary 32 4 39 id I f , • 1", :• • C ) t-, o- f ) Jc!, No. 171 5n 111011PC,F,T11T.4,2Mrer-441(icaigtc' TrEsT BC,"43ING LOG ELEvATIo:‘,1 2-6.0 1.4 1.4 1.4 I 4 0 9 10 C.10 4 : • • ,••• . 45 sT-F---LI ,7' :\ k I Dark a ray very CLAYEY SILT BORING ti2 17 ( Grading to gray fine to coarse slightly SILTY SAfD Thin layer GRAVEL 42 feet Scatter GRAVEL Gray fine. to coarse SAND ..••• 50 -1— ..1 . , , !.! I c, • •1 J Dy DP • Ir),Ito 3-17-71 EXHIBIT E RE aTIABE • .-rnairtv- SOIL TEST RESULTS , z EL.7"SII;G I-,I2/ SAMPLE 1'42' 1 2/2 5/2 6/2 / Z 4/1 Brown SANDY SILT ' 0 Dark Gray -Brown SILTY CLAY • Dark Gray -Brown Brown SILTY CLAY SANDY SILT Brown fine to medium SILTY SAND !7.P.FiED SOIL CLASSIFICATION ML CH CH ML j S. M •----OC1L NI;IY-SiS . .. . _ . . % : , . . 86 43 TTEREEF,C, LIMITS . ..............,........................ • Licuid Lir:7it % ' 60 • 27 1 Plastic Limit 30 • 26 ,—",.73,4/c. Index % • 30 1 [00CTI0N TEST (A377,7 01557- 701 s .',•,-f-„T /177 C 171 Density (Ibs/ct.i. ff.) 109.0 . 115.0 109.0. 1.0,2.tir:76,,-;-; 4:cisture % 16.0 • 14.0 13.0 •. 30.4 .r..si (type) I - - - • -- - —7 , - 1 L-7. r /Ci 0 7 Dc7/7,.7ity 0.1.2S. /CU. ff.) , St ilia.'lii.5/ ;;;'cisture 5 • . Confining Pressure (lbs./sq.ft.)1 - c.)-oanslon % . . ',..,Ir.2CT SEAR TEST (type) : Remolded Remoled . . . • Remolded .,, Initigi ,Yoisture Content 10.9 1._ 10.9 10 10 23.1 23.1 23.1 11.2 11.2 11.2 Test A:oisture Content % Sat 900 670 650 Sat. 19801 1280 1260 S Scat. 2970 1950 Sat. Sat. Sat. Sat. Sat. Sat. 1.'crr7,71 Stress (112.5./sgirt-) 990 1980 2970 990 1930 2970 17[7:,,i: Sr Stress (lbsJsqicf) , 1•________________________. 600 780 620 870 8401 700 1450 1300 216 2150 u/1/17cteSearSfress (8)5'J-sc./ft) 18E0 480 620 i ‘ .4r2.-,-ie of internal Friction (dogro6-'s) - 31 . ii . 35 Cesioi-,, (Ths/sq.ft.) 50 . i -,:n ....._...—, . 0 . MOORE E3 E R CONSULTING ENGINEERS AND GEOLOGISTS r . " RESULTS OF DIRECT SHEAR TESTS 012 • 4• - Shear Strength 4000 3000 200 , i 1 ,., 1 i II i .., 1 _j _ ._ . _ _ i `-_._...._;_ .......+-- t i •1 _~ -T j - 1 r-'- . - i r 1 - �- - _ �-} y •--`-•-: _ +-- t F- i -•, 1 , 1 1 t•i -"j-"a---t-_ _ t _ ..-..•. •.-.a-. _ :-J -.. - •i'--'�'--..�._..._- +-r-.-�-.--•3-i-- t r-•a-- ; !•..-•,r-"-' 7 4 ------ -+-- - • -_�-.� •_f�'_•r-t •--i -1 _-�{...-.,...�.-may i _r•73 • • { t! i y 1004' ft•14. ' _ `•3 �j _ •_�_.•-ti--t•-r -4'-.-.•-:-.}_T -+-�- j y.- ' 1_-.�-� • C i , • _.- , . • rt- -I.-_.,- - 1 j j I I . - 4...... 4---- .-.. _ ......... ._, �- f �-: I t i + j- 1•�- _ • . -I' , T t•--_i.--t--1•.--i_-- -_t_-_`-_----+-_-". .-. __-_ ! _--t_..-;--r-n- - - . - ----!--s---r + 4-4,-,:--a 1 1 �.___.�.- 1_:_____ ! - 4 1000 2000 3000 4000 Normal Pressure (p.s.f.) ' o peak shear strength d strength at 4 inch displacement Open symbols (a) signify tests at natural moisture; Solid symbols (A) signify tests on submerged samples. Test No. Boring No. 1 1 1 2 1 3 4 1 5 1 6 3 7 Sample No. 2 4 6 8 10 9 11 Test Moistre (M Test Density (p.c.f.) 22.5 100.5 24.2 27.3 23.4 16.9 10� 99.8 105.7 115.6 26.2 19.3 100.8 111.9 17 Jcb` No. 171- 535 - 3 23.1 • 101.6 EXH1 [ITT F. MOORE & T A E3 E FR t CONSULTING ENGINEERS AND GEOLOGISTS RESULTS OF DIRECT SHEAR TESTS CONTINUED FROM A-28 Shear Strength (p.s.f.) -cl J ry 0 0 o c3 9 t-) 9 9 ".`.._y_-rt---t -_•_ '- -t--_-_1._. --..T. - •• -7-7-7 - � -'.'_y-- - i. _._- -.�.- .�--._'T-_r.�-_�. ..-t_-•__.__ i--- a-._.�--. _ ` -....1.-.' - t....._.�. t___,--.,._--,--r--+_.'__-i. ' - _,__'-:.-. _---_.r_._.-.-.-.-...-- -'•' +_.,, -1-�+ •_'.- '�--7--'`-r--1 t 1 - --"f--1-`--;---i-r i t -----_--_-.--__: _•_i-_ -.- N - .j _ y-_ f• 1 . i L Ste._...--. ,........,___,.......-..1.___,__:._ _'_"-1 I . '-1 ; ! t -t i i 1-.'j' --i- -�f I + _., : , F-_I--_., , ___ , - ,•-•-.-'---_.t.--.....ice--4-.s__ , ; t "'T'� --- Tom--..-ti+--.--1-.. r '--f-..i_+.-..-_.._•----i_-...-+--T• I . 1 , •. •• , 1 T .._.{.__.'.!_--1-..- _._. i i ' 1 -.�-r--..--- • --:.. - _ --- ..-.-... I ._ • '-'"_ ....-....,..-.............4....... ,._.�.-r - :-. i--._': ' -. - . _._ .__ -4 , - t t 1, I.... -' ..'. -' •-- --7_ , _t_y-.-'.--r-_..-.'-+-1---- ..-a-._..-,-_.•--_r r' r ---r.-...-.'..' ".../..... --- 1". , i• i t �; •: i 1 t ,-✓'- .... Y..-..-4 -- t{, i ----i—r'-�- .- a j , .-i_.-. I --1--f t . , ;- . I , , t 1 _.--• 1 I f--'i--r--' -4,-1 -, ! , 1 I f , 1 , I 1 i . , • ! t r , 1 - ! ! i - 1 a -.-- i-..; _ 1---- .---r«._ `•_4. t - ` T- -7--- _ -r—•—_---•-• —;—'.._i_l —4__:_ r , 'f---• ---t F -t , •', t—! . , ' — f--t-- —•--•--'! , --r—.+—+ : ; • ,_;.__.— «---r—+----- • ---- ____}:1. —i—t—'—' — . --I--- ___4_: i • ' ' 7- • 4 _4. K `+ _. _ '_^-_1_ - _- - . - r..7.-+_-.- ._ --... - • 1 1 • t --i _-.._ • a-.r. , --i-^-`-Y. , (� _,.. .- *._.-�-F-.-.• _ - ..--_-- _..--__ - __ -1 Ta-'----•-- i -"t .I ` i ; Z _._'..'4-,-•-T-_L 1— i I w--' -r i • - 1 -r---P-:.--• .--, --'M-t-• i i t � -r —" . i--=-+-.._:-- „,---.............„—.1 --r--!--1--• i :-T—:-_-'---I- t --f , .--1--:.-,, -74 r - 4-; -.....;�_-:._.ate__.-.�-i ...-:- ' r , , -r-.- ' -I--+ �-- , 9 1 { 1 1 .- ,-. - -. , t '-_T--r- .-1-+--.- 7 , i I i "-.---t--!- . 1;-, r _;.. fl_T_.� +-- i +--i-•--• , -'I--( f 1 -i- { '-�-*---s � t-^_"'_t-_''_"'__y r--�-+---t-+ , .-+-"`.-+--t--w_.i---+-r.+- _ __._---•----- -11-.in- _-'1- r ! I •t--_ 4-- !-7-+_.A.--. + _-1--: -•--«__..-_u._f.-4-_ 1-1-1:- 1 1 ,-•-+ , 1 --"--r-7--'-+-+__:-_ -. ...._--•--4 _---,—. 1 • 1 1 1 -- ., a ,t ,• , -.__ 1 _ I _-1 _ f_i..--1_ ._--. • 4 —' - • L ♦ •_ ., i • 3_-_t_ .-- "---`------._ - _ . i - ... --i- / -•---�--._-r-L.--. 1 i 1 r �� 1 { ,-- 1- • f - ..........a...a.w.a,a-d, - 'b __ - s'Mrf+ea•+•rw _ 4 ", 500 1000 Normal 1500 Pressure 4--..^-`. f 2000 2500 (p.s.f.) . Test No. peak shear strength G strength at 4 inch displacement Open symbols (a) signify tests at natural moisture; Solid symbols (A) signify tests on submerged samples. Boring No. Sample No. Test Moistctre (a 9 17 5 10 17 7 11 15 5 12 1 12 _13 3 - 1 _ 14 3 3 36.0 32.4 35.5 16.2 16.4 Test Density (p.c,f. ) 87.7 91.7 86.3 116.8 98.9 28.5 98. 4 15 3 5A 35.0 86.4 16 3 7 19.0 116.6 Job N o . 171- 5 35 .. A-29 EX11I(31T 1.02 1.01 1.00 .99 .97 .96 .95 .94 .93 .92 .91 4:;) E 7i .88 .87 .66 .65 .69 .84 .83 .82 .81 &-fnuc) •Alegitifq ....ZSYStaKige..1,44:VgaZZACKZM•iX-WitliX ht,,X.DArnrn=7"..ertiSIST111.0321110.0C...,=.111%01AMOILIOPI , I ,) Natural moisture 0 Somp!o submPrciad -4. ij mi 1 I L . 814 1 Brcy..9 cl-\::DY1 CL'A`;. I Dry Drsi f-,\A 1 96. 3 D floisture rs,oi-eriti , . - i , 1111 ] Ohm 1111 I-1 a Mal a 111 , 1 . t i I i I 1 1 _......„..„..,.._ 8 /4 :. .. --r----,-____. . , I 0.125 0.25 0.5 2 Pressure ( tclrIs /sr.; ft.) eitar.71,,Cwitt.V411.74 tr...7.4.1.44.41a3r.itailtietzaatfrti2C1.7,75:21ai.lie sh.149....Vr 11,1= " Project I, -,., c, .,, i t , c ;3 .an t(1 Cc)ntor (.2:Pn Di r ' 1 ' C()titit .1i Clint '1. :-.-t t- Ci 1%.1 011 : . 'il C. r - C tjl" Ci ...._,.... :Ior. / (,--;:1;1-1;.)..e :-:. 1 /1 Ifir.,.,-t1-::it; ,,,,,14.„,,,,...,444.:4, ,. 4 4...,--„,,,,,, ..,,,,... ",,,,,, I, .,,,,,,,Ak ?1,..r.,....,4,4,..., 44,- + e v ..........,.,1.,.... ,.........,...,...., !,,,,,-; .,..: ,r,s, It .41.i .1.14t, CoN.A.A.S.A.46.4-.....L..e.J....',.......,,,..1.:1,..,....41.4.1.a..C,Ilikk.V.,40..,....., 4 6 15 Job 1,19 171-535 1 • E L.c.). ; C V F.- ,c; • , 4 ••A YAK 114 4.• 1,...“-1,01.41,;. • C X II 1 11 1 T E V) JZ 0 c 4- JZ 1.02 1.01 1.00 - .99 .98 .97 .96 .95 .94 .93 .92 .91 .90 .89 .80 .87 .86 - .85 - .04 .03 .82 .81 - .80 MING &TI1 rsi aqincep; AtoQisit; 0 111C 1 1-- Natural moisture i4 Same subrnerred II 11111 • 1111111111 1 r"-"------ I 5/ 1. 3ra-4-br4c_',...n S'IL 74 CL.,,Vf 111111111 `1-v fle!-is I 1-_, - Ej. 5 11111 ism Idi lois tur'e Crint.i- - 3;-• 8-. III , IIIIIIIIM 11111 IIII 1111 , V gqii IIIIIIII Nial k II ammausic IN am a t • •JE1 1i--- 111111111111 I L.._. 111111119 I . ImiI am 11 II" _ I ri 'II la 1I • • 1 0. 2 5 0.2 5 0.5 P ressire ( ton s n ft.) ktrae.i,friluw0Wve..X174.M‘:,•,4!•:,.=4;,-Q.4-1.••••.r,:4n,.....,•••:•"? Proivxt Pr ni 1:71 Shcrin Centcr, San Di eco County Clint 1;arcl av-i!ol 1 andr-Curci 4 8 16 Job t:2 171 -5?5 .for. /1;n:ri,.)'.c, f / 4 hey.- prii2 • 7.