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HomeMy WebLinkAboutAgenda Statement 1984/01/03 Item 13 COUNCIL AGENDA STATEMENT /3 Item4 ,a_ 8.7 Meeting Date 44 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 ct, Resolution #9(3r-2-/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 Ordinance cL�..i % Rezoning 3.5 acres adjacent to the Chula Vista Municipal Golf Course from A-D (Agricultural-Design Control) to C-V-P (Visitor Commigyfiecisellan)D � PAID BY: Director of Planning (4/5ths ttVotte:: 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 /3 Page 2, Item 4 , a , b , Meeting Dat ar712-4Mir /-3 �SY1L 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. D t7' • �3 Page 3, Item A , a ,b , Meeting Dated 1- 3 ' 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. Page 4, Meeting Date-7T7'12;783 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 • /3 Page 5, Item 4, a ,b Meeting Date3 i—3-tom 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 by the City C. a evil cf Chula Vista, Caiiiornia ti t- , Dated / ` ,91° Dated RESOLUTION NO. PCZ-84-A RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING TO THE CITY COUNCIL THE REZONING OF 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) WHEREAS, the City Council instructed the Planning Department to study the potential use of the City-owned 3.5-acre site west of the Chula Vista Municipal Golf Course, and WHEREAS, based upon the preliminary findings of said study the Council authorized public hearings to be held on a proposed general plan amendment and rezoning for the property in question, and WHEREAS, the Planning Commission set the time and place for the hearing on said amendment and rezoning and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the City and by its mailing to property owners within 300 feet of the exterior boundaries of the property at least ten days prior to the hearing, and WHEREAS, the hearing was held at the time and place as advertised; namely, 7:00 p.m. , October 26, 1983, and 7:00 p.m., November 30, 1983, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed; and 1HEREAS, the Commission recertified EIR-79-9 with Addendum A as adequately acuressing the environmental impacts associated with the present proposal. NOW, THEREFORE, BE IT RESOLVED THAT from the facts presented to the Planning Commission, the Commission finds that public necessity, convenience, general welfare, and good planning practice require the rezoning of 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) as shown on the attached Exhibit B. BE IT FURTHER RESOLVED THAT the Planning Commission recommends to the City Council that said rezoning be adopted and that a copy of this resolution be transmitted to the City Council. PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 30th day of November, 1983, by the following vote, to wit: AYES: Commissioners O'Neill , Shipe, Pressutti, Green, Guiles NOES: Commissioner Cannon ABSENT: Commissioner Johnson , idt, 6d.P Jo n W. O'Neill, Chairman F 3T: -� , 4Crz Ruth M. 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ALLEN 1/ Land*Use and Zoning II 1 C / From Parks a Public Open Space" V, 'J♦ f' '�� RED' , E - and "A-D�to'�Visitor Commercial" t� ` .' ,, �• °C-V-P a for approx. 