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HomeMy WebLinkAboutAgenda Statement 1987/03/24 Item 15b COUNCIL AGENDA STATEMENT Item 15b Meeting Date 3/24/87 ITEM TITLE: Public Hearing: Consideration of major use permit PCC-87-5M; request to demolish an existing clubhouse and build a new facility at 88 "L" Street - San Diego Country Club 1 . Resolution Certifying EIR 86-2, San Diego Country Club Clubhouse Environmental Impact Report 2. Resolution To approve the request PCC 87-5M to construct a new building for use as a country club subject to eight conditions 3. Resolution AZ9 Adopting CEQA Findings on the proposed demolition of the existing clubhouse and construction of a new facility, and Statement of Overriding Considerations on the County Club project SUBMITTED BY: Planning Director C'- REVIEWED BY: City Manager 1" (4/5ths Vote: Yes No X ) The applicant, the San Diego Country Club is requesting a major use permit to demolish the existing 23,000 sq. ft. clubhouse and construct a new facility with a proposed gross floor area of 36,140 sq. ft. The clubhouse and surrounding golf course are zone S-90, a holding area zone which requires a major use permit for operation of a golf course and country club. The golf course and country club have been in existence at that location since 1921 . RECOMMENDATION: 1 . Certify EIR 86-2 on the proposed Country Club project, as outlined in the report previously presented. 2. Based on findings contained in the Findings Section of this report, adopt a motion to approve the request, PCC-87-5M, to construct a new building for use as a Country Club subject to the following conditions: a. The site plan submitted by the applicant shall be revised to show: 1 . Adequate turn around for fire vehicles subject to approval by the City Fire Marshal , and • Page 2, Item 15b Meeting Date 3/24/87 2. An approved apparatus access roadway extended to within 150 feet of all portions of the exterior walls of the first story of the building. b. The applicant shall provide two fire hydrants to serve the project, the exact location and type to be determined by the Fire Marshal . c. The proposed project shall be submitted for review and approval by the Design Review Committee prior to issuance of building permits. d. The applicant shall submit a landscape plan to show mitigation of the loss of mature trees on site, subject to review and approval by the City Landscape Architect. e. An additional two feet of dedication is required for "L" Street along the full length of the sites northern boundary. f. Two 250 watt HPSV street lights are required on "L" Street, the location to be approved by the City Traffic Engineer. g. The major use permit allows a maximum of 485 members for the facility at this location. h. Traffic safety issues relating to right hand turn movements from eastbound "L" Street to the clubhouse shall be addressed to the satisfaction of the City Engineer. 3. Adopt Candidate CEQA Findings for EIR 86-2, and adopt a statement of overriding circumstances on the proposed Country Club Project, as outlined in the report previously presented. BOARDS/COMMISSIONS RECOMMENDATION: 1 . The original environmental analysis of this project determined that there would be a significant impact due to historical and cultural resources and an Environmental Impact Report (EIR) was prepared. When the Planning Commission considered the final EIR for this project they determined that because of the modifications to the structure noted previously there would be no significant impact and that a Negative Declaration should be prepared. The City Attorney' s office, after reviewing the record, recommended that the final EIR be certified by the Planning Commission rather than adoption of a negative declaration. The Planning Commission, after reviewing the opinion, determined that their original position in support of a negative declaration is still valid, and directed staff to continue to prepare that document. The negative declaration was adopted by the Commission and the project was approved on February 25, 1987. Page 3, Item 15b Meeting Date 3/24/8/ 2. The Montgomery Planning Committee, at its meeting of February 18, 1987, found that the project has no significant environmental effects and recommended adoption of a negative declaration. They also voted to recommend approval of the proposed project with inclusion of an additional condition that access to the Club be reviewed by the City Engineer to address the issue of the safety of right-hand turn movements from "L" Street to the site. That condition has been incorporated into the recommendation section of this report as condition H. DISCUSSION: Adjacent zoning and land use North R-1 - Single family residential South R-1 , RU-29 - Single family residential , multiple family - apartments East R-1 - Single family residential West C-36 - General commercial uses Existing site characteristics The project site is a 160 acre private golf course and country club, located at 88 "L" Street between Third Avenue and Hilltop Drive. The present clubhouse located in the northwest corner of the site has approximately 23,000 square feet of space and is serviced by a 148 space parking lost adjacent to "L" Street. The present facility is surrounded by approximately 123 fully mature eucalyptus, pepper and scrub trees which line the northern edge of the golf course. The clubhouse was designed in 1921 by one of the region' s most prominent architects, Richard S. Requa. Famous in Southern California architectural history for the development of his "Southern California" style and several significant architectural and planning projects, Requa chose the Mission Revival style, popular during the 1920' s, for the clubhouse. The