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HomeMy WebLinkAbout1992/01/14 Item 9 COUNCIL AGENDA STATEMENT Item ..9..A...c,; Meeting Date 01114/92 ITEM TITLE: A. RESOLUTION 16466 CER TIF YING THE FINAL ENVIRONMENTAL IMPACT REPORT INCLUDING ADDENDUM FOR THE MIDBAYFRONT CONCEPTUAL DEVELOPMENT PLAN [SUBCOMMITIEEALTERNATIVE] [EIRNO. 89-08; SCH#89062807] (if Stolement of Preference 'B' or 'c' was selected by Council, then Council1lUJY consider, deliberate, and act upon Resolution 16467) e. RESOLUTION 16467 MAKING FINDINGS OF FACT RELATING TO THE FEASffiILITY OF MITIGATION MEASURES AND PROJECT ALTERNATIVES, ADOPTING A MITIGATION MONITORING PROGRAM AND A STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE PROPOSED MIDBAYFRONT CONCEPTUAL DEVELOPMENT PLAN; "SUBCOMMITTEE RECOMMENDATION" [ALTERNATIVE 8, WITH MINOR MODIFICATIONS] C '7, SUBMITTED BY: Community Development Director - REVIEWED BY: City Managil' (4/Sths Vote: Yes _ No X) BACKGROUND: At their December 18, 1991 meeting the Planning Commissioners approved the Midbayfront Conceptual Development Plan (Subcommittee Alternative). The following CEQA documents were subsequently prepared and were considered at the Planning Commission meeting on January 8, 1992. . Addendum to the FEIR . CEQA Findings . Mitigation Monitoring Program . Statement of Overriding Considerations RECOMMENDATION: Subsequent to the City Council approving the Midbayfront Conceptual Development Plan (Subcommittee Alternative), it is recommended that the City Council adopt a resolution: qA~C. -I Page 2, Item q A ""~ Meeting Date 01114/92 A. Certifying the Final Environmental Impact Report including addendum for the Midbayfront Conceptual Development Plan B. Making Findings of Fact relating to the feasibility of mitigation measures and project alternatives and adopting a Mitigation Monitoring Program and a Statement of Overriding Considerations for the proposed Midbayfront Conceptual Development Plan BOARDS/COMMISSIONS RECOMMENDATION: The Planning Commission approved these CEQA documents at their meeting on January 8, 1992. DISCUSSION: In order to complete the CEQA-mandated environmental process for the Midbayfront project, the City Council must: (1) make the Findings of Fact, (2) adopt the Mitigation Monitoring Program, (3) adopt the Statement of Overriding Considerations, and (4) certify that the FEIR is adequate for the Subcommittee Alternative project. Staff has reviewed the Subcommittee Alternative and Staff Alterative Plans and no new issues from these plans have arisen. Thus, the Addendum is the appropriate CEQA document to describe and clarify the minor modifications. The CEQA-mandated documents listed above were prepared for the Subcommittee Alternative Plan and are not appropriate for the Staff Alternative Plan. Thus, if the Council approves the Staff Alternative, staff will prepare the CEQA documents for that Alternative and return to Council for their consideration of those documents. Regarding mitigation measures contained in the FEIR and findings: U.S. Fish and Wildlife Service has requested that two biological mitigation measures be modified slightly to make these measures more workable for them [see Attachment 4: U.S. Depanment of the Interior Letter dated January 8, 1992]. Staff has reviewed the requested changes and determined that the requested substitutions are equal to those contained in the FEIR and Findings. Thus, staff recommends that these substitutions be incorporated into the Mitigation Monitoring Program. FISCAL IMPACT: Development of the Bayfront area can have a significant positive impact on operating revenues to the City's General Fund in the form of additional sales taxes, transient occupancy taxes, and business licenses, and to the Redevelopment Agency as property tax increment. More specifically, it is estimated (in current dollars) that project buildout will result annually in over $1 million additional sales tax revenue, over $2 million additional transient occupancy tax revenue, and over $4 million in property tax increment to the Redevelopment Agency. The net positive fiscal impact to the City will be determined by the land use decisions, negotiations for the Development Agreement, and the level of financial participation, if any, of the Redevelopment Agency in the project. qA..e- -2- Page 3, Item qA oj. (!" Meeting Date 01114/92 Attachments: (1) Exhibit A - Findings of Fact ( <ta,a..l)~ \ (2) Exhibit B - MitigationMonitori~Program with 'IaJ,/e 1 - Mitigation Monitoring Program Summary (3) Addendum to Final Environmemal Impact Report (4) U.S. Depanmem of the Imerior Letter dated January 8, 1992 #~,. S~A~'" U (C:IWPS1ICOUNCn..ICBQA-DOC.113] QA.C.-3 ADDENDUM TO FINAL ENVIRONMENTAL IMPACT REPORT [EIR 89-08; SCH # 89062807] MIDBAYFRONT LCP RESUBMITTAL NO.8 AMENDMENT I. INTRODUCTION 1.1 Prooosed Project Chula Vista Investors is proposing a conceptual development plan totalling 3.3 million square feet of mixed uses for the Midbayfront, an area of approximately 105 acres on the Chula Vista bayfront. 1. 2 Proiect R>1r.1<fround The original Draft Environmental Impact Report (DEIR) prepared on this project addressed the potential environmental effects of a proposed Local Coastal Program (LCP) Resubmittal, including both text and graphics, for the Midbayfront area. However, at the end of the public review period (planning Commission hearing, September 26, 1990), the applicant, Chula Vista Investors (CVI) introduced a new revised concept plan for the project. 1 This new concept plan was described as Alternative 8 in the recirculated DEIR. (July 1991) After recirculation of the DEIR and preparation of a Final Environmental Impact Report (FEIR) in accordance with the California Administrative Code section 15088 and 15089, the project was heard before the Chula Vista City Council and the Chula Vista Redevelopment Agency ("decisionmakers") on August 20, 1991. After hearing public testimony, the Council closed the public hearing, certified the EIR as adequate and complete under the California Environmental Quality Act (CEQA) and voted to neither approve nor deny the project. Rather the City Council directed the Bayfront Planning Subcommiuee2 ("Subcommittee") to work with staff to create a plan which would resolve the environmental issues which were associated with Alternative 8. The Subcommittee returned to the City Council with a project similar to Alternative 8. That project is the project which is the subject of this addendum and will be referred throughout this document as the "Subcommittee Alternative" or the "project". The Subcommittee's 1 . In addition to a new project description, Chula Vista Investors also submitted new geotechnical and hydrology baseline information and design details, new biological mitigation measures and new traffic mitigation measures. As a result of this information, a decision was made that the DEIR should be recirculated in compliance with the provisions of Public Resources Code Section 21092.1 and Sutter Sensible Plannin!!. Inc.. v. Board of Supervisors (1981) 122 Cal.App.3d 813 [176 Cal.Rptr. 342]. 