HomeMy WebLinkAboutAgenda Statement 1983/12/20 Item 4a-b COUNCIL AGENDA STATEMENT
Item 4, a b,
Meeting Date 12/20/83
ITEM TITLE: Public Hearing: Consideration of an amendment to the General
Plan and rezoning for approximately 3.5 acres adjacent to the
Chula Vista Municipal Golf Course from Parks and Public Open
Space and A-D to Visitor Commercial and C-V-P
At Resolution //I./a'Amending the General Plan for 3.5 acres
adjacent to the Chula Vista Municipal Golf Course from Parks
and Public Open Space to Visitor Commercial
,,4,; Ordinance .-mod Rezoning 3.5 acres adjacent to the Chula
Vista Municipal Golf Course from A-D (Agricultural-Design
Control) to C-V-P (Visitor Commercial-Precise Plan)
SUBMITTED BY: Director of Planning (4/5ths Vote: Yes No X )
REVIEWED BY: City Manager
The City Council, in February of this year, instructed the Planning Department
to study the potential use of the City-owned 3.5 acre site west of Jimmy's on
the Green. The Council asked the department to limit its evaluation to those
land uses which would be compatible with the adjoining golf course, and
sensitive to the area' s environmental quality. Based upon the preliminary
findings of the study, Council adopted Resolution No. 11391 authorizing public
hearings to be held on a proposed General Plan amendment and rezoning for the
property.
RECOMMENDATION: Concur with the Planning Commission recommendation.
BOARDS/COMMISSIONS RECOMMENDATION: At its meeting of November 30, 1983, the
Planning Commission, in accordance with Resolution Numbers GPA-83-4 and
PCZ-84-A, recommended that the City Council :
1 . Recertify EIR-79-9 with Addendum A.
2. Approve and adopt the proposal for a General Plan amendment and rezoning
for the subject 3.5-acre property from Parks and Public Open Space and A-D
to Visitor Commercial and C-V-P.
ENVIRONMENTAL REVIEW
The Environmental Review Coordinator has conducted a review of EIR-79-9 which
was prepared in conjunction with a 1979 General Plan hearing on this property
and has found that no additional significant environmental impacts
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Meeting Date 12/20/83
will result from project implementation and that the impacts discussed within
the EIR will not change significantly. Addendum A to EIR-79-9 reflects the
results of an updated traffic analysis which found that the project would have
a measurable but non-significant impact on the current level of service at two
adjacent intersections. It is appropriate, therefore, to review and recertify
EIR-79-9 with Addendum A, attached hereto as Exhibit C, as adequately
addressing the environmental impacts associated with the present proposal .
ANALYSIS
1 . Existing land use and zoning.
The property is vacant and zoned A-D (agricultural-design review required) .
2. Adjacent General Plan designations (see Exhibit A)
North - Parks and Public Open Space
South - Retail Commercial
East - Parks and Public Open Space
West - High Density Residential
3. Adjacent land use and zoning (see Exhibit B) .
North - A-D Municipal Golf Course
South - C-C-D Shopping Center
East - A-D Municipal Golf Course and
Jimmy's on the Green Restaurant
West - R-3-G-D Apartments
4. Development for park use under the existing designation and zoning.
The arguments in favor of developing the property for park use are that
the open space character of the site could be a "window" to the golf
course, and that there are presently no parks on the south side of the
Sweetwater Valley. On the other hand, the site is not well suited for
neighborhood park purposes inasmuch as it is located on a heavily
travelled major road and is not centrally located with reference to the
neighborhood it would serve. Park users would tend to spill over onto and
conflict with golf course operations. Rohr Park, the Allen School
Playground and the County's Sweetwater Regional Park, both existing and
proposed, provide ample public park and recreation facilities in this area.
5. Alternative Uses.
The subject 3.5 acre property has 400 feet of frontage on Bonita Road and
is located between Jimmy' s on the Green Restaurant and the Vista Bonita
apartments. It is across the street from the westerly portion of the
Bonita Centre and backs up to the Chula Vista Municipal Golf Course. By
virtue of this location, the site is suitable for either multiple family
residential or commercial use, both of which are discussed below.
X-1/Vfl.
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Meeting Date 127207 83
a. Commercial Use - The options available under the commercial use
category include retail, professional and administrative, and
visitor. Since the Bonita area has ample retail , professional , and
administrative facilities, and since such uses would generally not
complement the golf course, we eliminated these options from further
consideration.
