HomeMy WebLinkAboutReso 1983-11391
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Revised 9/22/83
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RESOLUTION NO. 11391
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RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA
VISTA AUTHORIZING THE INITIATION OF A GENERAL PLAN
AMENDMENT AND REZONING OF A CERTAIN VACANT 3.5 ACRE
CITY-OWNED PARCEL OF LAND LOCATED ADJACENT TO THE CHULA
VISTA MUNICIPAL GOLF COURSE
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The City Council of the City of Chula Vista does hereby
resolve as follows:
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WHEREAS, in February, 1983, the 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, and
WHEREAS, staff has initiated and substantially completed
an evaluation of the subject site, and
WHEREAS, based on preliminary findings, the Planning
Department believes that it would be appropriate to present its
findings and recommendations to the City Council in the form of a
proposed General Plan amendment and rezoning at the next General
plan hearing scheduled for October, 1983.
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NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista does hereby authorize the initiation of a
General Plan Amendment and rezoning of a certain vacant 3.5 acre
City-owned parcel of land located adjacent to the Chula Vista
Municipal Golf Course.
Presented by
Approved as to form by
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Bud Gray, Dire or of
Planning
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Harron, Clty
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ADOPTED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
27th
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CHULA VISTA, CALIFORNIA, this
19 83
day of
, by the following vote, to_it:
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AYES:
NAYES:
ABSTAIN:
ABSENT:
Councilmen
Councilmen
Septemb.er
Cox, Moore, McCandliss, Scott, Malcolm
None
Councilmen
None
Councilmen
None
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Mayo
. ATTES 12A_ --:~ 9?7~~W'r
, ~ City Clerk
STATE OF CALIFORNIA )
. COUNTY OF SAN DIEGO. ) s s.
CITY OF CHULA VISTA )
. R rJx
e City of Chula Vista
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/, JENNIE M. FULASZ, CMC, CITY CLERK of the City of Chula Vista, California,
DO HEREBY CERTIFY that the
.~ RESOLUTION NO. 11391.
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DATED
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(seal)
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CC-660
above and foregoing is a full, true and correct copy of
,and that the same has not been amended or repealed.
City Clerk
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DRAFT
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Consi derati on of an amendment to the General
Plan and rezonJng for approxlmately ::l.!J acres
adjacent to the Chu1a Vista Municipal Golf
Course from Parks and Pub1 i c Open Space and
A-O to Visitor Commercial and C-V-P (GPA-83-4
and PCZ-84-A)
A.
BACKGROUND
. This represents the second time in recent years that the City Council has
call ed for a revi ew of appropri ate uses for thi s vacant, City-owned parcel,
with a view toward selling or leasing the site for the development of a use
complimentary to the golf course. On October 17, 1979, the Planning
Commission recommended redesignating the site for Visitor Commercial use, but
the Council, on November 6, 1979, opted for the near term to retain the Parks
:. and Pub 1 i c Open Space desi gnati on.
B. ENVIRONMENTAL REVIEW
· C. RECOMMENDATION
Adopt a motion recommending to the City Council that GPA-83-4 and PCZ-84-A
be approved and that the General P1 an desi gnati on and zone di stri ct of the
subject property be changed from Parks and Public Open Space and A-D to
Visitor Commercial and C-V-P.
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D. ANALYSIS
1. Existing land use and zoning.
The property is vacant and zoned A-D (agricultural-design review required).
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2.
Adjacent General Plan designations (see Exhibit A)
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No rth
Sou th
East
West
Parks and Public Open Space
Retail Commercial
Parks and Public Open Space
High Density Residential
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3.
Adjacent land use and zoning (see Exhibit B).
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North
South
East
A-D
C-C-D
A-D
R-3-G-D
Municipal Golf Course
Shopping Center
Municipal Golf Course and
Jimmy's on the Green Restaurant
Apartments
West
DRAFT
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City Planning Commission
Agenda Items for Meeting of
DRAFT
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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 shoul d be preserved as a "window" to the
golf course, and that there are presently no parks on the south side of the
Sweetwater Valley. Dn the other hand, the site is very small for park use;
,. park users woul d tend to spill over onto and confl ict with golf course
operations; 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 wi th reference to the nei ghborhood it woul d serve; and the
County's Sweetwater Regional Park facility will eventually provide ample
recreational opportunities in this area.
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5. Alternative Uses.
The subject three acre property has 400 feet of frontage on Bonita Road
and is located between Jimmy's on the Green Restaurant and the Vi sta Boni ta
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.
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 and office
facilities, and since such uses would generally not compliment the
golf course, we eliminated these options from further consideration.
The visitor commercial designation, on the other hand, would allow
uses such as 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 compliment golf course operations, perhaps most notably in the
case of a destination-oriented motel. "
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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
servi ng facil i ti es and the intense acti vi ty they often generate may
result in land use friction with the adjacent apartment dwellers to
the \~est. Of course, the nature of the use and its relationship to
surrounding properties could be closely controlled if the City chose
to market the parcel via a ground lease.
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It shoul d al so 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
DRAFT
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DRAFT
City Planning Commission
Agenda Items for Meeting of
b.
general publ ic as well as by guests of the motel. According to the
party expressing this interest, a national motel chain has rated the
site favorably.
Multiple family use. Developing the parcel for high density
residential use of approximately 20 dwelling units per acre would
represent a 1 ogi cal extensi on of the development pattern al ready
estab 1 i shed on the north side of Bonita Road di rectly to the west of
the site, and woul d not present the same potenti al for 1 and use
conflict as would a visitor commercial-recreation use. Luxury
apartments or condominiums, however, woul d be compatible with, but
not necessarily supportive of the golf course.
6. Expansion of Golf Course/Restaurant Parking
Si nce the expans i on and improvement of the restaurant facil i ti es at the
golf course, there are frequent times during the week when the availabl e
parking is insufficient to meet the demands of both golfers and diners. This
prob 1 em is further aggravated by the fact that the pa rk i ng lot is al so used
regularly by joggers using the golf course running trail. Therefore, any
di scussi on of potenti al uses for the property in question shoul d 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.
E. CONCLUSION
All things considered, we believe the Visitor Commercial designation and
C-V-P zoni ng offer the greatest opportunity to introduce facil ities onto the
site which would compliment 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, we believe 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
Di stri ct be appended to the underlyi ng C-V zoni ng in order to insure that
development is closely coordinated with and compl iments 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.
DRAFT
p 1/31/
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DRAFT
City Planning Commission
Agenda Items for Meeting of
F. 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:
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1. Park Use. *
Cost of development: $35,000 - $122,500
Cost of maintenance: $24,500 - $28,000/year
2. Visitor Commercial Use.**
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Market Value: $1,680,000 - $2,130,000
Ground Lease: $134,000 - $2l3,000/year
3. Multiple Family Residential.***
Market Value: $1,260,000 - $1,400,000
4. Parking Lot Expansion. ****
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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.
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WPC 04l6P
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DRAFT
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EXHIBIT A
GPA-83-4/PCZ-84-A
" General Pion Designations"
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From .Parks a Public Open Space
and "A- D"to'Visitor Commercial" a
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EXHIBIT
B
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GPA - 83 - 4/ PCZ -84-A
" Land Use and Zoning"
From "Parks a. Public Open Space"
and "A-O'to'Visitor Commercial" a.
'C-V-p' for approx. 3.5 acres
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