- 1..04 Ail ; A At paw., Ai.. • • I ‘Al t 1.)4. \ • 1 i 1 -- ,,t's C, ti V 17,.. ,c3 ) 0. • , 1,4 Ate I, .t4 A...., • r. froi d A L., ro, k.A. I /44 o, 1- J-1,1% ....41,4-,A• • Ai • -7, • E X it 1 13 1 T E 0 1.02 1 .0 1 1.00 .99 .98 .97 .SS .95 .94 .93 .92. .91 .90 .89 .08 .137 .06 .85 .84 • 63 .82 .81 ° Eltr, 0111C11 .8cincerq • cfile.als* ENE Natural moisture mallEprifflIIIIIIIIIIIIIIIIMillJTFET al 11111111111110 Stomp!e submerced MIMI 111 111 1111111111111111111 1111 111 INN-„,....... ,....„ , 1111.1111=11111 .. MINIM 41 'N. NI IIME11111111111 MI t;ra.‘, - 1 c,n i S.:L F'4 CLAY VAIN Qry . Deris -CO 4 -.-. 2 . 2 0 . .-: . f IC 1 o i i _ t u r' C c n -!.,,,- : - 3 .?_ al • Immimian al in llig a .. W-Mmul in mumirm ..., III. ini ,-..M, 11 Dl - .M.I.N. •M -----it1i, 1 - . - '------i I (:- `i , i Li _ G4/-b ..,_ rcwn_._CLAYEY ...........: SILT , D nr-b n i..:: ....1 MOTS 4 T t4t.1 re CO1 .L-2trit. — ......._., 4 1 ---• 1 I .80 0.125 0.25 0.5 2 Pressurn ( ton s /s1 ft.) ' 4 8 16 'Pro.r.q:t Ea i Shonni San Di COD Cou:lty •Job N12 171-53'1; CAIN)! rci ,‘./--!,;on1 1 IL-:..,....h ii)iitl' V.'. ,.1. ta.,..,ri,...;,,,,,,,, ,.......,,,,,A141 -.1, e....,tqf s :', :v.. ‘.... Ti e ...Y. . . . ...,. ...I .; —:. t • i........1:* a -.... ...-X,...et,..2',.4. Li, :...,..,..4,00,...,.., 4:, 4 t• , j. '. t ', :" ..., ...,,,,t" -,,,,,r1,.......", . '''''' ' "" -:' - C; C) !I . f:' :-...) 1 .. I ) i:c 1 ' i (..1 r 1 . i : 7: r..:} ‘..1 .--.' 1:' 1 '.. :::...(', t- I '\ :7: ....,, ..,i'...n.::::.!,4)61'47.0:-iNi WA .5....., 1,44.,,,,,E714, ,...,-.1,444,1 .4% 1,,, , iv,. .....P. . 4‘....., 410.414,... Ak • ., 's .i.," 4,7, rat. v..A.,,.... -e. 4,: ,r..c.......,,,,t,...... .t. ...1 ,..*. -,-.0,04, .. • ..;,..., '.. 1 .,, 1,1,1,4 i 4.1......,,,,, , •.., wt. ,1 C, I, ,....... - • , ' s ' -, .^ , • I 'I — • , E X 11 I 13 I T a. 1.02 1.01 1.00 .99 .98 .97 .95 .95 .94 .92 .91 .90 .89 .68 .87 - .86 .85 .03 .82 .81 .80 jfirionc &Trnr r)(-,h • t„4,7incerc tiecioc 1315152,11,-2-_, -.056:.X>VratiVIICCS.711;:=111MresIMISFM=Irlitt=gtriateM513551%..`42:4.1.VZ7 1 I-- I 0 Notural moisture submerged 0 Somp;e , k..;=,.... 8/3 1 n0ff- SP;D(JS Hensiitv,:1191 Coritn:t L! (,)--- Dry 8 C 1 nYisturd - 19.- NI ' • I 111111111.111111111 ill 11111 W, 'V , ...„, . "ill ,_ al , • a, , • i _ ...1^, 1 1 . . ........- - - .-.,,...o . i I .-- 111111 1 16/2 III Brown LAYEY SIUT IIIIIII Dry Der:si ty I- 84.6 !D. r i Mois tur, Contem. - . II , III I _ . I --4----i 0. 25 0.25 0.5 2 Press:ire ( tons /sn ft. ) 7 Project np Cnnt." r , 5 '11_1) 4 8 16 JobW? 171_E35 Clint !' 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F 3 3 • E X 11 1 11 1 T E 1.02 1.01 I.00 .99 .98 .97 .96 .95 .94 .93 .92 .91 .S3 0) COE „n ,•1110111C s,111111-m• 6aQincers • 0-aka/sic 1:xsts:vres=1errans-IletenTra,zhagOeirtmrdnituawlaier,oniezmen2toznn.rx., L_JULLI__1____2:1 Ci Natural moisture —1— i 0 Somp;e submersed ... 1 1 I1 i ) (....)..7--, p p____t_......„ 1 1 al 1547 — IIIII _10...:1 _al', \ Dri Jarlii - t‘.i ri.cf i Noisture, Ccncri. 7-------!-- - -27.0'.; . --\ , 1----i *---1 i ! i 1 1 . ---.--, I ! 0.5 2 Pressure (tcns /sn ft.) z.,..,...fc,,,A...-r,,,t,./..m.u.x.cr.,....-.....,,,....‘,.....,.............,...,e1Z r.LIMICIVIKW.S1=Iti ,71.1......,Ant4VW;..e.t."..,. A-5, • 47 7.. N*, .7,....A.:-'.'" .7.X.:.;......."4.,...L., 7 I, -.1.x.barms.rut" 411.Z.X.14•tzni 'ar.taike.orzt==y-wv, tze.):-. \,:-.,...,:,v..., I. al* n li D . roct 11 t. r,e'jit;) Shcso.',,Iino rS:11 , ,-.. Dien° County Cli;..-)t . i',-,, c.1,7,,,,-Hoi 1:11:Th r -Curci f r /Sciin;)1,, tiz If: /7 E-1,,•,.. p , ., t h —1 ......_. —.... . It')01,3 , . ,.,....e..44.1,4.4.......w..2 .,..........r.:0,-.. V...., 4: 0 b., ..., . t •:1 ,t .1.-etklikafil01.11, Wrrt.." (..., .«..s. ... 4., ..r .,... JP ..J. o ........-1........,,,.,41, *..1,3,-,,.. •A,....1A.T*11 :A. et r CI,' T.,. .1,, 4•00•0.0 IA. t .. , el ..., J.:13. Ati tt.46.1.0.1.-,31.INIP.,,,,,,,,,, ,,,o ..... I 1) ik I I ()It! 1 , 7, \ . ) ) “" I."; 1 F 'i-... '.3 1 i ',-:: E 1 * ,^*. t "...u1.4.3..,‘..,..0.,.. s '. 0 ti.,....),*, 1.45,,,....**A...,:s...c..c......i. ....J., *5.1./..4*..01.7-t 47.14.1,*4.:. .11* %, 7.... ... .'*, • Job Ng )71- 16 E X II I I T E ),3')/ Q. E cj 1.02 1.01 - 1.00 .99 - .98 .97 .96 .95 .94 .93 .92 •-•.„ 0 •, • .- .09 .08 .87 .136 .85 .83 .02 .81 ME &TARP • 4qthcerc• • Acigts Vt.--nagaotraelerawiras1=ezrzomMmutratrv.Xatecrowa._-,r..L• 'D Natural moisture 0 Scrnpl.P submeried 1 ,......................../...... 0. 5 0.5 I 2 16 P r e F;suri:: ( ton; /sq. ft.) ZY."":4:.'"%or...7.,...111,,,,,,.."..4.51.,:-....-‘52tre 55,C=t7X1.--,..2,11xrx E.;:- ,..:40r.4.•11: A., mar,-.1.1-,..ill.r...2-e--r.c.-......).t. ii., ,... s, .... ..z., ..., 4 .:,.. i^../ ,:,...::, .t.1.144 v..1,- .re..m,r.t..nras.t,,hu:...-,7.7r1r ktiCirktmts u• L.L.N.vcier-:.atavv.a. 4. PrOj. rm. , CCt P0,11 ta Shoi nri Center, San Di e :-.o Coon tv ...•._......................_........................... .......____ _..............................._ Job N9 1 71 - 5 "5 Cli,:,,nt t`c 1 ............ ..................................................—___—_—__.........-----: i: v -1!ni 1 isn (lie r - C I trc i ior. .00 0.125 17 IS I 'It • •"505,...45 • ,11.,5,1 /4 -5 .' w5, 5,gd, g pr. r • Dale C 0 1. 1( ) I D •I I N -1' rF: -- C f...) V F • ,...•,.-.Iknkrikt 1.4,44 IDA • .e . t &Viet 4, 4. ot 044.,14.4,14.,41 *NOV NC•1.-.44 • • • E X 11 1 El 1 T • 0 • "f3V Edia: ENGINEERING COMPANY I PLANNING CONSULTANTS AND CIVIL ENGINEERS 5 20 FRIARS ROAD • SAN DIEGO, CALIFORNIA 92110 TELEPHONE . AREA CODE 714 • 291-0707 Mr. Merrell L. Watts Redevelopment Agency City of National City 1243 National Avenue National City, California 92050 RE: BONITA PLAZA - SEWER RELOCATION Dear Merrell: g MA's'? ''.1974 A.M. P. M. 71819 1' '14Z111213141516 May 9,1974 There exist two sewers crossing the Bonita Plaza project. One is the responsibility of the City of San Diego and the other is the responsibility of the County of San Diego. The City sewer, referred to as the Paradise Hills outfall sewer, traverses the property from northeast to west. The proposed regional center develop- ment requires some 20 feet of fill placed in this area , which could crush the existing 20 inch sewer main or at the very least cause displacement of the pipe resulting in.undesirable flow conditions. It is therefore anticipated that this sewer will be relocated to a location which will be best suited for the sewer and least likely to interfere with the development of the project. The County sewer, referred to as the Spring Valley outfall sewer, parallels Highway 805 and meanders through what will be the primary drainage facility for the Sweetwater drainage basin through the project. The requirement for relocation of the sewer stems from two considerations. First we feel it should be relocated to an area where it will be safe from washout during a storm and secondly it should be rnoved out of the flood channel to allow for expansion and excavation of the channel should any future improvements be desired by the owners of the project or any governmental agency. LFG:blp Sincerely, Lyle F. Gabrielson • EXHIBIT F AEV UVUN LAND TITLE PRELIMINARY REPORT NO. 292244-R DATED JUNE 11, 1974 CW:7ER Koenig Koenig Koenia Vorris Koeric Koenic State of Koenig Koenig Koenic Koeni Koenig County Koenig Koenig Koenig County County • PARCEL NUNBER 1 2 3 4 5 6 Calif. 7 8 Koenig Koenig City of N.C. TOTALS ce Totals 6021 $5,337.51 6022 2,917.53 1044 64.12 63002 452.84 $8,772.00 9 10 11 12 13 14 15 TAX ASSESSOR CODE NUMBER 6022 564-30-9 6022 564-30-15 6022 564-32-10 564-27-21 6021 564-27-9 6021 564-27-18 6021 564-27-5 6021 564-27-6 6021 564-27-7 6022 570-2-16 6022 570-2-15 6022 570-1-10 AREA Approx. 