3.5 acres • -- ! y rte- . - < ."X f//B/T C December 13, 1983 To: Members of the City Council Via: John Goss, City Manager From: Bud Gray, Director of Planning Subject: Adequacy of EIR-79-9 for Proposed General Plan Amendment and Rezoning The Environmental Review Section of the Planning Department has conducted a review of EIR-79-9 (Golf Course Property) to determine whether this document was still valid regarding a proposed General Plan amendment and rezoning for approximately 3 acres of property west of the existing Chula Vista Community Golf Course Clubhouse. The EIR was prepared and finalized in 1979 and discussed a General Plan amendment and rezoning of the property. The City now proposes to pursue these actions and must analyze the informational document to determine whether any added significant environmental impacts could result from the project at this time. An analysis of impacts to traffic circulation was conducted by the City's Traffic Engineer utilizing current available data. Attached with Exhibit C is an update of Section 3.13 "Transportation and Access" (Addendum A to EIR-79-9) contained within EIR-79-9. The conclusion of this Addendum is that the project will not, by itself, have a significant affect on transportation and that impacts resulting from the project will not need mitigation. DR:DB:nr WPC 0544P c,!)4 32 . 3. 13 . 3 MITIGATION THE TRAFFIC GENERATED BY THE PROJECT WILL NOT SIGNIFICANTLY DEGRADE THE CURRENT LEVELS OF SERVICE_ EA;B?- THEREFORE, THE IMPACTS RESULTING FROM THE PROJECT WILL NOT NEED MITIGATION. 3. 13 . 4 ANALYSIS OF SIGNIFICANCE USING THE VISITOR COMMERCIAL CENTER AS THE "WORST CASE" CONDITION, THE PROJECT WILL GENERATE APPROXIMATELY 1330 TRIPS PER DAY. AT THIS TIME THE STREET SYSTEM CAN ACCOMMODATE THE ADDITIONAL TRAFFIC PRODUCED BY THE PROPOSED PROJECT WITHOUT SIGNIFICANTLY LOWERING THE LEVEL OF SERVICE . ALTHOUGH THE ADDITIONAL TRAFFIC WILL NOT OVERLOAD THE CIRCULATION SYSTEM, THE FOLLOWING PRGB6EP4S GENERATED BY THE PROdEGT RESdLT- can be anticipated as a result of the project: 1 . Incremental INCREASE IN ACCIDENT POTENTIAL ON BONITA ROAD. 2 . Incremental INCREASE IN DELAY TO VEHICLES ENTERING BONITA ROAD FROM DRIVEWAYS AND FROM ALLEN SCHOOL RD . THESE PROBLEMS WHICH WILL RESULT DUE TO THE INCREASE OF TRAFFIC GENERATED BY THE PROJECT AREA ARE SMALL. EXAMINING THE ISSUES PREVIOUSLY MENTIONED, THE PROJECT, by itself, WILL HAVE AN INSIGNIFICANT EFFECT ON TRAFFIC IN THE AREA. However, it should be noted that the cumulative effect of increased traffic generated by this project along with other future large scale projects may have significant traffic impacts. DELETION Addendum 0 ti ADDENDUM A 30. • 3. 13 TRANSPORTATION AND ACCESS • 3. 13 . 1 PROJECT SETTING ACCESS TO THE PROJECT SITE WILL BE PROVIDED BY BONITA ROAD, A FOUR LANE EAST-WEST ARTERIAL STREET CONNECTING WITH I-815, CHULA VISTA TO THE WEST, AND SR 54 AND SPRING VALLEY TO THE EAST. BONITA ROAD CONTAINS FOUR LANES FOR TRAFFIC, AND A 2-WAY LEFT TURN LANE . THE NEAREST SIGNALIZED INTERSECTIONS ARE AT OTAY LAKES ROAD (650 FT. EAST) AND WILLOW STREET (2500 FT. WEST). BUS SERVICE IS PROVIDED BY CHULA VISTA TRANSIT, ROUTE 5 WHICH RUNS HOURLY FROM 6`A.M. TO 10 P.M. MONDAY-SATURDAY. ROUTE 5 SERVICE IS EXTENDED FROM THE CHULA VISTA SHOPPING CENTER (WEST) TO SOUTHWESTERN COLLEGE (EAST) . THE FOLLOWING TABLE SHOWS THE MOST RECENT TRAFFIC COUNTS ON THE EXISTING CIRCULATION SYSTEM. ADT(1) (DATE) BONITA ROAD; WEST OF WILLOW ST. 23900 48620 40748 11/81 EAST OF WILLOW ST. 31900 1891+0 5748 10/82 WEST OF OTAY LAKES RD. 26300 80800 9748 10/82 EAST OF OTAY LAKES RD. 19900 15640 3748 10/82 WILLOW STREET; NORTH OF BONITA ROAD 9500 9800 5749 10/82 OTAY LAKES ROAD; SOUTH OF BONITA ROAD 17900 45990 59 5/82 3. 