The visitor commercial designation, on the other hand, would allow
uses such as restaurants, theaters, motels, commercial recreation
facilities and related uses which are generally not now in abundance
in the Bonita area and which could conceivably serve area residents
as well as the tourist or the traveler. The recreational aspect of
such uses would also complement golf course operations, perhaps most
notably in the case of a destination-oriented motel .
It should also be noted that there has been interest expressed in
developing the site into a motel/commercial recreation complex
involving 80 guest rooms, and including racketball courts, tennis
courts, swimming pool, and gymnasium facilities for use by the
general public as well as by guests of the motel . According to the
party expressing this interest, a national motel chain has rated the
site favorably.
The arguments against visitor commercial use, however, include some
reservations as to the market demand for a destination-oriented motel
in this area with essentially only the golf course for support, or
the desirability of creating another restaurant site directly
adjacent to Jimmy's on the Green. Additionally, visitor-recreation
serving facilities and the level of activity they often generate may
result in land use friction with the adjacent apartment dwellers to
the west. The nature of the use and its relationship to surrounding
properties, however, could be closely controlled if the City chose to
market the parcel via a ground lease. In this eventuality, the City
would issue a Request for Proposals (RFP) to several potential
developers and choose the proposal which is deemed most suitable in
terms of land use, site layout and design, and financial return to
the City.
b. Multiple family use. Developing the parcel for high density
residential use of approximately 20 dwelling units per acre
would represent a logical extension of the development pattern
already established on the north side of Bonita Road directly to
the west of the site, and would not present the same potential
for land use conflict as would a visitor commercial-recreation
use. Luxury apartments or condominiums, however, would be
compatible with, but not necessarily supportive of the golf
course.
6. Expansion of Golf Course/Restaurant Parking
Since the expansion and improvement of the restaurant facilities at the
golf course, there are frequent times during the week when the available
parking is insufficient to meet the demands of both golfers and diners.
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Page 4, Item 4 a b
Meeting Date 12/20/83
This problem is further aggravated by the fact that the parking lot is
also used regularly by joggers using the golf course running trail.
Therefore, any discussion of potential uses for the property in question
should address the issue of additional parking for the adjacent golf
course/restaurant.
According to accepted parking standards, the Chula Vista Municipal Golf
Course in combination with Jimmy's on the Green restaurant should be
served by approximately 268 parking spaces, or 47 more than the 221 spaces
that currently exist to serve both uses. Increasing the total additional
need to approximately 60 spaces to account for the joggers would require
approximately one-half acre of land, or perhaps less if a shared-use
parking scheme could be arranged in conjunction with the development of
the remainder of the 3.5 acre parcel .
The use of a portion of the parcel for expansion of public parking would
be permissible under any of the land use designations discussed above.
7. Conclusion
All things considered, the Visitor Commercial designation and C-V-P zoning
offer the greatest opportunity to introduce facilities onto the site which
would complement and support golf course operations and which may now be
lacking in the Bonita area. If a decision is made to expand parking for
the golf course/restaurant, the Visitor Commercial alternative also offers
the greatest opportunity to do so in an imaginative and economic manner.
Staff has also included in their recommendation that the "P" Modifying
District be appended to the underlying C-V zoning in order to insure that
development is closely coordinated with and complements adjacent uses. If
the Visitor Commercial option is chosen, however, we would recommend that
consideration be given to a ground lease rather than an outright sale of
the property in order to control the nature of the use and the form of
development to the maximum degree.
FISCAL IMPACT:
In consultations with two prominent local developers and the City's Landscape
Architect, we obtained the following "ball park" estimates of the cost/value
of the 3.5 acre parcel under the alternatives discussed above:
1 . Park Use.*
Cost of development: $35,000 - $122,000
Cost of maintenance: $24,000 - $28,000/year
2. Visitor Commercial Use.**
Market Value: $1,680,000 - $2,130,000
Ground Lease: $134,000 - $213,000/year
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Meeting Date 12/20/83
3. Multiple Family Residential.***
Market Value: $1 ,260,000 - $1,400,000
4. Parking Lot Expansion. ****
Cost of development: $60,000
* Development $10,000-$35,000/acre depending on design and facilities
offered; maintenance $7,000-$8,000/acre/year.
** Market value $11-$14 sq. ft.; ground lease 8-10% of value per year.
*** 20 du/ac @ $18,000 - $20,000/unit.
**** Approximately one-half acre, or 60 spaces, @ $2.50 sq. ft.
Note: Allotting one-half acre for expansion of golf course/restaurant parking
would reduce figures under alternatives 1, 2, and 3 accordingly.
SG:nr
WPC 0630P
mac 7/A eet
by the City Council of
Chula Vista, California
Dated 42- -vZ° d 3