0.54 4.15 0.90 Sweetwater Road 2.26 22.55 Sweetwater Road 2.67 1.83 1.60 0.95 1.98 23.94 Tax Deed 6022 570-1-8 20.86 63002(Ca)570-1-11 5.28 1044(C.V.)570-1-12 2.48 16 #16 is part of 570-1-13 17 564-27-23 6.01 570-1-13 3.75 • 18 6021 564-27-15 16.85 7250 19 6021 564-27-20 6.92 .4750 20 Sweetwater Road 125.52 s 62625 TOTAL LAND IMPVTS. ASSESSMENT 50 6250 1500 Tax Rates 1973 - 1974 Code 6021 $10.231 Code 6022 $10.390 Code 1044 $10.260 Code 63002 $10.655 ASSESSED VALUES 1973 - 1974 City of National City Tax Code 6021 Tax Code 6022 Subtotal City of Chula Vista County of San Diego (:'no: Total. Land $29,670 28,080 $ 625 $ 4,250 62,625 it Improvements $22,500 -9- - 0- - 8- $22,500 3750 11250 1200 750 720 490 1040 10750 8000 4250 625 12500 10000 50 6250 1500 16250 21250 1200 750 720 490 1040 10750 8000 4250 625 7250 4750 TA RATE TAXES 10.390 $ 10.390 10.390 10.231 10.231 10.231 10.231 10.231 10.390 10.390 10.390 10.390 10.655 10.260 10.231 10.231 5.20 649.38 155.85 1,662.54 2,174.09 122.77 76.73 73.66 50.91 108.06 1,116.93 831.20 452.84 64.12 741.75 485.97 22500 85125 $8,772.00 Subtotal $52,170 21.(101 $80,250 $ 625 $ 4,250 $85,125 Notes i(1) (2) (3) (4) (5) (6) Total project area according to Rick Engr. Co. 129.14 acres. Area that Koenig owns within National City is 108.00 acres. County owns 9.76 acres Koenig owns 5.28 acres Koenig owns 2.48 acres Remainder of gross 3.62 acres. in one parcel. in County. in Chula Vista. area is mainly streets, or about PnepalLed by Mmete L Watt4 August 19, 1974 k7 er:1.317,7uria CONVOY COURT SAN DIEGO, CALIFORNIA 92111 (714) 292-4181 August 1 1'?74 A.T.I.*' 7-` 2 3 `oni to ``olf Course P.O. .�i. Box !I/O--; 3cn'r ta, California 02nO2 Attention: ''r. `'.ay Koenig Re: Plant decline on 3oni to C:ol f Course greens and fa i ruays. The_ decline of green .and fair=:iay plant grotrth is due to the use of hig —ater. L�•crator; analysis -of soils sar:nled at varicus locations on tars prorerty indic_tc 1) Electric:1 conr'uct ivi ty to '.r in oxccsr= of 2^.1 mn hc.s/cr on all sites s-m-)1cd or in excess of 14/fl prim of soluble salts, and 2) �+��1orNos to j.,. in excess ranf-e for all sites An .:.nalysis of irripatir.n .rater s:•'^led from -en oreratincsprtn'<lcr t Et i n.d ice: te.s • 1) r= Cl-ctric-�al conductivity to '-� r�.� m hos/cm or containing as out 3' f^ n pm of s o 1 u'1 1 3 s 1- (. �end - .. 2)C`t1o✓r ides - c7c tounsatisfactory t 12�-._ . % ppn or a t an rm��ry i :pus an uns� t r Ufa.. �ory level. 3) This :-,rater to C'^ considered as h?v i ng a Very H i h Sn 1 i n i ty, Lo '7 to ed i u r Sodium, Very Severe Chloride tiDzard . An analysis of leaves s3rp l ed f roe eucalyptus trees on th-he rroperty indicate C11ori:!e levels at 1.2`' for narroo•i leaf eucalyptus and � r0� 1 fer silver dollar eucalyptus. Lcnf 1 evol s of '7)11 or i y'e above l e n' are cons i dr red to ce in excess ran ,n and ' 11 s!'-?�•! injury -'ue to Chloride burn. Tr22 counts mac'; in -licit` th ;t e'out 12" :of t';- silver dollDr var1cty are in a declinin_i condition Inc' grout cf the narro',' 1eef v�.�ri�t,� are in a docl ininj condition. Snuld t 11re !,•7!.any r.restiens regarding this retort please feel froe to call me. ' ".CS^:. Zilt1 `/ 'I' li tted, -/,,.>--/:4t------7 O e54--N., r.in': J c1 1!, i`ircctf r of rigcicnce E X II 113 I T 11 2,3 7 r; 17,7,1p V • fi C695 CONVOY COURT SAN DIEGO, CALIFORNIA 92111 (714) 292-4181 onita Thlf Course P.O. Pox 1;45 ronita, CF-lifornia 2002 DATE: August 10, 174 A.T.I. NO.: 74-123 !Ionita r.;oif Course Vater and Leaf AnflySis LABonAtony Si REPORT Unit irrior:tion Ur.t3r-lie11 *.ter etest "ew •Sample Silver Dollar Fuc. "arrow-leef ruc. 7H 111uP Electrical Concluctiv SnluHe Salts Chloride Sodium 9icarbonate Carhonate Calcium "ngnsium ulf,)te litrote SA rI y mm hcs/cn PPm PPm PPm1 PPm ppm PPm ;Inn Prm Prm . ''"''""n"""'"""'"""'""'"'''°4"..""'"n''n""'"""''''"'""'"''''''."'"'""m'."'''' 7.5 .., 335() 1293 570 436 0 375 ill'i 3" 12.1 (,n • 4.7 329r. 12°'3 • . • 1.25F(, ---------- - d. Kozolu:1, nirrctpr (.r Agriwl.-nro EXHIBIT II r4 r rirn, SI 14, f!",1 (79 INCATET1.517',1 6 95 CONVOY COURT SAN DIEGO, CALIFORNIA 92111 (714) 292-4181 Tnnita olf r.ourse P.C. rr,x, F,onita, C1fornia 2002 DATE: 1(74 A.T.I. NO.: 71J.-121 Bonito r;o1F Ccurs Soil -Analysis LABORATORY TEST REPORT Unit ' ,..... _ Fair way i.s7 ,Green flO Green flS Green South . , _ . pfl Value 7.5 7.6 7.(- 7.7 Electrical Conductivity . mm hosicm >20.0 >:1/5.r.1 >20.f) >20.0 Soluble Salts PPm ›14,000 >14,orm >14,0u) ›14,r.Yr Chloride P271 137? WO 1120 12 Sodium ?Pm 3375 2912 2312 3375 . . FrinL J. Kc,.7*.clu'l Dir.-.,.ctor of Agriscicnco H "13 BLYTH EASTMAN DILLON & Co. INCORPORATED 555 CALIFORNIA STREET SAN FRANCISCO, CALIFORNIA 94104 415 362 - 8000 August 19, 1974 Mr. Merrell L. Watts Executive Director Redevelopment Agency of the City of National City 1243 National Avenue National City, California 92050 Dear Mr. Watts: tf • jna • r, -• r) t"..‘ 1,!3191101111121112 3 t4 Pursuant to your letter request of July 19, 1974, we submit herewith our analysis of financing feasibility for the proposed Bonita Plaza Redevelop- ment Project. Based upon available data and assumptions as to Agency costs, borrowing rates and the magnitude of development, it is our conclusion that tax revenues to be derived from the Project will support all Agency indebt- edness incurred and that the Project is feasible from a financing standpoint. The receipt of sales taxes and transient room taxes indicate substantia1. additional benefits to the City as set forth in the"Fina1 Environmental Impact Report. In reaching the above conclusion, we have reviewed the Preliminary Plan, the Redevelopment Plan, the draft Environmental Impact Report, the Final Environ- mental Report, the working draft dated July 18, 1974 of the Property Owner Participation Agreement, various tabulations prepared by the Agency concerning costs and correspondence relating to the Project. We have also visited the site and made inquiry of various public officials to ascertain the assessment practices generally followed in San Diego County. From our experience gained in success- fully financing many other redevelopment projects in California, we have applied suitable ratios and factors to data developed for the Bonita Plaza Redevelopment Project in estimating financing requirements and determining feasibility. In calculating the probable bond issue size needed to meet Agency require- ments, the following expenses were included: Public improvements $3,640,000 Real estate acquisition 1,837,000 Administrative expenses 115,000 Bond issuance 100,000 Sub -total $5,692,000 Funded interest (3 years @ 7%) 1,617,000 Bond discount (57,) 385,000 Issue size (rounded)..,$1,700,000 Contingencies of 107, are included in the public improvements and real estate acquisition categories. The assumed interest rate of 7% and the 5% permissible discount are both statutory maximums. Interest is funded for three years based (continued) L X ti 1U IT 1 • ,Mr. M. L. Watts Executive Director Redevelopment Agency... National City August 19, 1974 (cont.) upon projections that development of the regional shopping center will commence '1 the Spring of 1975 and be completed in the Fall of 1976. Resulting assessed 'luation will accordingly appear on the tax rolls on March 1, 1977 and tax ?venues will be received following the December 10 and April 10 delinquency tes. Estimates of private sector construction costs are projected to aggregate $40,683,000 in the Environmental Impact Report and land acquisition for this sector is shown to be $2,019,000. The present (last equalized) assessed valuation within the Project is indicated to be $85,125, exclusive of State -assessed public utility property, and constitutes the so-called "base roll". -Not reflected in the private sector costs are values attributable tobusiness-inventory, which we estimate at $8,437,000. Applying a ratio of a^^%..ssed value to cost or market value of 25`/,, r:ct. 1 assessed value on the tax rolls should aggregate $12,784,750 upon completion of second phase improvements as=shown below: Cost of construction .$10,170,750 Land value 504,750 , Business inventory - 2,109,250 Total assessed valuation$12,784,750 Annual tax revenues -are produced by the application of tfien current tax rates to any increase in assessed valuation over the base roll of the Project. Using an assumed average rate now levied in the Project of $10.30, tax revenues of $1,300,000 may be expected if development of the magnitude projected occurs and the combined tax rate remains constant: Assessed valuation upon completion..