one-story building has a stucco exterior, a flat roof with parapets, extensive red tile trim and a simulated bell tower. When completed in 1921 , it presented an expression of Requa' s work as influenced by his years of architectural association with Irving Gill . Although the clubhouse has been modified and expanded over the years, the Resource Conservation Commission has recommended to the City Council that the clubhouse be designated as a historical site. That recommendation, however, does not place any restrictions over the ability of the applicant to make any modifications, alterations, or to demolish the structure. Proposed use The applicant proposes to demolish the existing structure and construct a new clubhouse at the same location. The proposed clubhouse would be a Page 4, Item 15b Meeting Date 3/24/87 two-story structure of approximately 36,140 sq. ft. stepped into the slope of the property in order to present a one-story appearance when viewed from "L" Street. The existing parking lot would be expanded to accommodate 197 parking spaces, an increase in 50 spaces over what is now presently available. Although the square footage of the new structure represents a significant increase over the present facility, the applicant has stated that use of the proposed building remains in conformance with existing activity, and that the intensity of the use will not increase. ANALYSIS The request to demolish the present Country Club and construct a new facility has elicited a significant amount of controversy over the issue of the historical significance of the existing building. During processing of the major use permit, the department received a petition signed by 102 members of the San Diego Country Club requesting that the department and the City Council delay approval of any permit for any demolition of the San Diego Country Club until a structural survey of the existing building has been performed and submitted using the 1985 Historical Building code as a basis for analysis rather than the Uniform Building Code. Subsequent petitions have been submitted by members of the Country Club who are in opposition to demolition of the building which have been signed by approximately 225 City residents. These petitions have requested that the request to build a new club be denied in favor of retaining the existing building due to its historical significance. In response to the concerns expressed by opponents of the project, staff requested the the Country Club perform an architectural and structural survey based upon the Historical Building code to determine the feasibility of making the existing building safe in terms of the structure and fire safety. The Country Club has submitted a survey performed by Bokal Kelley-Markham architects which determined that the clubhouse could be made safe at a cost of approximately $100,000. That figure, however, does not include expansion of the existing facility or remodeling. The Country Club has stated that not withstanding the issue of building safety, the size and design of the present clubhouse is inadequate for their needs, and the location of the building makes significant expansion infeasible. The original structure was designed to accommodate 125 persons while the Club' s membership today totals 415, with 70 additional social memberships. The present facility could not be expanded without encroaching into the surrounding golf course, or without bringing the building into closer proximity to "L" Street. /-; Page 5, Item 15b Meeting Date 3/24/87 Staff is of the opinion that the proposed demolition and reconstruction of the clubhouse represents no major change in the existing land use and could be appropriately accommodated at that location subject to conditions outlined by the Engineering Department, Fire Department, City Landscape Architect, and the Design Review Committee in order to bring the site and proposed project into compliance with City standards. It should be noted, however, that the major use permit application proposes to construct the new facility to serve the needs of existing membership only. In this respect, although the building size has expanded there are not anticipated increases in traffic generation or parking demand. Any significant increase in the membership of the Club will require modification of the major use permit, and the issue of increased traffic, parking, and potential land use conflicts with surrounding residences would need to be addressed at that time. Condition G limits the membership accordingly to 485 members total . Staff is also of the opinion that the existing building has historical interest to the residents of the City of Chula Vista. Rather than demolish the existing building, the applicant should explore the possibility of relocating the existing structure to another site or incorporating the north facade or portions thereof into the new clubhouse design. The building could be stored on Country Club property on an interim basis pending location to a new site to accommodate another use. These are suggestions by staff and not conditions of approval . With respect to the conditions of approval outlined in the Recommendation Section of this report, conditions A, B, E, and F, address engineering and fire safety requirements needed to bring the proposed project into conformance with City standards. Condition C, that the project submitted for review by the Design Review Committee, is a condition that reflects the general requirement within Montgomery that all projects subject to major use permits undergo Design Review and approval prior to construction. Condition D, which requires the applicant to submit a landscape plan for review and approval by the City Landscape