13 . 2 POTENTIAL IMPACTS THE PROJECT' S TRIP GENERATION, DISTRIBUTION AND IMPACT ON THE CIRCULATION SYSTEM WILL BE CONSIDERED UNDER THE TWO ALTERNATIVE DEVELOPMENT SCHEMES : ALT. 1 - 52 CONDOMINIUMS 52 DU. X 8 TRIPS/DU/DAY - 416 TRIPS/DAY ALT. 2 - RESTAURANT - 6000 SQ. FT. W/150 SEATS MOTEL 100 ROOMS RESTAURANT - 55 TRIPS/ 1000 SQ . FT. /DAY X 6000 SQ. FT . = 330 TRIPS/DAY MOTEL - 10 TRIPS/ROOM/DAY X 100 ROOMS - 1000 TRIPS/DAY TOTAL 1330 TRIPS/DAY (1) TWO WAY, 24 HOUR AVERAGE TRAFFIC VOLUMES C) DELETION Addendum 31 . FOR THE PURPOSE OF THIS STUDY, THE PEAK HOUR TRAFFIC FROM ALT. 2 WAS USED TO DETERMINE THE IMPACT ON THE CIRCULATION SYSTEM. IT IS ASSUMED THAT IF THE STREET SYSTEM COULD ACCOMMODATE THIS "WORST CASE" CONDITION, THEN LESSER TRAFFIC VOLUMES WOULD NOT CREATE CIRCULATION PROBLEMS. INTERSECTIONS ARE THE CONSTRAINT ON HOW MUCH TRAFFIC A CIRCULATION SYSTEM CAN ACCOMMODATE. THEREFORE, PROJECT GENERATED TRAFFIC WAS ADDED TO THE EXISTING TRAFFIC AT THE NEARBY SIGNALIZED INTERSECTIONS TO DETERMINE THE AMOUNT OF CAPACITY BEING UTILIZED. THE ANALYSIS METHOD USED IS "INTERSECTION CAPACITY UTILIZATION" (ICU) WHICH IS A TECHNIQUE FOR ESTIMATING THE OVERALL LEVEL OF SERVICE AT AN INTERSECTION. BASED ON TRAFFIC VOLUMES AND INTERSECTION GEOMETRICS, THIS TECHNIQUE SHOWS THE LEVEL OF SERVICE AT WHICH THE INTERSECTION IS OPERATING . THE FOLLOWING TABLE COMPARES THE LEVEL OF SERVICE TO ICU VALUES . LEVEL OF ICU SERVICE DESCRIPTION 0. 74 & BELOW A, B CONDITION OF FREE FLOW 0. 75 - 0. 84 C CONDITION OF STABLE FLOW .085 - 0. 94 D CONDITION APPROACHING UNSTABLE FLOW 0. 95 - 1 . 04 E UNSTABLE FLOW; VOLUMES NEAR OR AT CAPACITY 1 . 05 8 UP F FORCED FLOW; STOPPAGES MAY OCCUR FOR LONG PERIODS OF TIME. THE ANALYSIS ASSUMES THAT 2/3 OF THE TRAFFIC IS COMING INBOUND AND 1/3 BEING OUTBOUND FROM THE PROJECT DURING THE PEAK HOUR. THE FOLLOWING TABLE SHOWS ICU VALUES FOR THE INTERSECTION OF BONITA ROAD/WILLOW ST. AND BONITA RD. OTAY LAKES RD . WITH EXISTING TRAFFIC VOLUMES AND WITH PROJECT GENERATED VOLUMES . INCLUDING PROJECT EXISTING GENERATED TRAFFIC INTERSECTION (PEAK HOUR) (PEAK HOUR) BONITA RD. /WILLOW ST. .73 . 0-E24 . 4 . 77 BONITA RD. /OTAY LAKES RD . .69 . 64-E34 . 66 .71 (24 •ING Y9E5 KAISER P4EBTGA6 FAETLTTY (34 TN64Y9ES PRAPASEA BEVE6APP4ENT AN SAYTHEAST GARNER AND FREE RTG 4 TYRN LANE FAR EAST BAHNB TRAFFI.G THE TABLE SHOWS THAT EVEN WITH THE ADDITIONAL TRAFFIC ©' GENERATED BY THE PROJECT, THE TWO INTERSECTIONS AT WORST WILL BE OPERATING AT LEVEL OF SERVICE A-B . B-C. DELETION Addenthm • C ,Y /" 5. 