2 The Subcommittee was established in May 1991 by the Chula Vista City Council to increase public participation in the Chula Vista Bayfront planning process. The Subcommittee of 11 voting members held 15 public meetings on the issue of formulating a Concept Plan for the Midbayfront. "ltft. --if \ \ ADDENDUM TO FINAL ENVIRONMENTAL IMPACT REPORT [EIR 89-08; SCH # 89062807] MIDBAYFRONT LCP RESUBMITTAL NO.8 AMENDMENT Page 2 recommendation is referred to as "Subcommittee Alternative". The applicant is requesting the approval of a "conceptual development plan" or a "concept plan" only. There are two minor changes between Alternative 8 (as discussed in the EIR) and the Subcommittee Alternative. The first change is that the previously proposed luxury hotel has been replaced by a Cultural Arts Facility and Amphitheater. There is a corresponding reduction of 190 hotel rooms. The second change is the reduction of residential units from 1400 to 1000, though the total residential square footage remains the same. There are also minor design modifications in the northern residential area. After reviewing the EIR prepared for Alternative 8, the Chula Vista Environmental Review Coordinator for the City is of the opinion that the impacts identified for Alternative 8 are substantially the same as those for Subcommittee Alternative. Consequently, the Council has determined that with the exception of the preparation of this addendum pursuant to California Administrative Code section 15164, no further environmental review (including recirculation of the previously recirculated document) is required under CEQA for the approval of the Concept Plan. 2.0 Environmental Review Requirements Section 15162 of the CEQA Guidelines stipulates that in circumstances where an EIR has previously been prepared and approved for a project, an additional EIR need not be prepared unless: 1. Project changes are proposed with the potential for new significant environmental impacts not considered in the previous EIR; 2. Changes have occurred to the "circumstances under which the project is undertaken" which may result in new, significant environmental impacts not considered int he previous EIR; or 3. Important new information has become available which was not known at the time of EIR preparation and shows: A. The project would have significant impacts not addressed in the EIR; B. Previously identified significant impacts would be substantially more severe; qA,e-s , .. '. ADDENDUM TO FINAL ENVIRONMENTAL IMPACT REPORT [EIR 89-08; SCH # 89062807] MIDBA YFRONT LCP RESUBMITTAL NO.8 AMENDMENT Page 3 C. Mitigation measures previously determined to be infeasible would be feasible and would substantially reduce the significant impact(s); or D. Mitigation measures or alternatives previously not considered would substantially reduce significant impact(s). Section 15164 of the CEQA Guidelines stipulates that the lead agency shall only prepare an EIR addendum if: 1. None of the conditions included in Section 15162 requiring a new EIR have occurred; 2. Only minor technical revisions or additions to the environmental analysis in the EIR are necessary for compliance with CEQA; and 3. The changes to the EIR do not raise "important new issues about the significant effects on the environment. " 3.0 Determination The minor technical revisions under in the Project Description of EIR 89-08 do not change the basic conclusions of the EIR. No new significant environmental impacts have been identified as a result of the minor modifications. This addendum has been prepared in compliance with Section 15164 of the CEQA Guidelines and with the environmental review procedures of the City of Chula Vista. The City's Environmental Review Coordinator has reviewed the requirements in the CEQA Guidelines (Sections 15162 and 15164) for additional environmental documentation relative to the previous decisions, new information which has been developed, and activities which have occurred subsequent to the preparation of the Draft and Final EIRs for this project. The City has concluded that: 1. The minor changes in the project design which have occurred since completion of the Final EIR have not CI'e$lted any new significant environmental impacts not previously addressed in the Final EIR; 2. Additional or refmed environmental data available since completion of the Final EIR does not indicate any new significant environmental impacts not previously addressed in the Final EIR; and ollo ,.., 'lA4~ --J, ADDENDUM TO FINAL ENVIRONMENTAL IMPACT REPORT [EIR 89-08; SCH # 89062807] MIDBA YFRONT LCP RESUBMITTAL NO.8 AMENDMENT Page 4 3. Additional or refined information available since completion of the Final EIR regarding the potential environmental impact of the project, or regarding the measures or alternatives available to mitigate potential environmental effects of the project, does not show that the project will have one or more significant impacts which were not previously addressed in'the Final EIR. Therefore, in accordance with Section 15164 of the CEQA Guidelines, the City has prepared this addendum to the Final EIR to document the information and analysis which lead to these conclusions. No public review of this addendum is required. [C:\WP51IBAYFRONTIADDENDUM,TXT] [For C<luncilI1l4/92] fjA4e7 " ~ " RESOLUTION NO. I ~ lj iJ, It:> RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT FOR THE MIDBA YFRONT CONCEPTUAL DEVELOPMENT PLAN (SUBCOMMITTEE ALTERNATIVE)(EIR NO. 89-08) SCH #89062807 \ \ \ WHEREAS, a draft Environmental Impact Report, dated August 1990, evaluating