Architect serves to address the issue of the loss of several mature trees on site. The landscape plan should compensate for the tree loss and buffer the parking area from the adjacent street. The Montgomery Planning Committee, at its meeting of February 18, 1987, expressed concerns about traffic safety along AL" Street with respect to right hand turning movements to the site. It was pointed out that the approach to the club from the west is dark, the slope and curve of the property make visibility difficult, and the turning radius into the club is difficult to maneuver. The Committee voted to recommend that the City Engineer again review access to the site to determine what measures should be taken by the applicant to improve the present situation. /' Page 6, Item 15b Meeting Date 3/24/87 The Engineering Department has been advised of this concern and is reviewing the project at this time. F INDINGS 1. That the proposed use at the location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. The Country Club is a use which has existed at that location for 66 years, and serves as a recreational asset to the community at large. Expansion of the facility will enhance that asset. 2. That such use will not under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. Since the proposed project does not involve expansion of membership, there are no anticipated traffic or parking impacts which would be detrimental to the health, safety or general welfare of persons residing in the vicinity. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. Upon approval of a major use permit the proposed project complies with Chapter 19.70 of the Chula Vista Municipal Code. 4. That the granting of this conditional use permit will not adversely affect the general plan of the City or the adopted plan of any government agency. The proposed project is in compliance with the Chula Vista General Plan. FISCAL IMPACT: None. WPC 3684P y the City Council of Chula Vista, Cal ornia Dated _ 'O COUNCIL AGENDA STATEMENT Item 15b Meeting Date 3/24/87 ITEM TITLE: Public Hearing: Consideration of major use permit PCC-87-5M; request to demolish an existing clubhouse and build a new facility at 88 "L" Street - San Diego Country Club 1 . Resolution Certifying EIR 86-2, San Diego Country Club Clubhouse Environmental Impact Report 2. Resolution/W,,77 To approve the request PCC 87-5M to construct a new building for use as a country club subject to eight conditions 3. Resolution Adopting CEQA Findings on the proposed demolition of the existing clubhouse and construction of a new facility, and Statement of Overriding Considerations on the County Club project SUBMITTED BY: Planning Director REVIEWED BY: City Manager g1,11(1./ (4/5ths Vote: Yes No X ) The applicant, the San Diego Country Club is requesting a major use permit to demolish the existing 23,000 sq. ft. clubhouse and construct a new facility with a proposed gross floor area of 36,140 sq. ft. The clubhouse and surrounding golf course are zone S-90, a holding area zone which requires a major use permit for operation of a golf course and country club. The golf course and country club have been in existence at that location since 1921 . RECOMMENDATION: 1 . Certify EIR 86-2 on the proposed Country Club project, as outlined in the report previously presented. 2. Based on findings contained in the Findings Section of this report, adopt a motion to approve the request, PCC-87-5M, to construct a new building for use as a Country Club subject to the following conditions: a. The site plan submitted by the applicant shall be revised to show: 1 . Adequate turn around for fire vehicles subject to approval by the City Fire Marshal , and Page 2, Item 15b Meeting Date 3/24/87 2. An approved apparatus access roadway extended to within 150 feet of all portions of the exterior walls of the first story of the building. b. The applicant shall provide two fire hydrants to serve the project, the exact location and type to be determined by the Fire Marshal . c. The proposed project shall be submitted for review and approval by the Design Review Committee prior to issuance of building permits. d. The applicant shall submit a landscape plan to show mitigation of the loss of mature trees on site, subject to review and approval by the City Landscape Architect. e. An additional two feet of dedication is required for "L" Street along the full length of the sites northern boundary. f. Two 250 watt HPSV street lights are required on "L" Street, the location to be approved by the City Traffic Engineer. g. The major use permit allows a maximum of 485 members for the facility at this location. h. Traffic safety issues relating to right hand turn movements from eastbound "L" Street to the clubhouse shall be addressed to the satisfaction of the City Engineer. 3. Adopt Candidate CEQA Findings for EIR 86-2, and adopt a statement of overriding circumstances on the proposed Country Club Project, as outlined in the report previously presented. BOARDS/COMMISSIONS RECOMMENDATION: 1 . The original environmental analysis of this project determined that there would be a significant impact due to historical and cultural resources and an Environmental Impact Report (EIR) was prepared. When the Planning Commission considered the final EIR for this project they determined that because of the modifications to the structure noted previously there would be no significant impact and that a Negative Declaration should be prepared. The City Attorney' s office, after reviewing the record, recommended that the final EIR be certified by the Planning Commission rather than adoption of a negative declaration. The Planning Commission, after reviewing the opinion, determined that their original