$12,784,750 Less,: Base roll Net increase $12,699,625 Tax rate (x) $10.23 Tax revenues 12,299,172 Although no utility assessed values are included in the base roll, it is reason- able to expect that an increase in investment by telephone, electric, gas and water utilities will be necessary to properly serve the shopping center and that a net increase in valuation will occur. Additional tax revenues should result from this source. 85,125 From a strict financing capability, ignoring for the moment the market - a i.lity aspects, annual tax revenues of $1,300,000 will support bond issuesof t following par values in millions at the interest rates and maturities shown: f Maturity inYears 67 6.57 22 15 $12.6 $12.2 $11.8 20 14.9 14.3 13.8 25 16.6 15.9 15.1 30 17.9 17.0 16.1 (continued) 2. Xi BIT I 0 • Mr. M. L. Watts Executive Director Redevelopment Agency... National City August 19, 1974 (cont.) Taking a more conservative approach in view of the recent history of operty tax reform measures, tax rate limitations, changing assessment practices d litigation involving historical school financing methods, we customarily r oect projected tax revenues to meet annual debt service costs by 150%. Using ,-is criteria, only 67% of the projected'$1,300,000 in tax revenues are assumed to be available for debt service support and the remainder serves as a cushion against possible reduction in such revenues. Resulting tax revenues of $871,000 would support the following issue sizes (in millions): Maturity in Years 67 6.57 2.1 15 $ 8.5 $ 8.2 $ 7.9- 20 10.0 9.6 9.2 25 11.1 10.6 10.2 30 12.0 11.4 10.8 The difficulty in marketing tax allocation bonds, the name given to bonds supported by tax revenues, lies in demonstrating that projected tgx revenues will indeed be realized. If a project is already well under way in terms of new construction, this task is greatly eased. However, if considerable time must lapse while acquisition, relocation, site clearance and installation of site improvements are undertaken by a redevelopMent agency, th greater is the risk that costs will increase, that time delays will occur adversely affecting the provision of funded interest until tax revenues are received, or that the proposed developer will be unable to perform because of changed eccomic conditions. As we understand the situation in the Project, many of the hazards mentioned above are eliminated because of the relationship between the proposed developers and the present land owner. Also, the draft of the Property Owner Participation Agreement gives promise of substantial developer commitment and/or • financial involvement at or prior to the time tax allocation bonds might be offered for public competitive sale. Several other conditions exist in the Project that are regarded as contributing to the conservatism of our findings as to feasibility. One is the possibility of financing the fire station acquisition and construction by means nf lease revenue bonds of the Agency. •Such a method has been successfully used y other redevelopment agencies for a variety of facilities including parks, ,arking, libraries and hospitals. The borrowing rate on such bonds, secured ,y a lease to the City of National City, would be lower than that of tax ,Tlocation bonds, the issue size would he lower because interest during con- struction would be fundedat the lower rate, and coverage of debt service need be met only 1007 from City lease payments. The Agency would presumably enter into a reimbursement agreement with the City whereby excess tax revenues would be used to repay the City for all rental payments made. Another element of conservatism is the possibility of reducing the base roll by the value of any property now on the roll subsequently acquired by public entities. The amount of such reduction is nominal, but coupled with possible tax revenues from the utility roll, will enhance the cash flow available for debt service support. (continued) 3. .X1111111- Mr. M. L. Watts Executive Director Redevelopment Agency... National City August 19, 1974 (f'orl t . ) In summary, it has been indicated that projected tax revenues will port tax allocation bond issues considerably larger than necessary to meet presently estimated Project requirements. The timing of any bond sale will, of course, depend upon a number of factors, including the level of interest rates. However, we believe that the magnitude of private development current- ly envisioned, the public costs of implementation and the tax revenues to be produced, clearly demonstrate financing feasibility and that under most circumstances assure the availability of funds to meet Project time schedules. • We will be available at the public hearing on September 3 to answer any questions or to discuss further the contents of this letter report. Very truly yours, BLYTH EASTMAN.DILLON & CO. INCORPORATED TEC/ms (5) GuiQu T. E. Comerford First Vice Presid 4. I 0 . C CiTY! CALIFO 1243 NATIONAL AVE. o NATIONAL CITY, CA 92050 0 (714) 477-1181 MALCOLM C. GERSCHLER Planning Director MEMO Merrell L Watts, Executive Director National City Redevelopment Agency FROM: Planning Department RE: AL9Lst1<-1 ci t M1Z y r'�h� Y• P. r,r -}! ` :'- A. M. P. M. i i,19iloill;12_i f E2i3 4 f i iG National City Planning Commission Report and Recommendation to the City Council on the Redevelopment Plan for Bonita Plaza Redevelopment Project - The National City Planning Commission pursuant to Section 33346 of the Health and Safety Code (California Redevelopment Law) and Section 65402 of the Government Code took the following action at their meeting of August 12, 1974: Motion by Commissioner.Perez, seconded by Commissioner Knutson, "that the Redevelopment Plan as submitted by the Redevelopment Agency is in conformity to the National City General Plan, and approve including all conditions." (Amended motion) Roll Ca11: Ayes - Staples, Alvarado, Knutson, Manese, Large,. Perez, Webster; Nays - None; Abstain - None; Absent - None. Conditions: The following be added to f. on page 12 of the Redevelopment Plan f. Illustrative Site Plan An Illustrative Site Plan is included herewith as Exhibit No. 4. This Illustrative Site Plan has been prepared to indicate how the buildings might be located on the property and to facilitate an analysis of building coverage, off-street parking, traffic circulation, amount of landscaping, etc. This Illustrative Site Plan shall not limit the development proposed by private entrepreneurs and/or owner participants. The Redevelopment Agency to be directed by the City Council to contract with outside professionals for preparation of design criteria for the architecture, landscaping and sign control of the project and assistance in review of project proposals." Respectfully, NAT-i O1NAL CITY )'LANNING DEPARTMENT ROLF . GUNNAhSUN, ASSOCIATE PLANNER RSG: nni AP ROVED: MALCOLM C. GERSCHLER, DIRECTOR NOTICE OF PUBLIC (HEARING • • r • NOTICE is hereby given that the City Council of the City of National City and the Redevelopment Agency of the City of National City have adopted resolutions setting the time and place for a joint public hearing on a Redevelopment Plan and the feasibility of relocation for that portion of the City of National City, City of Chula. Vista and the unincorporated area of San Diego Coin vy sometimes known as the Bonita Plaza Redevelopment Project, the boundaries Di phi ch- are as follows: All those portions of Quarter Sections 100, 109 and 110 of Rancho De La Ha on in the County of San Diego, State of California, according to Map thereof No. 165 filed in the Office of the Recorder of said County, TOGETHER WITH portions of Lots 8, 9 and 10 of L. W. Kimball's Subdivision of portions of Quarter Sections 98, 99, 110 and 111 of Rancho De La Nacion, in said County. and State according to Map thereof No. 63, filed in the