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 (GPA-83-4 AND PCZ-84-A) Director of Planning Gray stated that this item was continued from the Planning Commission meeting of October 26, 1983, in order to allow review and input from the Sweetwater Community Planning Group. At the direction of Council, the Planning Department has evaluated the potential use of the City-owned 3.5 acre site west of Jimmy's on the Green and is of the opinion that Visitor Commercial would be the most beneficial land use. The site is not well suited for neighborhood park purposes inasmuch as it is located on a heavily traveled major road and is not centrally located with reference to the neighborhood it would serve. However, the site is suitable for either multiple-family residential or commercial use. The visitor commercial a designation would allow uses such as restaurants, theatres, motels, commercial recreation facilities and related uses not generally found in Bonita. Luxury apartments or condominiums would also be compatible with the neighboring golf course. A further consideration would be the extension of the parking area for Jimmy's •on the Green restaurant which, at times, suffers from insufficient parking availability. Staff has also included in their recommendation, that the "P" Modifying District be appended to the underlying C-V zoning in order to ensure that development is closely coordinated with and complements adjacent uses. Commissioner O'Neill asked about the possibility of the new Pro Shop being flooded as it is on the same level as the basement of the Golf Course clubhouse. He was informed by Senior Civil Engineer Daoust that the original study was made in 1970 and additional work was taken place in the surrounding area changing and minimizing any flood damage that might be caused by a 100-year storm. This being the time and the place as advertised, Commissioner O'Neill reopened the public hearing. Lee Plummer, 2940 Sylvia Street, Bonita, 92002, representing the Sweetwater Community Planning Group, thanked the Commission for deferring the hearing so the organization might evaluate the project. He stated the Group would like the area kept open; is opposed to visitor commercial designation because more _ t6ci Planning Commission - 7 - November 30, 1983 people in the area would impair the rural flavor of the area; and a hotel/motel would be considerably higher than any other building in the area. The Group would prefer additional residential development with less density in the area to the west to facilitate hiking and riding trails; and is in favor of expanding the parking lot at Jimmy's on the Green. Other ideas proposed for consideration were community playhouses, tennis courts, miniature golf course, and leasing to groups like the=Girl Scouts and Boy Scouts: Carol Freno, 3703 Alta Loma Drive, Bonita, 92002, representing the Sweetwater Valley Civic Association reported the organization had reviewed the staff -- report and was concerned over the traffic situation. The Association, .last _ September, requested a moratorium on Bonita Road until a traffic study was taken but has had no response to the request. Director Gray informed the Commission that the request for a moratorium was referred by the Council to the Engineering Department and completion of the resultant study is anticipated by the end of December. John K. Riess, 3579 Lomacitas Lane, Bonita, CA 92002, Vice Chairman of the Sweetwater Community Planning Group, spoke of the traffic problem on Bonita Road. He asked if after all the work to which the Traffic Engineer referred was completed, the level of service on Bonita Road would still be "E" or if there was hope for improvement. Traffic Engineer Glass replied to the Commission that new traffic counts were taken in the entire eastern area, not just Bonita Road, and a study is being made, but he has nothing really definitive to offer until next week. No one else wishing to speak, the public hearing was declared closed. e.:..2L..