position in support of a negative declaration is still valid, and directed staff to continue to prepare that document. The negative declaration was adopted by the Commission and the project was approved on February 25, 1987. Page 3, Item 15b Meeting Date 3/24/87 2. The Montgomery Planning Committee, at its meeting of February 18, 1987, found that the project has no significant environmental effects and recommended adoption of a negative declaration. They also voted to recommend approval of the proposed project with inclusion of an additional condition that access to the Club be reviewed by the City Engineer to address the issue of the safety of right-hand turn movements from "L" Street to the site. That condition has been incorporated into the recommendation section of this report as condition H. DISCUSSION: Adjacent zoning and land use North R-1 - Single family residential South R-1 , RU-29 - Single family residential , multiple family - apartments East R-1 - Single family residential West C-36 - General commercial uses Existing site characteristics The project site is a 160 acre private golf course and country club, located at 88 "L" Street between Third Avenue and Hilltop Drive. The present clubhouse located in the northwest corner of the site has approximately 23,000 square feet of space and is serviced by a 148 space parking lost adjacent to "L" Street. The present facility is surrounded by approximately 123 fully mature eucalyptus, pepper and scrub trees which line the northern edge of the golf course. The clubhouse was designed in 1921 by one of the region' s most prominent architects, Richard S. Requa. Famous in Southern California architectural history for the development of his "Southern California" style and several significant architectural and planning projects, Requa chose the Mission Revival style, popular during the 1920' s, for the clubhouse. The one-story building has a stucco exterior, a flat roof with parapets, extensive red tile trim and a simulated bell tower. When completed in 1921 , it presented an expression of Requa' s work as influenced by his years of architectural association with Irving Gill . Although the clubhouse has been modified and expanded over the years, the Resource Conservation Commission has recommended to the City Council that the clubhouse be designated as a historical site. That recommendation, however, does not place any restrictions over the ability of the applicant to make any modifications, alterations, or to demolish the structure. Proposed use The applicant proposes to demolish the existing structure and construct a new clubhouse at the same location. The proposed clubhouse would be a Page 4, Item 15b Meeting Date 3/24/87 two-story structure of approximately 36,140 sq. ft. stepped into the slope of the property in order to present a one-story appearance when viewed from "L" Street. The existing parking lot would be expanded to accommodate 197 parking spaces, an increase in 50 spaces over what is now presently available. Although the square footage of the new structure represents a significant increase over the present facility, the applicant has stated that use of the proposed building remains in conformance with existing activity, and that the intensity of the use will not increase. ANALYSIS The request to demolish the present Country Club and construct a new facility has elicited a significant amount of controversy over the issue of the historical significance of the existing building. During processing of the major use permit, the department received a petition signed by 102 members of the San Diego Country Club requesting that the department and the City Council delay approval of any permit for any demolition of the San Diego Country Club until a structural survey of the existing building has been performed and submitted using the 1985 Historical Building code as a basis for analysis rather than the Uniform Building Code. Subsequent petitions have been submitted by members of the Country Club who are in opposition to demolition of the building which have been signed by approximately 225 City residents. These petitions have requested that the request to build a new club be denied in favor of retaining the existing building due to its historical significance. In response to the concerns expressed by opponents of the project, staff requested the the Country Club perform an architectural and structural survey based upon the Historical Building code to determine the feasibility of making the existing building safe in terms of the structure and fire safety. The Country Club has submitted a survey performed by Bokal Kelley-Markham architects which determined that the clubhouse could be made safe at a cost of approximately $100,000. That figure, however, does not include expansion of the existing facility or remodeling. The Country Club has stated that not withstanding the issue of building safety, the size and design of the present clubhouse is inadequate for their needs, and the location of the building makes significant expansion infeasible. The original structure was designed to accommodate 125 persons while the Club' s membership today totals 415, with 70 additional social memberships. The present facility could not be expanded without encroaching into the surrounding golf course, or without bringing the building into closer proximity to "L" Street. Page 5, Item 15b Meeting Date 3/24/87 Staff is of the opinion that the proposed demolition and reconstruction of the clubhouse represents no major change in the existing land use and could be appropriately accommodated at that location subject to conditions outlined by the Engineering Department, Fire Department, City Landscape Architect, and the Design