the proposed Midbayfront Local Coastal Program (LCP) Resubmittal was prepared and was transmitted by the City of Chula Vista, as lead agency, to all concerned parties for review and comment; and WHEREAS, notice of the availability of the draft Environmental Impact Report was given as required by law; and WHEREAS, written comments from the public on the draft Environmental Impact Report were accepted from August 6, 1990 to September 26, 1990; and WHEREAS, the City Planning Commission held a public hearing and accepted public testimony on the draft Environmental Impact Report on September 26, 1990; and WHEREAS, at this hearing, CHULA VISTA INVESTORS (the project applicant) introduced a new revised concept plan described as Alternative 8; and WHEREAS, based on new information raised in the public comment period and at the public hearing, a Recirculated Draft Environmental Impact Report, dated July 1991, was prepared for Alternative 8; and WHEREAS, the Recirculated Draft supersedes the previous Draft Environmental Impact Report; and WHEREAS, the Recirculated Draft Environmental Impact Report, dated July 1991, evaluating the proposed Midbayfront LCP Resubmittal No.8 Amendment project, was prepared and was transmitted by the City of Chula Vista to all concerned parties for review and comment; and WHEREAS, notice of the availability of the Recirculated Draft Environmental Impact Report was given as required by law; and WHEREAS, written comments from the public on the Recirculated Draft Environmental Impact Report were accepted from AprillO, 1991 to May 22, 1991; and WHEREAS, the public review period on the Recirculated Draft EIR was extended until May 24, 1991 to allow additional response time for the U.S. Fish and Wildlife Service; and Certification of EIR Page 1 qA-1 WHEREAS, the City Planning Commission held a public hearing and accepted public testimony on the Recirculated Draft Environmental Impact Report on May 22, 1991; and WHEREAS, agency and public comments have been addressed in the Final Environmental Impact Report for Midbayfront LCP Resubmittal No.8 Amendment, dated July 1991; and WHEREAS, the Midbayfront LCP Resubmittal No. 8 project was heard by the City Planning Commission on July 24, 1991; and WHEREAS, the City Council certified the Final Environmental Impact Report on August 20, 1991; and WHEREAS, the City Council adopted Resolution No. 16328 on August 20, 1991, which neither approved nor disapproved of the project but referred the project to the Bayfront Planning Subcommittee for their review and recommendation; and WHEREAS, the Bayfront Planning Subcommittee held approximately 15 public meetings and recommended to the City Council to approve the Resubmittal No. 8 with minor modifications (the "Subcommittee Alternative"); and WHEREAS, these minor modifications to Alternative 8 include the elimination of a previously designated luxury hotel and placing in its stead a proposed Cultural Arts facility on three acres; and WHEREAS, the Final EIR certified by the City Council on August 20, 1991 addressed the impacts; and WHEREAS, public notice was given on December 11, 1991, that the Final EIR for Resubmittal No. 8 would be used as the EIR for the Midbayfront Conceptual Development Plan (Subcommittee Alternative); and WHEREAS, the Final Environmental Impact Report is a Program EIR prepared in accordance with California Administrative Code Section 15168 and the Planning Commission and the City Council recognize that further environmental review will be required for the LCP resubmittal, the General Plan Amendment, Redevelopment Plan amendments and site construction; and WHEREAS, the Final Environmental Impact Report was prepared in accordance with the provisions of the California Environmental Quality Act and its applicable Guidelines and the ordinances of the City of Chula Vista; Now, therefore, the City Council of the City of Chula Vista does hereby find, determine, resolve and order as follows: 1. That the "Final Environmental Impact Report Midbayfront LCP Resubmittal Certification of EIR Page 2 qA~2. No. 8 Amendment, Volume I and Volume II" dated July 1991, is adequate for the City Council's consideration of the Subcommittee Alternative; 2. That the Final Environmental Impact Report has been reviewed and considered by the City Council of the City of Chula Vista. 3. That the Final Environmental Impact Report including Addendum is hereby certified by the City Council to have been completed in compliance with the California Environmental Quality Act, all applicable guidelines, and all ordinances of the City of Chula Vista. 4. That the City Clerk shall certify to the passage and adoption of this resolution; shall cause the same to be entered in the book of original resolutions of said Commission; shall make a minute of the passage and adoption thereof in the record of the proceedings of the City Council of said City in the minutes of the meeting at which same is passed and adopted. Chris Salomone, Director of Community Development Presented by b:\bayfront2.rea Certification of EIR Page 3 '1A-3 ITEM TITLE: {OR} {OR} SUBMITTED BY: REVIEWED BY: COUNCIL AGENDA STATEMENT Item il..EL Meeting Date 01114/92 PUBLIC HEARING CONSIDERATION OF CONCEPTUAL DEVELOPMENT PLAN FOR MIDBAYFRONT STATEMENT OF PREFERENCE' A' CONCEPTUAL DEVELOPMENT PLAN--STAFF ALTERNATIVE, WITH CLARIFYING TEXT AS CONTAINED IN SECTION 1.A (OF THIS REPORT) WHICH SPECIFIES CERTAIN ITEMS TO BE SPECIFICALLY ADDRESSED IN THE LCP RE-SUBMITTAL, THE GENERAL PLAN AMENDMENT SUBMITTAL, OR AN AGREEMENT BETWEEN THE APPLICANT AND THE CITY OR REDEVELOPMENT AGENCY (if preferred, refer back to staff for proper environmental preparation) STATEMENT OF PREFERENCE 'B' CONCEPTUAL DEVELOPMENT PLAN OF THE BA YFRONT PLANNING SUBCOMMITTEE! APPLICANT ALTERNATIVE, WITH CLARIFYING TEXT AS CONTAINED IN SECTION 1.B (OF THIS REPORT) WHICH SPECIFIES CERTAIN ITEMS TO BE SPECIFICALLY ADDRESSED IN THE LCP RESUBMITT AL, THE GENERAL PLAN AMENDMENT SUBMITTAL, OR AN AGREEMENT BETWEEN THE APPLICANT AND THE CITY OR REDEVELOPMENT AGENCY STATEMENT OF PREFERENCE 'c' CONCEPTUAL DEVELOPMENT PLAN OF THE BA YFRONT PLANNING SUBCOMMITTEE/APPLICANT ALTERNATIVE AS MODIFIED BY THE PLANNING COMMISSION, WITH CLARIFYING TEXT AS CONTAINED IN SECTION 1.C (OF THIS REPORT) WHICH SPECIFIES CERTAIN ITEMS TO BE SPECIFICALLY