-t..._- MSC (Shipe/Green) to recertify EIR-79-9 with Addendum A. Commissioner n voted "no" . MSC (Shipe/Green) to recommend to the City Council that GPA-33-4 and PCZ-84-A be approved and that the General Plan designation and zone district of the subject property be changed from Parks and Public Open Space and A-D to Visitor Commercial and C-V-P. Commissioner Cannon voted "no". Commissioner Cannon stated that there is a great difference between agricultural open space park lands and a proposed visitor commercial designation. He called the Commission' s attention to the vote on a much smaller parcel of land at the Bayfront entrance to the "J" Street property. That was voted down after serious discussion about changing property from park lands to, in that case, industrial. He stated that there would be a tremendous impact on the Bonita Road traffic situation and the entire Bonita area by adding a visitor commerical designation that would permit the addition f? of a hotel/motel use. Such a land use would result in significant economic impacts for the City, but is not an appropriate use. Therefore, he voted "no". Commissioner Green declared that the area is not being used as a park today and it is problematical that it would be so used in the future, however, he has no fear of an eight-story structure in the area, so he voted "yes." The meeting was recessed at 8:53 p.m. for five minutes. The meeting reconvened at 9:00 p.m. f 2. 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 (GPA-83-4 AND PCZ-84-A) Director of Planning Gray informed the Commission that in February, City Council instructed the Planning Department to study the potential use of the City-owned 3.5 acre site west of Jimmy's on the Green for land uses compatible with the adjoining golf course and sensitive to the area' s environmental quality. The suggested uses include developing the area for park use, visitor commercial use, multiple family residential, and expansion of the parking lot at Jimmy' s on the Green. Director Gray reviewed some of the pros and cons outlined in the report and stated that staff is recommending recertification of the EIR and amendment of the General Plan designation and zone district from Parks and Public Open Space and A-D to Visitor Commercial V-C designation plus the addition of the "P" modifier which would require Design Review Committee approval. Chairman Johnson stated that a request for a continuance had been received and called on Ms. Gretchen Burkey. Gretchen Burkey, P.O. Box 321, Bonita, CA 92002, representing the Sweetwater Community Planning Association, requested that the Planning Comm ssion continue this item until after the meeting of their organization on November 8, 1983, in order that the Association might review the item and submit their findings to the Commission as they have been requested to do by the Council. MSUC (Pressutti/Shipe) that this item be continued to the meeting of November 30, 1983 in order