Review Committee in order to bring the site and proposed project into compliance with City standards. It should be noted, however, that the major use permit application proposes to construct the new facility to serve the needs of existing membership only. In this respect, although the building size has expanded there are not anticipated increases in traffic generation or parking demand. Any significant increase in the membership of the Club will require modification of the major use permit, and the issue of increased traffic, parking, and potential land use conflicts with surrounding residences would need to be addressed at that time. Condition G limits the membership accordingly to 485 members total. Staff is also of the opinion that the existing building has historical interest to the residents of the City of Chula Vista. Rather than demolish the existing building, the applicant should explore the possibility of relocating the existing structure to another site or incorporating the north facade or portions thereof into the new clubhouse design. The building could be stored on Country Club property on an interim basi s pending location to a new site to accommodate another use. These are suggestions by staff and not conditions of approval . With respect to the conditions of approval outlined in the Recommendation Section of this report, conditions A, B, E, and F, address engineering and fire safety requirements needed to bring the proposed project into conformance with City standards. Condition C, that the project submitted for review by the Design Review Committee, is a condition that reflects the general requirement within Montgomery that all projects subject to major use permits undergo Design Review and approval prior to construction. Condition D, which requires the applicant to submit a landscape plan for review and approval by the City Landscape Architect serves to address the issue of the loss of several mature trees on site. The landscape plan should compensate for the tree loss and buffer the parking area from the adjacent street. The Montgomery Planning Committee, at its meeting of February 18, 1987, expressed concerns about traffic safety along "L" Street with respect to right hand turning movements to the site. It was pointed out that the approach to the club from the west is dark, the slope and curve of the property make visibility difficult, and the turning radius into the club is difficult to maneuver. The Committee voted to recommend that the City Engineer again review access to the site to determine what measures should be taken by the applicant to improve the present situation. Page 6, Item 15b Meeting Date 3/24/87 The Engineering Department has been advised of this concern and is reviewing the project at this time. FINDINGS 1. That the proposed use at the location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. The Country Club is a use which has existed at that location for 66 years, and serves as a recreational asset to the community at large. Expansion of the facility will enhance that asset. 2. That such use will not under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. Since the proposed project does not involve expansion of membership, there are no anticipated traffic or parking impacts which would be detrimental to the health, safety or general welfare of persons residing in the vicinity. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. Upon approval of a major use permit the proposed project complies with Chapter 19.70 of the Chula Vista Municipal Code. 4. That the granting of this conditional use permit will not adversely affect the general plan of the City or the adopted plan of any government agency. The proposed project is in compliance with the Chula Vista General Plan. FISCAL IMPACT: None. WPC 3684P Y the City Council of Chula Vista, California Dated COUNCIL AGENDA STATEMENT Item 15b Meeting Date 3/24/87 ITEM TITLE: Public Hearing: Consideration of major use permit PCC-87-5M; request to demolish an existing clubhouse and build a new facility at 88 "L" Street - San Diego Country Club 1 . Resolution/,2, V' Certifying EIR 86-2, San Diego Country Club Clubhouse Environmental Impact Report 2. Resolution To approve the request PCC 87-5M to construct a new building for use as a country club subject to eight conditions 3. Resolution Adopting CEQA Findings on the proposed demolition of the existing clubhouse and construction of a new facility, and Statement of Overriding Considerations on the County Club project SUBMITTED BY: Planning Director REVIEWED BY: City Manager il( " (4/5ths Vote: Yes No X ) The applicant, the San Diego Country Club is requesting a major use permit to demolish the existing 23,000 sq. ft. clubhouse and construct a new facility with a proposed gross floor area of 36,140 sq. ft. The clubhouse and surrounding golf course are zone S-90, a holding area zone which requires a major use permit for operation of a golf course and country club. The golf course and country club have been in existence at that location since 1921 . RECOMMENDATION: 1 . Certify EIR 86-2 on the proposed Country Club project, as outlined in the report previously presented. 