Office of said County Recorder, described as a whole as follows: Beginning at the East Quarter Corner of said Quarter Section 110, thence along the South,=r1y :ioundary of Bonita Fai •r :�y, Map thereof No. 4581, filed in the Office of said County Recorder, South 71 °41 ' 33" West (Record -South 71°42' 00" West) 630.00 feet to an angle point in the Westerly boundary of said Map No. 4581, being also the TRUE POINT OF BEGINNING: thence along the Westerly and Northerly boundary of said Map No. 4581 the following courses: (1) North 03°54'00" East, 402.04 feet (Record North 03°54'00" East, 402.00 feet) ; (2) North 13°51 '58" East, 370.11 feet (Record North 13°54'00" Cast, 370.00 feet) ; (3} North 03°55'55" East, 254.13 feet (Record North 04°02'00" East, 254.00 feet) ; (4) North 04°17'26" l•,est, 316.87 feet (Record North 04°22'00" West, 317.00 feet) ; (5) North 54°23'52" East 116.00 feet (Record North 54°25'00" East, 115.99 feet) ; (6) South 18°l1'Q3" East 27.23 feet (Record South 18°10'47" East, 27.31 feet); (7) north 71 ° 50' 25" East 463.68 feet (Record North 71 °43' 14" East 464.00 feet) ; th ce leaving the boundary of said Map 4581, North 18°11'03" West 370.18 lei to a no t nt in the Southerly ri rht-o f-t:a�:v of County of San D i eco Road Survey ;;o. 553 (S;:e�: tti: ter Road) on � file in the Office of the County Engineer of said County; thence at riccht angles to said Southerly right-of-way North 06'36'41" East 60.00 feet to the Northerly right-of-way of said Road Survey 558; thence along said northerly right--of--gray and along the Northerly. right -of -tray of County of San Diego Road Survey No. 1323 (Sweetwater Road) on file in the Office of said County Engineer, North 83°23' 19" West 324.55 feet to the he':; i nni no of a to n!'.ent: 1470.00 foot radius curve concave Northeasterly; thence i11Ctt11 Said curve and :;O!'therly r'ic ht-o -t:.'V throw: a central angle of 19'1o'3t:" an arc distance of .1'2.00 feet; to a ,noi!�t. in the right -off -way of 11! SD 0 tnc:nce lo 1:1A r:cntioned ri ,lt-o f-wa `i ` the following courses: EXHIBIT K (1) North 23'33'11" East 18.30 feet; (2) North 61 °26'49" West 896.12 feet; (3) North 28°33' 11 " East,13.48 feet; r • (4) North 33°21 ' 44 West 71.05 feet; (5) South 58°28' 31 " West 155.75 feet; (6) South 70°10'58" West 107.28 feet; (7) South 56°38'16" West 246;33 feet; (8) South 01 °09'59" East 32.85 feet; {9) South 84°24'59" West 75.49 feet; (10) South 55°11 '01 " West 582.29 feet; (11) Along a tangent 637.00 foot radius curve concave Southeasterly, through a central angle of 30°35'03" an arc distance of 340.03 feet; (12) Along a non -tangent line South 16°48 `32" East 510.92 feet; (13) South 37°30' 23" West 268.28 feet; (14) South 34°32'21 " East 483.42 feet; (15) South 14°17'13" East 106.14 feet; (16) South 33°55'40" East 600.05 feet; (17) South 50°02' 16" East 86.92 feet to a po•i ni; in a non -tangent 3820.00 foot radius curve concave Easterly, a radial line to said point bears South 52°31 '35" West; (18) Southerly along said curve through a central angle of 08°15'07" an arc distance of 550.17 feet; thence leaving said right-of-way along a non -tangent line North 71°54'50" East 15.16 feet; thence Worth 55°52'36" West 38.92 feet to a point in the East- West centerline of said Quarter Section 110; thence along said East - West centerline North 71°14'38' East 953.83 feet to a point in the Easterly right -- of --way of the San Diego and Arizona Eastern Railway (now abandoned) as said right-of-way is shown on Record of Survey Nap «o. 1579 filed in the Office of said County Recorder; thence along said Easterly right -of --.ray South 26'23'42" East 443.68 feet (Record per Record of Survey .Map No. 1579 South 26°23' 20" East) to the beginning of a tangent 552.96 foot radius curve concave North - ea erly; thence along said curve throuoh a central angle of 28°47' 58" an ar distance of 277.94 feet to a point in the West line of the East 6 acres of aid Lot 10 of MaD No. 63; thence along said West line North 18°13',12" West (r ...ord ;,crtn 1 1 y' 23 " :;es t per ;'eccrd of Survey ,.'an :;o . 1579) 340.82 feet to a point in the Nora .,esterlti' right--of-way of County of San Diego Road Survey No. 706 (Bonita Mesa Road) on file in the Office of the County Engineer of said County, said point being also in a non -tangent 680.00 foot radius curve concave Southeasterly, a radial line to said point bears North 82°22'02" West; thence Northeasterly along said riciht-of-Wray and said curve through a central angle of 30'18'00" �an arc distance of 359.61 feet; thence along a prolongation of a r?i I' l .1';'n 4r 'z id riOt- of -t':v :4)rth 52`' '02 " ' est 101.35 feet to the mu. f'CI;;1 OF LEGI;;.;I`.G. Containing It.;i.14 Acres. EX111f311 GENERAL STATEMENT OF SCOPE AND OBJECTIVES OF THE REDEVELOPMENT PLAN AND RELOCATION PROGRAM The City Council of the City of National City has activated the Redevelopment Agency of the City of National City pursuant to Division 24, Part 1, of the Health and Safety Code of the State of California, and the Redevelopment Agency is undertaking the planning and development of a R Project. Said 'redevelopment project known as Bonita Plaza Redevelopment the undertaking of a redevelopment project Redevelopment Plan provides for pursuant to Part 1, Division 24 of -the California Health and Safety Code, including, among other things, the acquisition of real property within the rbject -area, .the vacating and removal of streets, the establishment of aw street patterns, the location and relocation of sewer and water mains Ad other public improvements, and making landavailable for development r redevelopment by private enterprise or public agencies authorized by law. Said Relocation Program provides for the relocation of families, individuals and businesses that may be displaced as a result of carryingout the project in accordance with said Redevelopment Plan and. further provides for financial and other assistance to all residents and busi-ness establish- ments in the project area. Said assistance shall be. in conformance with all local and State .e f = a ti ons and requirements. • INSPECTION OF PLANS Said Redevelopment Plan, Relocation Program and other -related matters are available for inspection in the office of the Redevelopment Agency of the City of Rational City, 1243 National Avenue, Civic Center, National City, California, during regular office hours which are 8:00 A.M. to 5:00 P.M., Monday through Friday. PUBLIC HEARING TIME AND PLACE NOTICE IS HEREBY FURTHER GIVEN that said public hearing will be held on the 3rd day of September, 1974 at 7:45 P.M. in the chambers of the City Council of the City of National City, Civic Center, 1243 National Avenue, National City, California. The Redevelopment Plan and Relocation Program for the Bonita Plaza Redevelopment Project will be open for discussion at this joint public hearing before the City Council of the City of National Redevelopment Acenc � of City and - the ^ '' � the City of National City, and any person or organization so desiring will be afforded an opportunity to be heard on these matters, and all persons having any objections to the proposed Redevelopment Plan or who deny the existence of blight in the proposed project area, or the regularity of any of the prior proceedings, may appear and show ,fuse why the proposed plan should not be adopted. _ Dated this 26th Day of July, 1974. Ione Minoque Capipbell City Clerk City of Nation, -al City .-1/ erreT1 L ( 4'4/ / 1:1 Watts Secretary Redeve i ocent Agency of the City of National City E. X 11 I. t I T K • ..„ 01 - .•••••••• • ••••• • * C013 r.rNi sp, %too r :so ••• ,„ 0••••• PROJECT . e,1 r f^e i 7,11 C 0 0 LECEMD ME2 1,=TES NZ4 TO F- rtLYCATES SalY,EY Ar-FA • AC/C ATE S H.47AG-i At: C177 - cry AI i•V PRO.4F.Cr /./ -- L.. - - - --.17---z-L't—Z---7!: 1 — • _i ___/' .2___;:- : . 