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HomeMy WebLinkAboutReso 1987-12950 Revised 3/31/87 RESOLUTION NO. 12950 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA ADOPTING THE CANDIDATE CEQA FINDINGS ON THE PROPOSED DEMOLITION OF THE EXISTING CLUBHOUSE AND CONTRUCTION OF A NEW FACILITY AND APPROVING THE STATEMENT OF OVERRIDING CONSIDERATIONS The City Council of the City of Chula Vista does hereby resolve as follows: WHEREAS, EIR 86-2 has been prepared in compliance with CEQA, the State CEQA Guidelines and the Environmental Review Procedures of the City of Chula Vista, and WHEREAS, the City Council will consider the information in the Final EIR when it reviews the major use permit for the San Diego Country Club Clubhouse project, and WHEREAS, the EIR 86-2 identifies a significant impact which has not been mitigated to insignificance, and WHEREAS, it is therefore necessary to adopt Candidate CEQA Findings and a Statement of Overriding Considerations, and WHEREAS, the City Council of the City of Chula Vista has certified that EIR 86-2 has been prepared in compliance with CEQA, the State CEQA Guidelines and the Environmental Review Procedures of the City of Chula Vista. NOW, THEREFORE BE IT FURTHER RESOLVED that the City Council of the City of Chula Vista does hereby adopt the following Candidate CEQA Findings: 1. There are no further changes other than those set forth in the conditions of approval which have been or could be incorporated into the project which would substantially mitigate or avoid the significant environmental effects thereof. 2. There are no further changes or alterations other than those set forth in the conditions of approval which would mitigate or avoid the significant environmental effects of the project that are within the responsibility and jurisdiction of another public agency. 3. There are specific economic, social and other considerations which make infeasible the project alternatives identified in the EIR. In this regard: -1- Revised 3/24/87 a. The No Project alternative would prevent demolition of the historic structure, but would not restore the historic structure by removal of the additions thereto over the years. This alternative does not deal appropriately with the social requirements of the SDCC membership for an expanded clubhouse. b. The Structural Renovation Analysis alternative was considered by the Board of Directors of the San Diego Country Club who retained Bokal Kelley-Markham Architect and Burkett & Wong (structural engineers) on January 3, 1987, to prepare a structural analysis of clubhouse. This alternative was also considered infeasible since it does not deal with the needs and desires of the club membership for updated and expanded facilities. On three different occasions the majority of the club membership has voted for demolition and construction of a new facility. c. The construction of a new clubhouse elsewhere on SDCC property alternative would disturb the delicate harmony, so necessary to a golf course, between the location of the clubhouse and the opening tees and closing greens of each nine-hole side of the course. d. The construction of a separate clubhouse for social functions alternative would entail additional costs to SDCC in maintaining duplicative facilities and would detract from the unity of function present in the existing arrangement and in the project. e. The remaining alternatives, both of which involve relocation of SDCC and its golf course on undeveloped land away from their current locations, would destroy a fundamental value of SDCC, its excellent golf course and climatic conditions due to its location near the ocean. 4. The unavoidable significant effect has been reduced to an acceptable level when balanced against facts set forth above and in the statement of overriding consideration. BE IT FURTHER RESOLVED that the City Council of the City of Chula Vista does hereby adopt the following Statement of Overriding Considerations: -2- a. The proposed project does not represent a major change in the existing land use and can be accommodated in its present location subject to required city building standards. b. The membership of the San Diego Country Club has outgrown the current facility. Originally designed to service 125 members in 1921, membership is now 415. In addition, the club has 70 social (nongolf) memberships. Five previous alteration/additions over the years have hoped to accommodate the growth. In its current state it is still unsatisfactory to a majority of the club members. c. The club wants the facility to have the capability of providing their largest function, which provides a banquet for 400 to 450 people. d. The sizes and use of spaces vary from club to club based on the degree of their respective demand by the membership. On any given ladies' day (Tuesday) or mens' day (Wednesday), the members that participate will fill the entire existing building, leaving no space for the others to congregate. Greater size, separation, and ancillary rooms in a new design are the solution. e. The functional problem with the existing building is the arrangement of the rooms. Being directly adjacent, without a