2. Based on findings contained in the Findings Section of this report, adopt a motion to approve the request, PCC-87-5M, to construct a new building for use as a Country Club subject to the following conditions: a. The site plan submitted by the applicant shall be revised to show: 1 . Adequate turn around for fire vehicles subject to approval by the City Fire Marshal , and Page 2, Item 15b Meeting Date 3/24/87 2. An approved apparatus access roadway extended to within 150 feet of all portions of the exterior walls of the first story of the building. b. The applicant shall provide two fire hydrants to serve the project, the exact location and type to be determined by the Fire Marshal . c. The proposed project shall be submitted for review and approval by the Design Review Committee prior to issuance of building permits. d. The applicant shall submit a landscape plan to show mitigation of the loss of mature trees on site, subject to review and approval by the City Landscape Architect. e. An additional two feet of dedication is required for "L" Street along the full length of the sites northern boundary. f. Two 250 watt HPSV street lights are required on "L" Street, the location to be approved by the City Traffic Engineer. g. The major use permit allows a maximum of 485 members for the facility at this location. h. Traffic safety issues relating to right hand turn movements from eastbound "L" Street to the clubhouse shall be addressed to the satisfaction of the City Engineer. 3. Adopt Candidate CEQA Findings for EIR 86-2, and adopt a statement of overriding circumstances on the proposed Country Club Project, as outlined in the report previously presented. BOARDS/COMMISSIONS RECOMMENDATION: 1 . The original environmental analysis of this project determined that there would be a significant impact due to historical and cultural resources and an Environmental Impact Report (EIR) was prepared. When the Planning Commission considered the final EIR for this project they determined that because of the modifications to the structure noted previously there would be no significant impact and that a Negative Declaration should be prepared. The City Attorney' s office, after reviewing the record, recommended that the final EIR be certified by the Planning Commission rather than adoption of a negative declaration. The Planning Commission, after reviewing the opinion, determined that their original position in support of a negative declaration is still valid, and directed staff to continue to prepare that document. The negative declaration was adopted by the Commission and the project was approved on February 25, 1987. Page 3, Item 15b Meeting Date 3/24/8/ 2. The Montgomery Planning Committee, at its meeting of February 18, 1987, found that the project has no significant environmental effects and recommended adoption of a negative declaration. They also voted to recommend approval of the proposed project with inclusion of an additional condition that access to the Club be reviewed by the City Engineer to address the issue of the safety of right-hand turn movements from "L" Street to the site. That condition has been incorporated into the recommendation section of this report as condition H. DISCUSSION: Adjacent zoning and land use North R-1 - Single family residential South R-1 , RU-29 - Single family residential , multiple family - apartments East R-1 - Single family residential West C-36 - General commercial uses Existing site characteristics The project site is a 160 acre private golf course and country club, located at 88 "L" Street between Third Avenue and Hilltop Drive. The present clubhouse located in the northwest corner of the site has approximately 23,000 square feet of space and is serviced by a 148 space parking lost adjacent to "L" Street. The present facility is surrounded by approximately 123 fully mature eucalyptus, pepper and scrub trees which line the northern edge of the golf course. The clubhouse was designed in 1921 by one of the region' s most prominent architects, Richard S. Requa. Famous in Southern California architectural history for the development of his "Southern California" style and several significant architectural and planning projects, Requa chose the Mission Revival style, popular during the 1920' s, for the clubhouse. The one-story building has a stucco exterior, a flat roof with parapets, extensive red tile trim and a simulated bell tower. When completed in 1921 , it presented an expression of Requa' s work as influenced by his years of architectural association with Irving Gill . Although the clubhouse has been modified and expanded over the years, the Resource Conservation Commission has recommended to the City Council that the clubhouse be designated as a historical site. That recommendation, however, does not place any restrictions over the ability of the applicant to make any modifications, alterations, or to demolish the structure. Proposed use The applicant proposes to demolish the existing structure and construct a new clubhouse at the same location. The proposed clubhouse would be a Page 4, Item 15b Meeting Date 3/24/87 two-story structure of approximately 36,140 sq. ft. stepped into the slope of the property in order to present a one-story appearance when viewed from "L" Street. The existing parking lot would be expanded to accommodate 197 parking spaces, an increase in 50 spaces over what is now presently available. Although the square footage of the new structure represents a significant increase over the present facility, the applicant has stated that use of the proposed building remains in conformance with existing activity, and that the intensity of the use will not increase. ANALYSIS The request to demolish the present Country Club and construct a new facility has elicited a significant amount of controversy over the issue of the historical significance of the existing building. During processing of the major use permit, the department received a petition signed by 102 members of the San Diego Country Club requesting that the department and the City Council delay approval of any permit for any demolition of the San Diego Country Club until a structural survey of the existing building has been performed and submitted using the 1985 Historical Building