HomeMy WebLinkAboutItem 2 - Staff ReportCHU L A V I STA
PLANNING
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AGENDA STATEMENT
Item: 2
Meeting Date: October 25 2017
ITEM TITLE: PUBLIC HEARING: Consideration of Addendum to Environmental
Impact Report UPD#83356-EIR-65B/SCH#2005081077, and proposed
amendments to the Chula Vista General Plan, Bayfront Local Coastal
Program and. Chula. Vista Municipal Code Chapters 19.81 thru 19.87
RESOLUTION MPA15-0014 of the Planning Commission of the City of
Chula Vista considering Addendum to Environmental Impact Report
UPD#83356-EIR-65B/SCH#2005081077, making certain findings and
recommending that the City Council of the City of Chula. Vista consider
Addendum to Environmental Impact Report UPD#83356-EIR-
65B/SCH#2005081077 and approve the proposed amendments to the
Chula Vista 2005 General Plan and Chula Vista Local Coastal Program
consisting of the Land Use Plan and the Specific Plan, and amend Chula
Vista Municipal Code Chapters 19.81 thru 19.87
SUBMITTED BY: Miguel Z. Tapia, Senior Planner
REVIEWED BY: Kelly Broughton, Development Services Director
INTRODUCTION
The development firm of Land Developers and Associates Corporation (LDA), operating under
the name of City of Chula Vista, LLC (Property Owner), and owner of the property located
within the Bayfront Local Coastal Program Area (see Attachment 1) at 789 E Street, proposes to
change the land use and zoning designation for that property from the current designation of
Professional Office to Commercial. Visitor.
The subject property is located in the Sweetwater District of the Chula Vista Bayfront Local
Coastal Program (see Attachment 2 — Locator Map). The property consists of two legal lots
comprising approximately 4.81 acres in area and is located on Bay Boulevard north of E Street,
between the SDG&E Right of Way and the Interstate 5 freeway (Site). The Site is designated and
labeled in the Local Coastal. Program documents as Parcel 1 a.
The proposed Amendment would ultimately allow the construction of hotels instead of offices.
The proposed change in use requires minor changes to the City's General Plan and the Local
Coastal Program (LCP) Land Use Plan and Specific Plan, as described in this report. The
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October 25, 2017
6' �r 2
proposed Amendment would require recommendation and approval by the Planning Commission
and City Council. The proposed. Amendment is being presented to the Planning Commission for
consideration and recommendation to the City Council. If the Planning Commission and the City
Council decide to approve the proposed Amendment, the City Council's action to amend the
LCP would be forwarded to the California Coastal Commission for Certification. Final approval
by the City would be contingent upon approval by the California Coastal Commission.
ENVIRONMENTAL REVIEW
The Development Services Director has reviewed the proposed Amendment for compliance with
the California. Enviromnental Quality Act (CEQA) and has detennined that the Amendment was
covered in previously adopted Environmental Impact Report UPD#83356-EIR-
65B/SCH#2005081077 (the "FEIR"). The Development Services Director has determined that
only minor technical changes or additions to the FEIR are necessary and that none of the
conditions described in Section 1.5162 of the State CEQA Guidelines calling for the preparation
of a subsequent document have occurred; therefore, the Development Services Director has
prepared an Addendum to the FEIR (see Attachment 3).
:IUV YX MUM ITInk
That the Planning Commission adopt Resolution MPA15-0014 recommending that the City
Council consider Addendum to Enviromnental Impact Report UPD#83356-EIR-
65B/SCH#2005081077, approve the proposed General Plan Amendment, LCP Amendment and
amendments to Chula Vista Municipal Code Chapters 19.81 thru 19.87, as presented in the Draft
City Council Resolutions and Ordinance attached thereto.