that the Planning Commission may have the benefit of input from the Sweetwater Community Planning Association. Commissioner O'Neill stated that he would like the issue of landfill required in this area to raise the land above the 100-year flood level and its effect on upstream elevations addressed by staff before the item is considered by the Commission. Y ‘7 .CX#/3/T C December 13, 1983 To: Members of the City Council Via: John Goss, City Manager From: Bud Gray, Director of Planning Subject: Adequacy of EIR-79-9 for Proposed General Plan Amendment and Rezoning The Environmental Review Section of the Planning Department has conducted a review of EIR-79-9 (Golf Course Property) to determine whether this document was still valid regarding a proposed General Plan amendment and rezoning for approximately 3 acres of property west of the existing Chula Vista Community Golf Course Clubhouse. The EIR was prepared and finalized in 1979 and discussed a General Plan amendment and rezoning of the property. The City now proposes to pursue these actions and must analyze the informational document to determine whether any added significant environmental impacts could result from the project at this time. An analysis of impacts to traffic circulation was conducted by the City's Traffic Engineer utilizing current available data. Attached with Exhibit C is an update of Section 3.13 "Transportation and Access" (Addendum A to EIR-79-9) contained within EIR-79-9. The conclusion of this Addendum is that the project will not, by itself, have a significant affect on transportation and that impacts resulting from the project will not need mitigation. DR:DB:nr WPC 0544P „o, r, ADDENDUM A 30 , 3. 13 TRANSPORTATION AND ACCESS 3. 13 . 1 PROJECT SETTING ACCESS TO THE PROJECT SITE WILL BE PROVIDED BY BONITA ROAD, A FOUR LANE EAST-WEST ARTERIAL STREET CONNECTING WITH I-805, CHULA VISTA TO THE WEST, AND SR 54 AND SPRING VALLEY TO THE EAST. BONITA ROAD CONTAINS FOUR LANES FOR TRAFFIC, AND A 2-WAY LEFT TURN LANE. THE NEAREST SIGNALIZED INTERSECTIONS ARE AT OTAY LAKES ROAD (650 FT. EAST) AND WILLOW STREET (2500 FT. WEST). BUS SERVICE IS PROVIDED BY CHULA VISTA TRANSIT, ROUTE 5 WHICH RUNS HOURLY FROM 6'A.M. TO 10 P.M. MONDAY-SATURDAY. ROUTE 5 SERVICE IS EXTENDED FROM THE CHULA VISTA SHOPPING CENTER (WEST) TO SOUTHWESTERN COLLEGE (EAST) . THE FOLLOWING TABLE SHOWS THE MOST RECENT TRAFFIC COUNTS ON THE EXISTING CIRCULATION SYSTEM. ADT(1) (DATE) BONITA ROAD; WEST OF WILLOW ST. 23900 48620 40748 11/81 EAST OF WILLOW ST. 31900 48940 54;8 10/82 WEST OF OTAY LAKES RD. 26300 20800 94*8 10/82 EAST OF OTAY LAKES RD. 19900 1564¢ 3748 10/82 WILLOW STREET; NORTH OF BONITA ROAD 9500 9800 5749 10/82 OTAY LAKES ROAD; SOUTH OF BONITA ROAD 17900 45990 52179 5/82 3. 13 . 2 POTENTIAL IMPACTS THE PROJECT ' S TRIP GENERATION, DISTRIBUTION AND IMPACT ON THE CIRCULATION SYSTEM WILL BE CONSIDERED UNDER THE TWO ALTERNATIVE DEVELOPMENT SCHEMES : ALT. 1 - 52 CONDOMINIUMS 52 DU. X 8 TRIPS/DU/DAY - 416 TRIPS/DAY ALT. 2 - RESTAURANT - 6000 SQ. FT. W/150 SEATS MOTEL 100 ROOMS RESTAURANT - 55 TRIPS/ 1000 SQ. FT. /DAY X 6000 SQ. FT. = 330 TRIPS/DAY MOTEL - 10 TRIPS/ROOM/DAY X 100 ROOMS - 1000 TRIPS/DAY • TOTAL 1330 TRIPS/DAY /'Y (1 ) TWO WAY, 24 HOUR AVERAGE TRAFFIC VOLUMES C DELETION Addendum 31 . FOR THE PURPOSE