circulation corridor, access to further rooms cannot be made without traffic through occupied rooms, making simultaneous functions awkward. A new building with a "galleria" would allow access to the various rooms and still maintain their separation. f. Locker rooms represent the member's personal space in the clubhouse. In the existing building the ladies must share lockers due to a lack of adequate lockers and locker room space. The mens locker room suffers from aged nonuniform equipment and space from previous attempts at enlargement. g. A functional area for administration offices to serve, schedule, and track a large active membership is mandatory. The existing facilities consist of a receptionist area and two multipurpose offices. The new design will provide for four office workers, receptionist, secretaries, and the requisite files, storage, etc. Also newly provided is a meeting room for the board of directors who now conduct the club business in the lounge or dining room. -3- h. The equity membership arrangement required that the facility return a sense of quality environment for the investment. Prestige needs to be included as a provision for the operation to be viable in today's market. The existing building doesn't live up to the standards set by comparable modern facilities. i. The size of the present facility is approximately 19,000 square feet not including ancillary sheds and exterior service areas. In designing the new facilities the architects made serious efforts to limit the size of the building for budget reasons. In order to satisfy the design committee's requirements, 34,665 square feet resulted. This translates to an 82% square footage increase for a 125 to 415 (232%) increase in membership. j. The aged and worn condition of the existing clubhouse is well documented. Aside from general appearance considerations, wear factors in the kitchen and restrooms are multiplied by the nature of their use. The concrete floor of the kitchen is broken, patched, undulting, and dangerous Equipment has been moved, added, and space expanded over the years to serve the increasing number of members. This working space is bursting at its seams. Further modification of the kitchen is not a solution; the club needs a new kitchen. The only restrooms are located in the locker rooms. Functionally their accessibility from the dining and assembly areas is poor. Their age threatens plumbing problems. New sewer lines for some areas have already been run - in a bad case, exposed above ground. New restrooms in a proper location need be constructed. m. Safety and fire issues are of concern to the operators of the club from a liability standpoint; the building is unsprinklered, and electrical wiring is aged. The structure is built of materials that are not permitted in new structures. Attempts can be made to rectify these situations, but do become more complicated when considering the modifications required to redesign the spaces into the needed functional configurations. n. The choice between major remodeling and remodeling and demolition for new construction was put to the vote of the club membership on three occasions. All three times the majority voted for demolition and new construction. -4- o. The amount of remodeling in terms of re-allocation of existing space and additional construction will not result in as good a solution to the needs and wants of the club as would an independent new design that is not forced to consider existing arrangements. p. To remodel the existing building and add to it to accommodate the building program (which would have to be done in a one-story configuration) would adversely affect the golfing activities to the rear or the available parking area in front. This is evidenced in the new design by the architects 2-story concept in virtually the same location as the existing clubhouse. q. Budgetary considerations are also a factor. Remodeling generally reveals unexpected conditions and costs. Return for the construction dollar invested is less in remodeling than new construction. r. The San Diego Country Club hopes to proceed with their proposed new building to not only solve current facility/functioning problems, but to provide an improved amenity and recreational resource to its current members, and a desirable place to belong for prospective people of the community. Presented by Approved as to form by (~orge ~rempl, D~fector of [TZomas J./~rron, City Attorney /Planning '~ ( ./ 2695a -5- ADOPTED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF CHULA VISTA, CALIFORNIA, this 24th day of March ...... 19 87 , by the following vote, to-wit: AYES: Councilmembers Nader, Cox, Moore NAYES: Councilmembers None ABSTAIN: Counci lmembers None ABSENT: Counci lmembers Malcolm, McCandliss ~~M ~the City of Chula Vista ATTEST ~/~ city C~erk~ STATE OF CALIFORNIA ) COUNTY OF SAN DIEGO ) ss. CITY OF CHULA VISTA ) I, JENNIE M. FULASZ, CMC, CITY CLERK of the City of Chula Vista, California, DO HEREBY CERTIFY that the above and foregoing is a full, true and correct copy of RESOLUTION NO. 12950 ,and that the same has not been amendedor repealed. DATE D City Clerk Ci'IrY OF CHUIA VISTA CC- 660