DISCUSSION
The Site currently has a General Plan land use designation of Professional & Office and a Local
Coastal Program (Land Use Plan and Specific Plan) land use and zoning designation of
Commercial - Professional and Administrative (CP). The proposed Amendment would change
the General Plan and Bayfront Local Coastal Program designation/zoning to Commercial -
Visitor Limited (C -VL). The Amendment, however, would be unique and customized to this
Site in that it would only allow hotels along with the typical uses that are ancillary to hotels such
as limited retail and restaurant. All other land use regulations for the Site such as height,
setbacks, parking, and floor area ratio, would remain unchanged. The Amendment that is the
subject of this report and resolutions does not involve approvals of any building or site design
drawings. Actual building and site plan approvals would be subject to separate future
application/approval and Project specific environmental review pursuant to CEQA.
Proposed Areas of Revision
Attachments 5 and 6 (City Council draft Resolution and Ordinance) contain a list of pages with
the proposed changes. Below is a list of those changes to the 2005 General Plan and the Local
Coastal Program.
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October 25, 2017
P. i _ c 13
1. Chula Vista 2005 General Plan
Page(s) LUT -45 General Plan Land Use Diagram
LUT -59 Table 5-6 General Plan Land Use Distribution (2030)
LUT -60 Table 5-7 General Plan Land Use in 2030
Nature of Proposed Revision:
The proposed change relates to the land uses contained in the diagram on the above
referenced page. The change, should the amendment be approved, would involve
switching designator color to red indicating a Commercial Visitor use zone.
Proposed amendments to Tables 5-6 and 5-7 would reallocate the approximately 5 acres
from the Commercial Office designation to Commercial Visitor where applicable.
2. Chula Vista Bayfront Local Coastal Program: Land Use Plan (adopted 09/2012; amended
07/2015 & 08/2015)
Pages: III -3; III -5; III -12 & 111-13.
Nature of Proposed Revision:
Page III -3 — Change color of designator to indicate Commercial Visitor land use.
Page III -5 — Remove "C -P" reference and replace with "C -VL"; Remove office reference
and change to hotel.
Page III -1.2 — Amend Table 3-1 to reallocate acreage distribution related to proposed land
use change.
Page III -13 — Remove reference to parcel 1-a and related office zone. Add "Commercial -
Visitor Limited (C -VL)" zone language.
3. Chula Vista Bayfront Specific Plan (September 2012)
Page 19 — Add "Commercial -Visitor Limited (C -VL)" zone language.
ANALYSIS
Below is an analysis of the proposed Amendment to the General Plan and Local Coastal
Program, which consists of the Land Use Plan and Specific Plan.
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October 25, 2017
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General Plan Amendment
The General Plan Amendment (GPA) involves a land use designation change of approximately
4.8 acres from Professional Office to Commercial Visitor to accommodate hotel uses within the
Bayfront Planning Area.
The GPA proposes minor changes to the Land Use and Transportation Element of the General
Plan consisting of:
• Land use acreage adjustments; and
• Revisions to tables, maps, and graphics.
Bayfront Area Plan and Sweetwater Subarea
The subject property is within the Sweetwater District, north of the Harbor and Otay Districts
within the Bayfront Planning Area. Each of the subareas includes the Vision and applicable
Objectives and Policies, along with development parameters, similar to the format and content of
other Planning Areas in the General Plan. Each of the three Subareas contains unique
opportunities and their own envisioned character. There are Objectives for each of the Subareas
that reflect the unique vision for the respective subarea. For each of the Objectives, several
Policies are crafted with particular instructions that achieve the Objective. The Vision,
Objectives and Policies of the Bayfront Area Plan and Sweetwater District applicable to the
Project are summarized and listed below.
a. Bayfront Area Plan: The Bayfront Area Plan envisions a world-class Bayfront in the City of
Chula Vista to benefit citizens and visitors to the region, and to complement existing and
proposed development within the City's corporate boundaries.
• Objective 101 promotes a water -oriented focal point for the entire City with uses that are
attractive to visitors and residents.
• Policy 101 stipulates the provision of a balanced mix of land uses including visitor
serving commercial, cultural, civic, residential and open space conservation.
• Policy 101.3 encourages the allowance of development intensity that provides for
economic generators within the capacity of planned public services and infrastructure
systems.