ADDRESSED IN THE LCP RESUBMITTAL, THE GENERAL PLAN AMENDMENT SUBMITTAL, OR AN AGREEMENT BETWEEN THE APPLICANT AND THE CITY OR REDEVELOPMENT AGENCY (if 'B' or 'c' preferred, so indicate and adopt Resolution 16467) Community Development Director L .s ' City Managerp (4/Sths Vote: Yes _ No X) q8-J BACKGROUND: In 1972 the City of Chula Vista hired Sedway-Cooke, a San Francisco planning firm, to evaluate options and prepare a master plan for the Bayfront. In 1972 Proposition 20, the Coastal Initiative, was passed by the voters of California. Proposition 20 mandated the preparation of the California Coastal Plan, which was issued in 1975. The California Coastal Plan and subsequent legislation established a stringent review process for proposed projects in the California Coastal Zone. In 1974, the City established the Bayfront Redevelopment Project Area, which encompassed the majority of the land in the Chula Vista Coastal Zone. In 1976 the City of Chula Vista requested consideration of its plan by the California Coastal Commission. However, the plan was subjected to a new series of environmental and coastal review processes because of the timing of the submittal. An Environmental Impact Report was prepared and financial and engineering feasibility studies were completed. During the period required for further review, Santa Fe Railroad, the primary owner of the undeveloped portion of the Chula Vista Bayfront, initiated legal proceedings against the City based on their objections to plan provisions requiring marsh preservation. This litigation was dropped in 1981. In 1978 the City formally submitted its Bayfront plan for consideration by the Coastal Commission. In June 1979 the Regional Coastal Commission in San Diego approved the City's plan. The only modification imposed by the regional commission was to reduce the size of the hotel on Gunpowder Point from 700 to 350 rooms, with an option to go to the full 700 rooms as proposed after certain specific environmental concerns were addressed. In September 1979 the State Coastal Commission voted to reject the City's plan. The Coastal Commission staff had recommended denial of the plan based on concerns regarding impacts of development on Gunpowder Point and D Street Fill and construction of the roadways to serve those areas. After its plan was rejected by the Commission in 1979, the City obtained the services of the Pacific Legal Foundation to review the procedures of the Coastal Commission in acting on the City's proposal. The Coastal Commission subsequently reheard and denied the plan in 1981. In March 1984 Chula Vista's Bayfront Land Use Plan, revised to reflect new environmental information, received Coastal Commission approval. The implementing ordinances were certified by the Coastal Commission in June 1985. Following certification of the City's Local Coastal Program (LCP) , which is comprised of the Land Use Plan and the implementing ordinances, the Sierra Club filed suit against the Coastal Commission for improper certification. (The Sierra Club dropped this suit following the 1988 settlement agreement [described below)). Federal permits were needed by the City to implement its certified LCP. The Section 404 Permit Applications were filed but concerns were raised by the U.S. Fish and Wildlife Service (FWS) that implementation of the City's LCP would adversely impact endangered species habitat. This habitat was required to be set aside for preservation and recreation purposes as mitigation for the freeway/flood control project that adjoins the northern portion of the Chula Vista Bayfront. qg ..z.. Page 3, Item No. q.B Meeting Date 01114/92 In 1986 the Sierra Club filed a lawsuit against the Secretary of the Army (Marsh) because the property that was required to be dedicated to the federal government as mitigation for the freewaylflood control project had never been transferred to a public agency. In August 1986 the FWS formally requested the U.S. Army Corps of Engineers (Corps) to re-initiate the endangered species (Section 1) consultation on the freewaylflood control project. In July 1987 following a decision by the Ninth Circuit Court of Appeals in May 1987 enjoining the federal project, the Corps formally re-initiated consultation with the FWS. That consultation resulted in a settlement agreement that was entered into in Apri11988 among Santa Fe Land Improvement Company, the County of San Diego, the Corps, the FWS, the Federal Highway Administration, and CalTrans. That settlement agreement required that Gunpowder Point, D Street Fill, and the entire Paradise Creek and Sweetwater Marsh complex (including the F-G Street Marsh) be deeded to the FWS as a National Wildlife Refuge. In August 1988 the Midbayfront, the principal remaining undeveloped portion of the Chula Vista Bayfront, was sold to Chula Vista Investors (CVI). The new property owner began preparing a plan to propose modifications to the certified LCP to allow a mixed-use development. CVl's plan included a resubmittal of the LCP, along with a conceptual development plan consistent with the proposed changes to the LCP. The City required that an Environmental Impact Report (EIR) be prepared to address the potential environmental impacts of the proposed plan resubmittal. The EIR process began in June 1989 with a Notice of Preparation. The Final Environmental Impact Report (FEIR) for the Midbayfront LCP Resubmittal No.8 Amendment (July 1991) was certified by the City Council on August 20, 1991. The FEIR contains the CEQA compliance record for the proposed plan-level action that had been processed beginning with the Notice of Preparation in June 1989 to the completion of the FEIR in June 1991. The FEIR analyzed the applicant's original project, his revised (Alternative 8) project, and seven other alternatives developed by staff, and/or required by CEQA. The Alternative 8 Revised Development Plan, was similar to the applicant's original proposed project in types of land uses proposed. It differed from the original proposal by reducing the density of the project from 3.6 million square feet (without Rohr site) to the revised project of 3.3 million square feet. The original project had, in addition to the applicant's project, included 560,000 square feet of office/professional use for Rohr; now Rohr is being processed