1 1-...........7 ...,... r -. - ' = zr g 4 4' �Srti•�°:;i OF THE I. Chairman KTL1 MORGAN JOSEPH L. CAMACE 0 MICHAEL R. DALLA RALPH A. PINSON LUTHER G. REID Executive Director MERRELL L WATTS AFFIDAVIT OF MAILING NOTICE OF JOINT HEARING BEFORE THE CITY COUNCIL AND REDETTELOPPENT AGENCY OF .THE CITY OF NATIONAL CITY, CALIFORNIA WHICH CONTAINS A DESCRIPTION OF THE PROJECT BOUNDARY AND A MAP OF PROPERTY SUBJECT TO ACQUISITION BY PURCHASE OR CONDEMNATION UNDER THE PROPOSED REDEVELOPI' 'NT PLAN My name is Norma A. Weisheim. My business address is 1243 National Avenue, National City, California. I am a United States citizen. I am employed in San Diego County. I am over 18 r'ear, of age. I am not a Tarty to the cause identified herein. On July 30, 1974, at National City, California, I deposited a true copy of a Notice of Publ i`c Hearing before the City Council of the City of National City .and the Redevelopment Agency of the City of National City which contains a description of the project boundary and a copy of a map showing property which would be subject to acquisition by purchase or condemnation under the proposed plan, true copies of such notice, descrip- tion and map being affixed to this affidavit, in the mail in accordance with one of the methods described in Section 1013 of the California Code of Civil Procedure, and Sections 33349, 33350, 33356 and 33361 -of the California Community Redevelopment Law, in a sealed envelope with postage thereon fully prepaid, certified mail, with return receipt requested. The name of the person so served being the last known assessee of each parcel designated in the proposed redevelopment plan at his last known address as shown on the last equalized assessment roll of San Diego County, investor owned utility companies, public entities thought to levy taxes in the area, San Diego County Assessor, San Diego County Auditor and Controller, other persons and/or entities thought to have a •financial interest in the real property and District Director, State Department of Transportation, were as shown on said envelopes as follows. Mr. William Karnes, Corporate Secretary, San DiegoGas& Electric Company, 101 Ash Street, San Diego, California 92101 Pacific Telephone and Telegraph Company, 707 Broadway, Room 1404, San Diego, California 92101 Ray G. and Blanche H. Koenig, W. Russel Osgood, Elmer E. Rens and Jeanne L, et al Post Office Box 218, Bonita, California 92002 The Koenig Corporation:Post Office Box 445, Bonita, California 92002 California -American Water Company, 386 Third Avenue, Chula Vista, California I243. NATIONAL AVENUE • CIVIC CENTER NATIONAL CITY • SAN DIEGO COUNTY • CALIFORNIA 92050 (714)477.1181 X H 1 I T L 0- Affidavit of Mailing July 30, 1974 Joint Notice Page Two Board of Port Commissioners, San Diego Unified port District, 1365 North Harbor Drive, San Diego, California 92112 City Council, City of Chula Vista, 276 4th Avenue, Chula Vista, California 92010 Board of Trustees, Sweetwater Union High School District, 1130 Fifth Avenue, Chula Vista, California 92011 Board of Education, Chula Vista Elementary School District,-84 East J Street, Post 0lice Box 907, Chula Vista, California 92012 Board of Directors, South Bay Irrigation District, 371 "E" Street, Chula Vista, California 92010 Board of Directors, Lower Sweetwater Fire Protection District, 2711 Granger, National City, California 92050 City Council, City of National City, 1243 National Avenue, National City, California 92050 Board of Education, National Elementary School District, 1500 N Avenue, Post Office Box Y, National City, California 92050 Board of Supervisors, County of San Diego, 1600 Pacific Highway, San Diego, California 92101 Board of Trustees, Sweetwater Community College, 900 Otay Lakes Road, Chula Vista, California Mr. Eldon C. Williams, County Assessor, County of San Diego, 1600 Pacific Highway, San Diego, California 92101 Board of Directors, Metropolitan Water District of Southern California, 1111 Sunset Boulevard, Los Angeles, California 90054 Board of Directors, San Diego County Water Authority, 2750 Fourth Avenue San Diego, California 92103 Mr. William M. Harding, Executive Vice President, The May Stores Shopping Centers, Inc. 611 Olive Street, St. Louis, Missouri 63101 Ray G. and Blanche H. Koenig, et al, Post Office Box 218, Bonita, California 92002 Mr. William Barclay, Barclay, Hollander and Curci, Inc. , 6151 Fairmount Extension, Suite 209, San Diego, Califorinia 92120 Ray G. and Blanche H. Koenig, C/0 Koenig Corporation, Box 445, Bonita, California 92002 ,HIUI T Affidavit of Mailing July 30, 1974 Joint Notice Page Three Mr. Jacob Dekema , District Director, Department of Transportation, State of California, 2829 Juan Street, San Diego, California 92110 Mr. Gerald J. Lonergan, Auditor and Controller, County of San Diego, 1600 Pacific Highway, San Diego, California 92101 Mr. Jayme C. Billey, Jr., The May Stores Shopping Centers, -Inc., 10738 West Pico Boulevard, Los Angeles, California 9006.4 Dr. M. Ted Dixon, Superintendent of Schools, Department of Education, Snt. iiego County, 6401 .Linda Vista Road, San Diego, California 92111 I have executed this declaration at National City, California on the 30th day of July, 1974. correct. I declare under penalty of perjury that the foregoing is true and Norma A. Weis ezm Dated this 30th day of July 30, 1974 EXHIBIT OF THE Chairman KILE MORGAN JOSEPH L. CAMACHO MICHAEL R. DALLA RALPH A.. PINSON LUTHER G. REID Executive Director MERRELL L WATTS CERTIFICATE OF .MAILING REDEVELOPMENT PLAN AND RELOCATION PROGRAM TO LOCAL COMMITTEES AND ORGANIZATIONS INTERESTED .IN THE BONITA PLAZA REDEVELOPMENT PROJECT. 1, Norma A. h!ei sheim, Administrative Secretary for the Redevelopment Agency of the City of National City, hereby certify that I deposited a true copy of the Redevelopment Plan and Relocation Program on the Bonita Plaza Redevelopment Project on August 13, 1974 with a forwarding letter to the following committees and organizations. Said mailings were deposited in a sealed envelope with postage prepaid, certified mail, return receipt requested, in the National City Post Office. Mr. Jack Kennedy, President, South Bay Plaza Merchants Association, 1121 Highland Avenue, National City, California 92050 Mr. Tom Ruiz, President, South Bay Historical Society, 2204 East 4th Street, National City, California 92050 Mr. Gary Turntine, Commander, VFW Thomas H. Cosby Post, 1822 D Avenue, National City, California 92050 Mr. Robert George, President, Optimist Club, 2263 Imogene, Imperial Beach, California 92032 Mr. Hugh Rockwell, President, Rotary Club, 2747 L Avenue, National City, California 92050 Mrs. Lucy Mardock, Noble Grand, Independent Order of Odd Fellows, San Diego Lodge #153, 4122 Arbor Vitae, San Diego, California 92105 Mrs. Mary Vaught, President, National City Senior Citizens, 140 East 12th Street, National City, California 92050 Mrs. Margaret Hirschy, President, National City Community -Action Council, 2314 East 13th Street, National City, California 92050 Mr. Lance Eldred, President, National City Businessmen's Club, P.O. Box 893, National City, California 92050 Mr. Carl Meintz, President, Lions Club, 222 East Eighth Street, National City, California 92050 124 NATIONAL AVENUE CIVIC CENTER NATIONAL CITY s SAN DIEGO COUNTY m CALIFORNIA ON50 (71 4) 477 • 1 1 81 EX IT M r Certificate of Mailing Page Two Mr. Fred O'Camb, Governor, Moose Lodge #1927, 2665 East Main Street, Chula Vista, California 92011 Mr. Dale Pound, President, Municipal Employees Association, 1243 National Avenue, National City, California 92050 Mr. Bill C. Wright, President, Kiwanis Club of Sweetwater, 1535 N Avenue, National City, Californja 92050 Mr. Matthew E. Noon, Grand Knight, Knights of Columbus, 2259 Reo Dr. San Diego, California 92139 Mr. John Shores, Commander, Knights of Pythias Lodge ;159, 1431 East 17th Street, National City, California 92050 Mrs. Marguerite B. Stein, President, League of Women Voters', 1536 Melrose, National City, California 92050 Mr. Donald R. Jones, President, Jaycees, 2120 Valle Vista, National City, California 92050 Mr. Mack H. Curl, President, Kiwanis Club of National City, 1007 Plaza Boulevard, National City, California 92050 Mr. Carlos Sarmiento, President, FilipinoLAmerican Community of National City, 2436 Melrose Street, National City, Calif, 92050 Mr. Mel Shuflin, President, Fraternal Order of Eagles, 1427 Sheryl Lane, National Ci.ty, California 92050 Mrs. Cecile Brimicombe, President, Eagles Auxiliary, 8816 Dallas Street, La Mesa, California 92041 Mr. J. T. Stovall, Chairman, Order of Demolay, 420 Harbison, National City, California 92050 Mrs. Peggy Roark; President, Altrusa Club, 4309 Vista Cornado, Chula Vista, California 92010 18NAfihEnffille6R7PgqI 255, American Legion, American Legion Hall, 35 East Eighteenth Street, National City, California 92050 _Mr. Tony McCune, President, Auto Dealers Association, 18th Street and National Avenue, National City, California 92050 Mr. Thomas P. Maguire, President, Chamber of Commerce, 711 A Avenue, National City California 92050 Mrs. Lorna Harris, Chairman, Park and Recreation Advisory Board 726 East Eighth Street, National City, California 92050 EXHIRITM .