code as a basis for analysis rather than the Uniform Building Code. Subsequent petitions have been submitted by members of the Country Club who are in opposition to demolition of the building which have been signed by approximately 225 City residents. These petitions have requested that the request to build a new club be denied in favor of retaining the existing building due to its historical significance. In response to the concerns expressed by opponents of the project, staff requested the the Country Club perform an architectural and structural survey based upon the Historical Building code to determine the feasibility of making the existing building safe in terms of the structure and fire safety. The Country Club has submitted a survey performed by Bokal Kelley-Markham architects which determined that the clubhouse could be made safe at a cost of approximately $100,000. That figure, however, does not include expansion of the existing facility or remodeling. The Country Club has stated that not withstanding the issue of building safety, the size and design of the present clubhouse is inadequate for their needs, and the location of the building makes significant expansion infeasible. The original structure was designed to accommodate 125 persons while the Club' s membership today totals 415, with 70 additional social memberships. The present facility could not be expanded without encroaching into the surrounding golf course, or without bringing the building into closer proximity to "L" Street. Page 5, Item 15b Meeting Date 3/24/87 Staff is of the opinion that the proposed demolition and reconstruction of the clubhouse represents no major change in the existing land use and could be appropriately accommodated at that location subject to conditions outlined by the Engineering Department, Fire Department, City Landscape Architect, and the Design Review Committee in order to bring the site and proposed project into compliance with City standards. It should be noted, however, that the major use permit application proposes to construct the new facility to serve the needs of existing membership only. In this respect, although the building size has expanded there are not anticipated increases in traffic generation or parking demand. Any significant increase in the membership of the Club will require modification of the major use permit, and the issue of increased traffic, parking, and potential land use conflicts with surrounding residences would need to be addressed at that time. Condition G limits the membership accordingly to 485 members total . Staff is also of the opinion that the existing building has historical interest to the residents of the City of Chula Vista. Rather than demolish the existing building, the applicant should explore the possibility of relocating the existing structure to another site or incorporating the north facade or portions thereof into the new clubhouse design. The building could be stored on Country Club property on an interim basis pending location to a new site to accommodate another use. These are suggestions by staff and not conditions of approval . With respect to the conditions of approval outlined in the Recommendation Section of this report, conditions A, B, E, and F, address engineering and fire safety requirements needed to bring the proposed project into conformance with City standards. Condition C, that the project submitted for review by the Design Review Committee, is a condition that reflects the general requirement within Montgomery that all projects subject to major use permits undergo Design Review and approval prior to construction. Condition D, which requires the applicant to submit a landscape plan for review and approval by the City Landscape Architect serves to address the issue of the loss of several mature trees on site. The landscape plan should compensate for the tree loss and buffer the parking area from the adjacent street. The Montgomery Planning Committee, at its meeting of February 18, 1987, expressed concerns about traffic safety along "L" Street with respect to right hand turning movements to the site. It was pointed out that the approach to the club from the west is dark, the slope and curve of the property make visibility difficult, and the turning radius into the club is difficult to maneuver. The Committee voted to recommend that the City Engineer again review access to the site to determine what measures should be taken by the applicant to improve the present situation. Page 6, Item 15b Meeting Date 3/24/87 The Engineering Department has been advised of this concern and is reviewing the project at this time. FINDINGS 1. That the proposed use at the location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. The Country Club is a use which has existed at that location for 66 years, and serves as a recreational asset to the community at large. Expansion of the facility will enhance that asset. 2. That such use will not under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. Since the proposed project does not involve expansion of membership, there are no anticipated traffic or parking impacts which would be detrimental to the health, safety or general welfare of persons residing in the vicinity. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. Upon approval of a major use permit the proposed project complies with Chapter 19.70 of the Chula Vista Municipal Code. 4. That the granting of this conditional use permit will not adversely affect the general plan of the City or the adopted plan of any government agency. The proposed project is in compliance with the Chula Vista General Plan. FISCAL IMPACT: None. WPC 3684P y the City Council of Chula Vi ta, Ca ifornia f7 Dated 3.2