The proposed Commercial - Visitor land use designation is consistent with the Objective and
Policies above, by designating a land use that could accommodate hotel uses for visitors as well
as residents to the Bayfront area and City of Chula Vista. Convenient access to the Interstate 5
Freeway, existing transit route, utilities, and water and sewer would be able to serve and
accommodate mid -rise hotels within the site.
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b. Sweetwater: This northerly portion is envisioned to have a mixture of employment uses,
visitor -serving hotels and restaurants, and a Signature Park located in proximity to Interstate
5 that is sensitive to the surrounding natural environment. These uses integrate the existing
views of the Bay and the Sweetwater Marsh Wildlife Refuge, including linkages to the
Bayshore Bikeway, Chula Vista Greenbelt trail system, and the Urban Core. It is intended as
the lowest intensity of uses.
• Objective 107 encourages development activities that minimize impacts to surrounding
environmentally sensitive lands.
• Policy 107.2 encourages lower intensity and visitor -serving development such as hotel,
mixed-use commercial and office within the area.
The project site is at the most easterly portion of the Sweetwater District, adjacent to Interstate 5,
and minimizes impacts to sensitive lands further to the west. The Commercial Visitor
designation is consistent with and implements Policy 107.2 by accommodating hotel uses within
the area.
General Plan Amendment Conclusion
The proposed GPA implements the goals and objectives envisioned for the Bayfront Planning
Area and Sweetwater District. The Commercial Visitor land use designation accommodates
hotels, and contributes to the development of a dynamic Bayfront for the City's residents and
visitors. The project promotes development of hotels within the easterly portion of the Bayfront
and protects sensitive resources.
LCP Land Use Pian and Specific Plan
As listed above, the proposed Amendment to the Land Use and Specific Plans is limited and
intended to change the land use and zoning designation from office to hotel. As indicated above,
the Amendment to the LCP consists of changes to Pages I1I-3; III -5; 111-12; and 111-13 of the
Land Use Plan, which consist of changing designator colors and exchanging acronyms (C -P to
C -VL) and references to the land use and zoning for Parcel la.
The proposed changes to the LCP documents are intended to allow the development of hotels
and ancillary uses on Parcel 1 a. The existing CP -0 zone would be converted to Commercial —
Visitor Limited (C -VL). The requested modification would restrict uses to hotel uses only
(CVMC § 19.84.002 (A)(2)(a)) and would not permit other uses allowed under the zone unless C-
V allowed commercial and retail uses are ancillary to the main use and contained within the main
structures. This would ensure that first and foremost, all ancillary uses are provided for the use,
convenience and enjoyment of hotel guests.
The rationale for the restricted zoning and narrow definition of allowed uses proposed by the
developer is to limit the extent of impacts generated by the development and its operation to fall
below or, at a minimum be consistent with the range and level of impacts analyzed and mitigated
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in the original project Environmental Impact Report (EIR). Allowing a host of uses permitted
under the C -V zone (restaurants, bowling alleys, etc.) would carry additional impacts and would
potentially incur supplemental enviromlZental analysis. The proposed Amendment does not have
any significant impacts and is consistent with the 2005 General Plan and LCP based on the
following:
• The proposed development is a hotel use permitted under the proposed C -VL zone;
• Project is not residential;
• The proposed use would be a select service hotel constructed to the building standards
currently allowed under the Chula Vista Bayfront Master Plan (CVBMP) (120,000 sq.
ft./44 ft. max),
A The limited C -VL zone would allow only hotel uses and would not permit other uses
allowed under the C -V zone unless ancillary to the hotel use and contained within the
main hotel structure.
Consistency with the General Plan and LCP
In preparation of this application, LDA produced a number of graphics and retained professional
consultants to generate reports covering a number of potential issue areas. Traffic, fiscal impacts
and water and sewer generation rates were developed and compared to levels that would exist
under the current zoning. Below is a discussion of these issue areas.