-:53 Certificate of Mailing Page Three Mr. George F. James, Chairman, Street Tree and Parkway Committee, 1424 J Avenue, National City, California 92050 Mr. L. H. Ruehle, Chairman, Citizens Advisory Committee For Community Improvement, 837 Ethel Place, National City, California 92050 Mr. Jerry Harris, Chairman, Traffic Safety Committee, 845 East Eighth Street, National City, California 92050 Norma A. Weisheim Dated This 13th Day of August, 1974.. 45- 3"t vs‘i‘ • :,,....... - '8. +: 4',,,,,' -7,t"..3::'1717.4.",.1,:: '!“,7471 4 • .... __ ..- _,,,!. .-„, , ..... • :,.,. , ', : ,-,,,', . .:rifif.ortr'i,-;;.;,v,1 )..1,-,,,,t;t!),:'',.W:••;%.t.cttkO• — ' - 1 t---.. ',, j , e ';:1-:.'''...-`' '.., ••,, ',1'. ti : ...,1 ;+--11-7,i ' '':1-$ • , ,,, ., r.:::::., 1— ,;..., . .7.., .. , 1 19 74 p. m. ,.._,.. mr.„..,_.,..._..•,"'IA AUG - ____, , ,..„., . 7.-1 . 3 i " • - . .._.- „„,„,,,,,„. 4! , _ ..,,,, . _ , : _ . .. 4- , .„:„..„,„ ,..,,,,,,, -• 34. , :.............„.4,,.....-'...34-.444-44" -r......,....---.1-- ..-: — ' -.2.3,-,...,,,,...., 434,3.342-4443.-....— -03,,k4.1!...../4-;•!! -37-16 .911011111211 1213 14 , . - " 1 1516 , e ‘..ft:. .., ft,.-ft, . • ..• ,.., roe -1 7" , 17MENT OF PLANNING July 31, 1974 /I 1 * • ' ' *A • • , e . -,..4 ' I 4" 3-4,,... .4.3-• :.• **-1 4,..4 .. ,.., 4 Mr. Merrill L. Watts Executive lAfactor Redevelopment Agency of the City of National City 1243 National Avenue National City, CA 92050 Dear Mr. Watts: o chapa cut La CALIFORNIA Thank you fort he copy of the final Environmental Impact Report on your Bonita Plaza Redevelopment Project. A copy' of the final Environmental Impact Report on the Plaza Del Rey project has been sent to Mr. Don Rose in the National City Planning Department. If you desire a copy of the final Environ- mental Impact Report for your own files, please call Doug Reid.at 427-3300, ext 231. With regard to the conformance of that portion of your redevelopment plan within the City of Chula Vista to our General Plan, the following evaluation is offered: Land Use Element. This element of the General Plan designates the subject property, as it does all of the project area, as park and public open space, so that a shopping area is not in conformance with our General Plan. Open Space Element of our General Plan. The first objective of the Open Space Element is "To preserve as open space those areas needed to protect the public health, safety and welfare, such as: flood plains, unstable soil areas and areas subject to geologic hazard." Conservation Element of our General Plan. The Conservation Element of the -Chula Vista General Plan notes that sand and gravel of variable qualities may be present on site. It is a policy of the City of Chula Vista that suitably located sand and gravel deposits should be preserved. Proposed Land Use. It is the understanding of this department that the proposed use of the property now within the Chula Vista city limits, would consist of grass lined drainage facility approximately 400 feet wide at the bottom with 4:1 side slopes. This would transform the appearance of the site from that of a semi -natural flood area to more of a mechanical man-made form, but essentially retaining it as open space. • 276 Fourth Avcisuc, Chula Vista. CA 92010 (7 !in 127-3100 FXHIBITN In summary, it is my finding that the overall Bonita Plaza Redevelopment project including the regional shopping center, convenience center, neighborhood center and highway commercial/offices does not conform to the Land Use, Open Space and Conservation Elements of the Chula Vista General Plan. Most of the areas covered by the Environmental Impact Report is not, however, within the jurisdiction of the City of Chula Vista. The portion which is within the City of Chula Vista is designated as a grass lined open channel and therefore con- forms to our General Plan and its various elements. Sincerely, 6-1) D. J. Peterson Director of Planning DJP: DDR: kf LXHIBITN 0 • A ETA ENVIRONMENTAL DEVELOPMENT AGENCY • PLANNING DEPARTMENT 1600 PACIFIC HIGHWAY, SAN DIEGO, CALIFORNIA 92101 • (714) 236-2108 WARREN )1F PLANNING Redevelopment Agency of the City of National City 1243 National Avenue National City, California 92050 Attention: Mr. Merrell L. Watts Executive Director Air 11 la BOARD OF SUPEVISORS JACK WALSH FIRST DISTRICT DICK BROWN SECOND DISTRICT LOU CONDE THIRD DISTRICT JiM BEAR FOURTH DISTRICT LEE TAYLOR FIFTH DISTRICT August 22; 1974 COUNTY ADMINISTRATOR FRANK O. ALESHIR E • 0 P . 4 PJ% Gentlemen: This is in response to your letter of July 24, 1974, in which you request this Department to make a finding of conformance to the County General Plan for that portion of the Bonita Plaza Redevelopment Project that falls within the unincor- porated area of San Diego County. Of the total project, encothpassing 129 acres, approximately 15 acres are located within the unincorporated area of the County. With the exception of a very small parcel of land designated as parking lot on your redevelopment plan, for all practical purposes, the entire 15-acre parcel is "Open Space Greenbelt Floodway", as your plan so indicates. Afterdue consider- ation of your request, the following findings have been made: 1. Although the entire project would be in conflict with the County General Plan as adopted in 1967, the actual shopping center site (golf course) has since been annexed to the City of National City thus removing that area from the jurisdiction of the County General Plan. 2. The National City General Plan, although originally designating the site as "Open Use", was amended in 1972 to change that designation to "Retail, Personal Services and Repair." 3. Although there is a very small parcel, within the County, proposed as part of the shopping center parking lot, nearly all of the 15 acres located within the unincorporated area is designated as "Open Space Greenbelt" which meets the intent of the County General Plan. In view of the foregoing, this Department finds that that portion of the Bonita Plaza Redevelopment Project falling within the unincorporated area of San Diego County is consistent with the San Diego County General Plan. A major consider- ation of this finding is based upon the need for adequate flood protection measures for a commercial undertaking of this magnitude. This finding of E X 11 1 i 1 T 0 Redevelopment Agency of the City of National City - 2 - August 22, 1974 consistency in no manner is intended to represent an endorsement of the entire project, which in fact is not consistent with the County's Plan, but only to find that the 15-acre parcel located within the unincorporated portion of the County is in conformance with the County General Plan. SAN DIEGO COUNTY PLANNING DEPARTMENT /1,/ Bruce H. Warren Director of Planning BHW:JWJ:hb cc: Supervisor Jack Walsh, First. District Allan H. Colman, EDA • E X II! 1 2, 0 Merrell L Watts Shirley Mulligan Distribution of Draft EIR nsnita Plaza Redevelopment. Project August 6, 1974 Listed below are names and addresses of agencies that received a copy