separately. No modifications to the originally proposed LCP Resubmittal document were made as part of the Alternative 8 Revised Development Plan. The Alternative 8 Revised Development Plan was heard by the City Planning Commission on July 24, 1991 and the City Council on August 20, 1991. The recommendation of the Planning Commission, and the resolution adopted by the City Council directed staff to work with the applicant and the Bayfront Planning Subcommittee to resolve key issues associated with the project including: qg.,3 Page 4, Item No. Meeting Date 01114/92 . Determination of appropriate land use intensity. . Siting of buildings exceeding two stories away from the perimeter of the site where they conflict with public open space uses and uses of the adjacent National Wildlife Refuge. . Preservation of public views to the bay from "E" and "F" Streets and elimination of buildings west of Marina Parkway to ensure public views to the bay and wetlands from Marina Parkway. . Evaluation of the potential for inclusion of a cultural arts facility in the plan. . Exploration of alternative phasing and financing programs to increase the financial feasibility of the plan. . Resolution of unmitigated impacts in the areas of traffic, land use, visual quality, parks/recreation/open space and schools. Bavfront Planninl! Subcommittee Process The Bayfront Planning Subcommittee was established by the City Council in May 1991, in an effort by the Council to increase public participation in the Bayfront Planning process. In addition to a nine member appointed Subcommittee, Mayor Nader and Councilwoman Grasser Horton serve on the Subcommittee. Councilman Jerry Rindone served as a member of the Subcommittee prior to Councilwoman Grasser Horton's appointment. The following list includes the name and the appointing commission/councilmember for each member of the Bayfront Planning Subcommittee: Subconunittee Member Aooointinl! Conunission/Councilmember Pat Ables John Ray William Tuchscher Joe Casillas Larry Dumlao Russ Bullen John Moot William Virchis Glen Goerke Will Hyde (ex -officio) William Barkett (ex -officio) John Wehbring1 (ex -officio) Cultural Arts Commission Resource Conservation Conunission Economic Development Commission Planning Commission Mayor Nader Councilman Moore Councilman Malcolm Councilman Rindone Councilwoman Grasser Horton Bayfront Planning Subcommittee Bayfront Planning Subcommittee San Diego Unified Port District 1 Recently appointed. ql$.. tf Page 5, Item No. ~ Meeting Date 01114/92 The Bayfront Planning Subcommittee has been meeting regularly with staff and the applicant. These meetings have included informal presentations by both staff and the applicant, as requested by the Subcommittee members. Subjects discussed include: the history of the Bayfront; the subcommittee's vision for development of the Bayfront; the Environmental Impact Report; traffic/circulation; economics; water access; land use mix, density/intensity/bulk and building height; location, configuration, and amount of parkland; public access; critical edge conditions; open space/development interface; schools; view corridors; shade/shadow impacts; possible inclusion of a cultural arts facility; and, conceptual plan criteria. Through consideration of these several issues, a consensus was reached by a majority of the Subcommittee members regarding the basic parameters of a recommended conceptual development plan. Concentual Develonment Plan The Conceptual Development Plans (Subcommittee/Applicant's Plan, and Staff's Plan) under consideration are intended to provide a bridge between the Goals and Objectives for the Midbayfront Planning Program, previously adopted by the Agency, and the required, but significantly more detailed, LCP Re-submittal and General Plan Amendment submittal. The differences between the Subcommittee! Applicant Plan and Staff Plan are shown on Table 1. The LCP Resubmittal document, to be prepared upon approval of a Conceptual Development Plan, will be a lengthy document, which will include the detailed regulations and implementation programs necessary to design and regulate a project of this size and complexity. It should be noted that the previous alternatives considered by the Commission and City Council included the Rohr campus south of Lagoon Drive ("F" Street). This portion of the Midbayfront site is now being considered as a separate application and has, therefore, been deleted from the exhibits and statistics of this Conceptual Development Plan. It accounted for approximately 560,000 square feet of office development in the statistics of the previous alternatives. Cf f3 ...E Page 6, Item No. Meeting Date 01/14/92 Table 1 SUBCOMMl'ITEE STAFF LAND USE RECOMMENDATION RECOMMENDATION Residential . Maximum 1000 duo . Maximum 1000 duo . Maximum 1.355 million square . Maximum 1.355 square feet. feet. . 700 du in northern area, 300 du . 700 du in northern area and 300 in core. du in core. . Minimum 25 percent units in northern area 3 bedroom. Hotel . Maximum 1610 hotel units in . Maximum 1200 hotel units in four hotels (Inn on City-owned four hotels (one of hotels [Inn] property would be in addition to on City-owned property). applicant's hotels.) Cultural Arts Facility . Location recommended to be . Ultimate location in City to be west of Marina Parkway (if that determined by City Council. location infeasible, then would be . Location to be determined upon located somewhere in core). completion of proposed site . Development of limited environmental/planning analysis, recreation! commercial uses could and upon completion of cultural be allowed adjacent to this arts facility analysis. facility. . This recommendation contingent upon results of cultural arts facility analysis, and City Council determi-nation of location within the City. Retail Commercial . Maximum 150,000 square feet. . Maximum 150,000 square feet. Office/Professional . Maximum 140,000 square feet. . Maximum 60,000 square feet. *60,000 in core area; 80,000 in City-owned parcel of mixed use (office/visitor-serving/ commercial). q~ .