Land Use and Zoning Compatibility
Chula Vista General Plan
The Chula Vista General Plan sets forth several objectives and goals for future development of
the City and in particular the Bayfront. The proposed hotel use is consistent with the goals of the
General Plan from a citywide perspective, as well as for the Bayfront Planning Area. The
General Plan Amendment implements the goals and objectives envisioned for the Bayfront
Planning Area and Sweetwater District. The Commercial Visitor land use designation
accommodates hotels, and contributes in the development of a dynamic Bayfront for the City's
residents and visitors.
Local Coastal Program Land Use Plan and Specific Plan
The proposed zoning change would be consistent with Chula Vista's LCP. Under the pian,
(Table 3-1, pg. III -12) the land use distribution would still allow for 21 acres of office use and
increase Commercial Visitor uses to just over 10 acres. Other goals contained in the LCP are
consistent with the proposed rezone and General Plan Amendment. The freeway orientation of
the site, the integration of non -motorized transportation modes and the protection of coastal sight
lines are all factors inherent in the proposal and consistent with goals established by the LCP.
The proposed use is consistent with the LCP, which includes hotel uses. All development
standards and requirements included in the LCP for the site will remain the same and they all can
be achieved. Moreover, the proposed use generates fewer environmental impacts than the
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allowed professional office use, as further explained below. The Bayfront Specific Plan is
intended to implement applicable land use policy documents through a series of specific design
related regulations. The current request by LDA is to rezone Parcel la through amendments to
the Chula Vista General Plan and LCP. The Specific Plan requires development related standards
that are not directly applicable to a use -related rezone application.
Chula Vista Bayfront Master Plan
Aside from the change in use, the LDA proposal adheres to all requirements contained in the
CVBMP. The developer will be encouraged to fully integrate the subject site with other public
uses in the Sweetwater District and work to design and construct an appropriate gateway for the
E Street entrance to the Bayfront. The GPA implements the goals and objectives envisioned for
the Bayfront.
The LDA proposal, if approved, has the ability to encourage development in the northern portion
of the Bayfront. The proposal would also kind infrastructure improvements. The provision of
lower cost hotel accommodations is consistent with the goals of the Coastal Act.
Environment
The Chula Vista General Plan identifies hotel development as a low intensity use and
recommends visitor related uses as a goal in the northwest sector of Chula Vista. In addition to
the building size and height, LDA is required to comply with all CVBMP requirements with
respect to energy efficiency, landscaping, protection zones, building materials and operations,
etc. The LDA proposal will comply with the required 100 ft. ecological preserve buffer at the
northern property line. In addition, construction, materials and operations will adhere to the
requirements contained in the CVBMP Settlement Agreement approved in May, 2010.
Traffic
A traffic study dated October 26, 2015 was prepared by a registered traffic engineer (Federhart)
to assess the impact on traffic generation for the Site as a result of the Project. All figures used in
t11is analysis were derived from the 2010 CVBMP FEIR, Appendix 4.2.1 and SANDAG'S "Guide of
.Vehicular Traffic Generation Rates for the San Diego Region, 2002". For the purposes of this
analysis, a business class, select service hotel development was considered based on the subject
parcel size, maximum room court and the limitation of amenities, such as pools, personal services
and onsite restaurants. It was also determined that comparison building programs would be equal and
based upon the CVBMP approved development envelope (140,000 sq. ft./44 ft. ht.).
The Traffic analysis identified significant traffic related benefits along the E Street corridor from the
proposed change in use over the existing office designation for the 1-a parcel. h1 particular, peak hour
traffic impacts are reduced an average of 45% in the morning hours and 47% during evening periods.
Overall, traffic generation for the proposed hotel use is 27% lower than the allowed office use. No
significant traffic impacts beyond those identified in the CVBMP FEIR would result from this Project.
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Utilities
A Sewer and Water Demand report, dated December 21, 2015, was prepared by Dexter Wilson
Engineering to determine the level of change in forecast wastewater generation and potable water
demand as a result of the proposed GPA and rezoning. The analysis considered the current projections
for the utilities as stated in the 2010 CVBMP FEIR for a commercial office development. That
projection data was compared to estimates for a proposed hotel contained in the same environmental
document. The comparison assumed that both developments would observe existing buildout
scenarios allowed in the CVBMP (120,000 s.£/44 ft.).