of the draft EIR for the Bonita Plaza Redevelopment Project. Mr.. G. Pay Arnett, Director - Department of Fish and Game 1416 Ninth Street - Sacramento, California 95814 Mr. Ray B. Hunter, Director Department of Conservation 1416 Ninth Street Sacramento, California 95814 Mr. John A. Maga Executive Officer Air Resources Board 1416 Ninth Street Sacramento, California 95814 Mr. Lloyd Lowrey, Director Parks and Recreation Department County of San Diego 450 Fletcher Parkway El Cajon, California Mr. Case J. Houson, Director Departm(mt of Sanitation 2 Flood Control 5555 Overland San Diego, California Mr. William PenrMott, Jr., Director Department of Parks and 'Recreation 1416 Ninth Street Sacramento, California -95814 Mr. John R. Teerink, Director Department of Water Resources 1416 Ninth Street Sacramento, California 95814 Mr. Rudolph G. Strand, Executive Officer California Division of Mines & Geology Department of Conservation 1416 Ninth Street Sacramento, California 95814 Mr. Lloyd Lee, Vice President South Bay Irrigation District 371 "E" Street Chula Vista, California 92010 Mr. G. M. Bowman, Deputy Director Spring Valley Sanitation District 5555 Overland San Diego, California 92123 EXHIBIT Distribution of Draft EIR. August 6, 1974 Bonita Plaza Redevelopment Project Page Two Mr. Richard Huff, Executive Director San Dieqo County Comprehensive Planning Oreanization Security Pacific .Plaza 1200 Third Avenue, Suite 524 San Diego, California 92101 Mr. Joseph Rindone District Superintendent Sweetwater Union High School District 11 35th Avenue Chula Vista, California 92011 Mr. Corky McMillin McMillin Construction Company 41 E. 25th Street National City, California 92050 Mr. Robert Barclay Barclay, Hollander & Curci, Inc. Suite 700 6151 West Century Blvd. Los Angeles, California 90045 Mr. William Barclay Barclay, Hollander & Curci, Inc. Suite 209 6151 Fairmount Extension San Diego, California 92120 Mr. J. B. Askew, M.D. Director of Public Health Air Pollution Control Board Department of Public Health 1600 Pacific Hiohway San Diego, California 92101 Mrs. Edith Hughes National City Chamber of Commerce 7I1,"A" Street National City, California 92050 Mr. O. L. Danz, District Manager California -American Water Company 336 Third Avenue Chula Vista, California 92010 Mr. James W. Williams, Rear Admiral U.S. Coast Guard Commander Eleventh Coast Guard District Department of Transportation Heartwell Bldg. 19 Pine Avenue Long Beach, California 90802 Mr. Sidney J. Colvin District Superintendent National City Elementary Schools P. 0. Box Y National City, California 92050 Mr. Ray G. Koenig 3824 Valle Verde Bonita, California 92002 Mr. Richard E. Green, Director of Leasing The May Stores_Shopping Centers, Inc. 10733 Vest Pico Blvd., Suite 1 Lo's Angeles, California 90064 Mr. William M. Harding Executive Vice President The May Stores Shopping Centers, Inc. 611 Olive Street St. Louis, Missouri 63101 Ms. Marge Cushman Environmental Development Section Corps of Engineers Department of Army 300 North Los Angeles Street P. 0. Box 2711 Los Angeles, California 90053 Mr. Robert Schroeder, Vice President Collins.Development Company Suite 209 11750 Sorrento Valley Road San Diego, California 92121 Mr. Mack H. Curl, District Manager San Diego Gas & Electric Company 1007 Plaza Blvd. National City, California f. Distribution of Draft EIR August 6, 1974 Bonita Plaza Redevelopment Project Page Three Mr. W. E. Quirk, Vice President Custorer Operations Pacific Telephone & Telegraph Company 525 "BStreet San Diego, California 92101 Mr. Gene Garrett South Bay Plaza 1003 Plaza Boulevrd National City, California 92050 Secretary for Resources State of California 1416 Ninth Street, Room 1311 Sacramento, California 95814 Mr. Tom Prior, General Manager San Diego Transit Corporation P. O. Box 2511 San Diego, California 92112 Mr. Jacob Dekema, Director State Department of Transportation P. 0. Box 81406_ San Diego, California 92138 =Mr. C. Brunel Christensen, Director Department of Food and Agriculture 1200 N Street Sacramento, California 95814 State Clearinghouse (at the request of Mr. Loucks, an additional 20 copies were Office of the Governor mailed to his attention, same•addrss) Office of Intergovernmental Mananement' 1400 10th Street, Poom 121 Sacramento, California 95814 Mr. Walter Pudinski, Cormistioner Department of California Highway Patrol 2611 26th Street Sacramento, California 95818 Mr. Kimball Moore City Mananer City of San Diego 202 'C' Street, rail Sta. 9A San Diego, California 92101 Dr. William Rust, President United States International University 10455 Pomerado San Diego, California' 92131 Mr. Elmer E. Rens, Secretary Koenig Corporation 10589 rontego Drive San Diego, California 92124 Mr. John R. Thomson, City Manager City of Chula Vista 276 Fourth Avenue, City Hall Chula Vista, California 92010 Mr. J. M. Stubblebine, M. D., Director Department of Health 714 P Street Sacramento, California 95814 Mr. Brage Golding, President California State University at San Diego San Diego, California 92115 . Mr. DeVore, President Southwestern College 900 Otay Lakes Rd. Chula Vista, California 92010 Dr. William McElroy University of California, San Diego P. O. Box 109 La Jolla, California 92037 Mr. Frank D. Aleshire County Administrator County Administration Center 100 Pacific Highway San Diego, California 92101 LXHIRIT Distribution of Draft EIR August 6, 1974 Bonita Plaza Redevelopment Project Page Four National City Star News Suite 111 1003 Plaza Coulevard National City, California 92050 Mr. Cliff Marks - Duncan CI Jones 2161 Shattuck Avenue Berkeley, California 94704 Dr. Alan Schneider, Chairman Clean Air Council of San Diego County P. 0. Box 4900 La Jolla, California 92037 Mr. Paul DeFalco, Jr. Regional Administrator • Environmental Protection Agency 100 California Street San Francisco, California 94111 Mr. Jerry Harris, Chairman Traffic Safety Committee 845 E. 8th Street National City, California 92050 Mr. L. H. Ruehle, Chairman Citizens Advisory Committee for Community improvemelt 837 Ethel Place National City, California 92050 Malcolm Gerschler Planning Director N. S. Biggs Building & Housing Director Dale Hoffland Assistant City Engineer Joel R. Siegfried City Librarian Kenneth Joyce, Chief Fire Departrent Planning Comission City of National City (10 Copies) San Diego Union 555 "H" Street Chula Vista, California Mr. Lyle F. Gabrielson Rick Engineering Company 5620 Friars Road San Diego', California 92110 Mr. Dennis A. O'Leary, Executive Officer California Regional Water Qualip Control Board, San Diego Region 6154 Mission Gorge Road Suite 205 =San Diego, California 92120 Environmental Protection Agency 300 North Los Angeles Street Los Angeles, California Mr. George F. James, Chairman Street Tree and —Parkway Committee 1424 "J" Avenue National City, California 92050 Parks and Recreation Advisory Board Ms. Lorna Harris, Chairman 726 E. 8th Street National City, California 92050 Ms. Molly Jean Ruben' San Diego Ecology Centre 340 Kalmia Street San Diego, California 92101 C. Osburn City Manager Donald F. McLean, Jr.‘ City Attorney John F. Liesman Chief, Police Department Donald A. Newberry, Director Public Works Distribution of Draft EIR Bonita Plaza Redevelopment Project August 6, 1974 Page Five In addition to the above the following people cane by the office and picked up a copy. Mr. Tho►Mas P. Hardin 3628 Putter Drive - Bonita, California Atonic Investments, Inc. 1150 Anchorage Lane San Diego, California 9210E Dustin Ca rrotr 3489 Kurtz Street San Diego, California Mr` Garrett Gene (2copies} South Bay Plaza 1003 Plaza Boulevard National City, California 92050 Sweetwater Valley Civic Association Box 756 Bonita, California Sue Hignett 1400 6th Avenue San Diego, California Mr. Foster Knight Attorney General's Office San Diego, California Also, at the written request of Dr. Burton B. Milburne Profiles a copy was mailed to his attention. of Environmental C. X ! f I is THE FINAL ENVIRONMENTAL IMPACT REPORT IS ATTACHED AS A. SEPARATE DOCUMENT. L X Ii I tU x T