~ Page 7, Item No. Meeting Date 01/14/92 RECOMMENDATION: SECTION 1.A It is recommended that the City Council adopt a resolution: A. Approving the Conceptual Development Plan - Staff Alternative, with the following clarifying text which specifies certain items to be specifically addressed in the LCP Re-submittal, tlJ.e General Plan Amendment submittal, or an agreement between the applicant and the City or Redevelopment Agency: 1) Phasing: Project phasing shall be programmed to ensure fiscal benefits to the City, and early implementation of public parks. Updated and objective market, economic, and fiscal analyses shall be provided prior to the commencement of any phase of development. Phasing program shall be conditioned to require performance guarantee of developer. The first phase shall include development of the core area comprising the lagoon, core hotels, retail/commercial with residential above, and sports complex. Residential development in the northern area (north of Marina Parkway) may be included to a maximum of 25 percent of the total number of units; 2) Public Lagoon: The centra1lagoon may include an area of approximately one acre for public swimming/wading; 3) Private Lagoon: The private lagoon in the northern residential area would be a private amenity for that area; 4) Optional Cultural Arts Facility: The area at the northeast corner of the intersection of Lagoon Drive and Marina Parkway may be reserved for the potential Cultural Arts Facility until the Candidate Site west of Marina Parkway has been accepted by the City as adequate for the intended purpose, or it is determined by the City not to proceed with a cultural arts facility in this area because more feasible and/or desirable sites elsewhere in the City may be determined by the City Council; 5) Nature Interpretive Center Benefit or Assessment District: The properties enjoying the benefits of the Nature Interpretative Center (including the Midbayfront) will be included within a yet to be established Benefit or Assessment District which will contribute full operational costs of Center programs); and q f6~7 Page 8, Item No. Meeting Date 01114/92 6) Density: Notwithstanding the maximum residential densities indicated on the Conceptual Development Plan, the policies of the General Plan and applicable City ordinances shall be applied in the review of project applications. The residential maximum is 1000 du's, with a maximum square footage of 1.355 million and 25 percent of the units in the northern area to be three bedroom. A maximum of 700 du's will be contained in the residential area north of Marina Parkway. The maximum number of hotel units is 1200; 7) BuDding Heights: Residential: Residential structures adjacent to the Park along the western and northern edge of the residential parcel shall be limited to two stories. Two residential high rise structures are required and may be no higher than 17 stories nor less than 10 stories. Rc;sidential uses in the Resort area shall not be permitted on the first level, but shall be mixed with and above other retail uses; Hotels: A minimum of 2 high rise hotels are required and shall be no higher than 229 feet (approximately 22 stories) nor less than 10 stories; 8) Parking: A minimum of 75 percent of the required parking for the Resort and Residential uses shall be provided in subterranean or concealed parking structures; 9) Bike/Hiking Trails: An integrated trail system to maximize trail and visual access to the bayfront shall be provided and shall provide linkage to the Chula Vista Greenbelt (as described in the General Plan); 10) Water Access: A location for future direct access to the Bay shall be identified on the final plan in the event that future Federal, State, and Port District approvals would permit such access; 11) Traffic: A traffic monitoring program shall be established as an implementation and phasing requirement; 12) Conversion of Hotels: Hotels may not be converted for residential use, and authorized but unbuilt hotel units are not contemplated for residential use; 13) Family and Luxury Housing: A minimum of 25 percent of the dwelling units in the northern residential neighborhood shall be 3-bedroom units (700 du X 25% = 175 du); q ~ -8' Page 9, Item No. Meeting Date 01114/92 14) Affordable Housing: The project shall address the City's policy and practice of providing a 10 percent Affordable Housing goal (per City's Housing Element); 15) Air Quality: An Air Quality Improvement Plan (as defined in the Growth Management Ordinance) shall be required for approval concurrently with the project submittal (SPA Plan); 16) Water Conservation: A Water Conservation Plan (as defined in the Growth Management Ordinance) shall be required for approval concurrently with the project submittal (SPA Plan); 17) Schools: An agreement will be reached between the Districts, applicant, and City to assure that facilities for students generated by the project will be available when needed; 18) Economic Feasibility: An Economic Feasibility Analysis shall be approved prior to, or concurrently with, the approval of the LCP Resubmittal. The report shall be prepared in a format acceptable to the City's Director of Finance and be available with adequate lead time for a thorough staff review. The criteria for approval of this report shall be that it demonstrates clearly that the project/phasing proposed is economically feasible. The report shall include a supportable statistical basis for marketing (revenue/ absorption) and costs associated with the feasibility analysis. B. Direct staff to continue to work with the applicant on a priority basis in processing the General Plan Amendment and LCP Re-submittal, and provide a monthly report to the City Council on the processing status of this project. SECTION l.B Should the City Council wish to support the Bayfront Planning Subcommittee/Applicant Alternative Plan2, the resolution would be modified as follows: A. Approve the Conceptual Development Plan of the Bayfront Planning Subcommittee! Applicant Alternative, with the following clarifying text recommended by the Subcommittee which specifies certain items to be specifically 2 Should the City Council recommend this Plan, staff strongly urges consideration of the following elements which were described previously in the Staff recommendation: Phasing, Parking, Bike/Hiking Trails, Water Access, Traffic, Conversion of Hotels, Family and Luxury Housing, Affordable Housing, Air Quality, Water Conservation, Schools, Private Lagoon, Nature Interpretive Center, and Economic Feasibility. q ~ -9 