OF THIS STUDY, THE PEAK HOUR TRAFFIC FROM ALT. 2 WAS USED TO DETERMINE THE IMPACT ON 'THE CIRCULATION • SYSTEM. IT IS ASSUMED THAT IF THE STREET SYSTEM COULD ACCOMMODATE THIS "WORST CASE" CONDITION, THEN LESSER TRAFFIC VOLUMES WOULD NOT CREATE CIRCULATION PROBLEMS. INTERSECTIONS ARE THE CONSTRAINT ON HOW MUCH TRAFFIC A CIRCULATION SYSTEM CAN ACCOMMODATE. THEREFORE, PROJECT GENERATED TRAFFIC WAS ADDED TO THE EXISTING TRAFFIC AT THE NEARBY SIGNALIZED INTERSECTIONS TO DETERMINE THE AMOUNT OF CAPACITY BEING UTILIZED. THE ANALYSIS METHOD USED IS "INTERSECTION CAPACITY UTILIZATION" (ICU) WHICH IS A TECHNIQUE FOR ESTIMATING THE OVERALL LEVEL OF SERVICE AT AN INTERSECTION . BASED ON TRAFFIC VOLUMES AND INTERSECTION GEOMETRICS, THIS TECHNIQUE SHOWS THE LEVEL OF SERVICE AT WHICH THE INTERSECTION IS OPERATING . THE FOLLOWING TABLE COMPARES THE LEVEL OF SERVICE TO ICU VALUES . LEVEL OF ICU SERVICE DESCRIPTION 0. 74 & BELOW A, B CONDITION OF FREE FLOW 0. 75 - 0. 84 C CONDITION OF STABLE FLOW . 085 - 0.94 D CONDITION APPROACHING UNSTABLE FLOW 0. 95 - 1 . 04 E UNSTABLE FLOW; VOLUMES NEAR OR AT CAPACITY 1 .05 & UP F FORCED FLOW; STOPPAGES MAY OCCUR FOR LONG PERIODS OF TIME . THE ANALYSIS ASSUMES THAT 2/3 OF THE TRAFFIC IS COMING INBOUND AND 1/3 BEING OUTBOUND FROM THE PROJECT DURING THE PEAK HOUR. THE FOLLOWING TABLE SHOWS ICU VALUES FOR THE INTERSECTION OF BONITA ROAD/WILLOW ST. AND BONITA RD . OTAY LAKES RD . WITH EXISTING TRAFFIC VOLUMES AND WITH PROJECT GENERATED VOLUMES . INCLUDING PROJECT EXISTING GENERATED TRAFFIC INTERSECTION (PEAK HOUR) (PEAK HOUR) BONITA RD. /WILLOW ST. .73 . O-424 . 74 ,77 BONITA RD. /OTAY LAKES RD. . . 64-E34 . 66 ,71 (2) -INCLUDES KAISER MEDTGA6 FAG4-6-1-TY (34 1W66YDES PROPOSED DEVELOPMENT ON SOUTHEAST GARNER AND FREE RIGHT TURN LANE FAR EAST BOUND TRAFFTE 0 THE TABLE SHOWS THAT EVEN WITH THE ADDITIONAL TRAFFIC GENERATED BY THE PROJECT, THE TWO INTERSECTIONS AT WORST WILL BE OPERATING AT LEVEL OF SERVICE A-B . B-C. DELETION Addendum 32 . 3. 13 . 3 MITIGATION THE TRAFFIC GENERATED BY THE PROJECT WILL NOT SIGNIFICANTLY DEGRADE THE CURRENT LEVELS OF SERVICE_ (A;B)- THEREFORE, THE IMPACTS RESULTING FROM THE PROJECT WILL NOT NEED MITIGATION. 3 . 13 . 4 ANALYSIS OF SIGNIFICANCE USING THE VISITOR COMMERCIAL CENTER AS THE "WORST CASE" CONDITION, THE PROJECT WILL GENERATE APPROXIMATELY 1330 TRIPS PER DAY. AT THIS TIME THE STREET SYSTEM CAN ACCOMMODATE THE ADDITIONAL TRAFFIC PRODUCED BY THE PROPOSED PROJECT WITHOUT SIGNIFICANTLY LOWERING THE LEVEL OF SERVICE. ALTHOUGH THE ADDITIONAL TRAFFIC WILL NOT OVERLOAD THE CIRCULATION SYSTEM, THE FOLLOWING PROBLEMS GENERATED BY THE PRAdEGT W466 RESYLT- can be anticipated as a result of the project: 1 . Incremental INCREASE IN ACCIDENT POTENTIAL ON BONITA ROAD. 2 . Incremental INCREASE IN DELAY TO VEHICLES ENTERING BONITA ROAD FROM DRIVEWAYS AND FROM ALLEN SCHOOL RD . THESE PROBLEMS WHICH WILL RESULT DUE TO THE INCREASE OF TRAFFIC GENERATED BY THE PROJECT AREA ARE SMALL. EXAMINING THE ISSUES PREVIOUSLY MENTIONED, THE PROJECT, by itself, WILL HAVE AN INSIGNIFICANT EFFECT ON TRAFFIC IN THE AREA. However, it should be noted that the cumulative effect of increased traffic generated by this project along with other future large scale projects may have significant traffic impacts. DELETION Addendum ,fib