Wastewater
Based on the analysis prepared by the consultant, the hotel use would result in a net reduction of 2,600
Gallons Per Day (GPD) when compared to the office use. As a result of the proposed land use change,
Parcel 1-a will have a net benefit by reducing total wastewater flows and account for only 2.2% of the
total projected flows for the entire Sweetwater District as projected in the 2008 Sewer Technical Study.
Water
The consultant analyzed projected demand for potable water for the proposed land use changes
and compared that demand to the projected impacts for an office use contained in the CVBMP
FEIR. Based on the review, the change in use will add approximately 9,250 GPD. This increase
is considered to be negligible and will not result in the need for additional facilities beyond those
identified in the CVBMP FEIR. The consultant analyzed the capacity of existing underground
facilities (sewer/water) and those planned to adequately serve the Sweetwater District, which
includes the subject site. Based on that analysis, no changes to the planned infrastructure is
required or recommended. That increase is considered less than significant and there are no impacts
beyond those identified in the CVBMP FEIR.
Fiscal: Job Creation/Revenue Generation
Though a job creation analysis has not been developed for this application, LDA has prepared
reports for comparable hotel projects in Southern California. A typical select -service hotel with
approximately 200 rooms would generate approximately 250 construction jobs, 45 hotel
operations jobs and approximately 28 food service jobs. hldirect jobs created split between
construction and hotel operations induced activity could generate an additional 170 jobs.
A fiscal analysis report was prepared to quantify the level of revenue generation for a hotel at the
subject site and annual rate of return in a 10 -year planning horizon. The analysis indicated that a
hotel would generate nearly 20 times the revenue than a similar sized office complex. Since local
demand for visitor accommodations is greater than office development, the hotel use would be
absorbed within the first three years, whereas it would take nearly 8 years to absorb the available
density for office under optimistic circumstances.
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PUBLIC NOTICING
Processing of the proposed. LCP Amendment went through two levels of public review.
California Public Resources Code requires that amendments to LCP's be set for public review
for a period of 45 days prior to their presentation to policy -makers for consideration. Staff set
the proposed LCP Amendment for public review from August 7, 2017 through September 21,
2017. The documents were deposited for public consultation at the City of Chula Vista
Development Services Public Counter and the Chula Vista Public Library Civic Center branch,
and an electronic copy of the documents was also available on the City's web site and the link
was included in the written notice. A written public notice was mailed to all property owners
within the LCP Area, as well as to a list of public agencies.
As part of the Planning Commission public hearing on the General Plan and LCP Amendment, a
new notice of public hearing was sent to and published in the Star News on October 13, 2017. A
copy of the notice was also mailed to all property owners within the LCP Area. A copy of the
proposed Amendment documents remained in the Public Services Counter, library branch and
City's website for public consultation until the day of the Planning Commission hearing.
DECISION -MAKER CONFLICTS
Staff has reviewed the property holdings of the Planning Commission members and has found no
property holdings within 500 feet of the boundaries of the property, which is the subject of this
action. Consequently, this item does not present a disqualifying real property -related financial
conflict of interest under California Code of Regulations Title 2, section 18702.2(a)(11), for
purposes of the Political Reform Act (Cal. Gov't Code §87100, et seq.).
Staff is not independently aware, and has not been informed by any Planning Commission
member, of any other fact that may constitute a basis for a decision -maker conflict of interest in
this matter.
FISCAL IMPACT
There is no current year or ongoing fiscal impact resulting from the actions contemplated in this
report. Staff costs for processing this LCP Amendment are being covered by the Applicant.
Attachments:
1. Local Coastal Plan Area Map
2. Locator Map
3. Addendum to EIR
4. Planning Commission Resolution MPA 1.5-0014
5. Draft City Council Resolution (with LUP amendments as Exhibit B)
6. Draft Ordinance (with SP amendments as Exhibit B)