Page 10, Item No. Meeting Date 01114/92 addressed in the LCP Resubmittal, the General Plan Amendment submittal, or an agreement between the applicant and the City or Redevelopment Agency: 1) Public Lagoon: The lagoon west of Marina Parkway shall be investigated for the possibility of swimming/wading; 2) Cultural Arts Facility: The area west of Marina Parkway shall be the preferred location for a facility. If this location is proven to be infeasible, then a location somewhere in the core area will be used for the facility. Development of limited recreation! commercial uses could be allowed adjacent to this facility (within parameters of certified FEIR); 3) Density: The residential maximum is 1000 du's comprising a maximum square footage of 1.355 million. A maximum of 700 du's will be contained in the residential area north of Marina Parkway. The maximum number of hotel units is 1610; 4) Building Heights: Residential: Residential structures adjacent to the Park along the western and northern edge of the residential parcel shall be limited to two stories. Two residential high rise structures are required and may be no higher than 22 stories. Residential uses in the Resort area shall not be permitted on the first level, but shall be mixed with and above other retail uses; Hotels: A minimum of 2 high rise hotels are required and shall be no higher than 22 stories (229 feet); SECTION l.C Should the City Council wish to support the Bayfront Planning Subcommittee/Applicant Alternative Plan as modified by the Planning Commission3, the resolution would be modified as follows: A. Approve the Conceptual Development Plan of the Bayfront Planning Subcommittee/ Applicant Alternative as modified by the Planning Commission, with the following clarifying text which specifies certain items to be specifically addressed in the LCP 3 Should the City Council recommend this Plan, staff strongly urges consideration of the following elements which were described in the Staff recommendation: Parking, Affordable Housing, Family and Luxury Housing, Conversion of Hotels, and Private Lagoon. q1!-ID Page 11, Item No. Meeting Date 01114/92 Resubmittal, the General Plan Amendment submittal, or an agreement between the applicant and the City or Redevelopment Agency: 1) Public Lagoon: The lagoon west of Marina Parkway shall be investigated for the possibility of swimming/wading; 2) Cultural Arts Facility: The area west of Marina Parkway shall be the preferred location for a facility. If this location is proven to be infeasible, then a location somewhere in the core area will be used for the facility. Development of limited recreation/commercial uses could be allowed adjacent to this facility (within parameters of certified FEIR); 3) Density: The residential maximum is 1000 du's comprising a maximum square footage of 1.355 million. A maximum of 700 du's will be contained in the residential area north of Marina Parkway. The maximum number of hotel units is 1610; 4) Building Heights: Residential: Residential structures adjacent to the Park along the western and northern edge of the residential parcel shall be limited to two stories. Two residential high rise structures are required and may be no higher than 22 stories. Residential uses in the Resort area shall not be permitted on the first level, but shall be mixed with and above other retail uses; Hotels: A minimum of 2 high rise hotels are required and shall be no higher than 22 stories (229 feet); 5) Schools: Development shall be restricted until assurance that facilities for students generated by the project will be available when needed; 6) Phasing: Project phasing shall be programmed to ensure fiscal benefits to the City, and early implementation of public parks. Updated and objective market, economic, and fiscal analyses shall be provided prior to the commencement of any phase of development. The first phase shall include development of the core area comprising the lagoon, core hotels, retail/commercial with residential above, and sports complex. Residential development in the northern area (north of Marina Parkway) may be included to a maximum of 25 percent of the total number of units. q t6 ..II Page 12, Item No. Meeting Date 01114/92 1) BikelRiking Trails: An integrated trail system to maximize trail and visual access to the bayfront shall be provided and shall provide linkage to the Chula Vista Greenbelt (as described in the General Plan); 8) Water Access: A location for future direct access to the Bay shall be identified on the final plan in the event that future Federal, State, and Port District approvals would permit such access; 9) Traffic: A traffic monitoring program shall be established as an implementation and phasing requirement; 10) Conversion of Hotels: Hotels may not be converted for residential use; 11) Air Quality: An Air Quality Improvement Plan (as defined in the Growth Management Ordinance) shall be required for approval concurrently with the project submittal (SPA Plan); 12) Water Conservation: A Water Conservation Plan (as defmed in the Growth Management Ordinance) shall be required for approval concurrently with the project submittal (SPA Plan); 13) Nature Interpretive Center Assessment District: The properties enjoying the benefits of the Nature Interpretative Center (including the Midbayfront) will be included within a yet to be established Assessment District which will contribute funds toward Center programs); and 14) Economic Feasibility: An Economic Feasibility Analysis shall be approved prior to, or concurrently with, the approval of the LCP Resubmittal. The report shall be prepared in a format acceptable to the City's Director of Finance and be available with adequate lead time for a thorough staff review. The criteria for approval of this report shall be that it demonstrates clearly that the project/phasing proposed is economically feasible. The report shall include a supportable statistical basis for marketing (revenue! absorption) and costs associated with the feasibility analysis. BOARDS/COMMISSIONS RECOMMENDATION: The minutes of the December 18, 1991 Planning Commission meeting on this item are attached [see Attachment A]. The Planning Commission adopted the Bayfront Planning Subcommittee! Applicant Alternative Plan and modified it by adding additional text. The Planning Commission's adopted Plan is the same as given under Section l.C [see pages 11 and 13 of this report]. q IE... /2.. Page 13, Item No. Meeting Date 01/14/92 DISCUSSION: In conjunction with the Bayfront Planning Subcommittee process, a series of Issue Papers were developed by staff to address key issues under consideration and were presented at each subcommittee meeting. The discussion below will address and summarize some of those issues, as well as outline the issues involved in the differences between the two Conceptual Development Plans being presented. Environmental and Develnnmeut Issues 1. FEIR The FEIR certified by the City Council on August 20, 1991 addressed the impacts of alternatives that will have similar impacts as those associated with either of the Conceptual Development Plans presented. Though the Conceptual Development Plans have attempted to reduce impacts identified in the previously considered n Alternative 8" plan, 'the impact determinations and mitigation measures identified in the FEIR remain valid for either Conceptual Development Plan. 2. Traffic During the Subcommittee planning process, it was learned that improvements on E Street (restriping the bridge) included by CalTrans in their current construction program make feasible one of the mitigation measures identified in the FEIR. 3. Schools According to the Chula Vista Elementary School District, Feaster and Vista Square Elementary Schools are currently experiencing severe overcrowding. Chula Vista Junior High and Chula Vista High School are at 125 percent and 135 percent of permanent capacity, respectively. Residential development on a Citywide basis generates 0.3 elementary school students and 0.29 junior and high school students per dwelling unit. Based on the 1,000 dwelling units proposed, the following students would be generated: . Elementary School - 300 students . Jr. and Sr. High School - 290 students C(l3 ...1.3 Page 14, Item No. Meeting Date 01114/92 In addition to the clear need for added school facilities associated with the project, the 1-5 freeway forms a barrier between the Midbayfront area and any school. This precludes the possibility of students walking to school, thereby creating increased transportation costs along with facility impacts. The applicant and Chula Vista Elementary School District have indicated that the problem can be solved with adequate economic funding, but no specific proposal has been made. The Sweetwater Union High School District has indicated that they would require Mello Roos and/or other financing to resolve impacts. A clearly defined program will be required of the applicant. 4. Building Heights Some high rise development in the Midbayfront has been considered as preferable to a monotonous pattern of 4-5 story development. In fact, a variety of building heights, with a high rise building serving as a focal point has been identified as the desirable urban form. The previous plans by the applicant indicated high rise residential structures in close proximity to the open space adjacent to the National Wildlife Refuge. In the Conceptual Development Plans, these towers have been reduced to two structures which are located in the eastern portion of the residential neighborhood (away from the Refuge, close to the core) . The high rise structures are an important element of the urban form created for the Midbayfront and the lack of such structures would be inconsistent with the Conceptual Development Plans being considered. The staff recommendation therefor includes a minimum and maximum height for these structures, to insure their inclusion at an appropriate size. The maximum height is dependent on satisfaction of planning and design considerations at the project level; it is not a given. Of equal importance is reduced building height along the public park areas. The applicant has proposed, and staff agrees, that these buildings will be limited to two stories. 5. Land Use The recommendations of the Subcommittee/applicant and the staff are consistent with respect to land use with the exception of one parcel. This is the City-owned parcel adjacent to the "E" Street off-ramp from southbound 1-5 and east of the SDG&E easement. This City-owned parcel is somewhat isolated from the remainder of the Midbayfront. Because of its excellent freeway exposure, the site is a candidate for each of the land uses recommended by the Subcommittee: retail, office, or hotel (inn). Consideration of other factors however, indicates that the hotel (inn) use is most appropriate. 98.-1,/ Page 15, Item No. Meeting Date 01114/92 The size of the parcel restricts the opportunity for mixed-use development. Although the site has good freeway exposure, awkward access from the major streets and its somewhat remote location from the resort core area diminish its suitability for retail use. Suitability for office use is limited by the lack of demand for such uses. However, inquiries to the City have indicated a strong demand for an inn on the site. The interest seems to be based primarily on its freeway exposure, rather than its relationship with the resort core. Such a use with good freeway exposure can draw visitors director from the freeway, more or less independently of other uses. Staff therefore recommends a single designation of Visitor Serving Commercial with an allocation of 250 rooms for this site. Previous Council actions on this site (issuance of RFP for hotel use) reinforces this recommendation. It is anticipated that this use would consist of low- to mid-rise structure. The applicant has indicated this site for office uses. The Subcommittee voted to have a mixed use designation for this site consisting of office and visitor commercial uses. 6. Residential Intensity and Building Bulk There is consistency between the recommendation of the Subcommittee/applicant and the staff on the maximum number and square footage of dwelling units. The maximum number of units would be 1000, and maximum square footage would be 1.355 million. 7. Hotel Intensity The Conceptual Development Plans recommended by staff and the subcommittee indicate different intensities for hotel rooms within the Resort Core. The reduced level in the Staff Alternative reflects a concern related to both intensity and marketability. Early analysis indicated that the number of hotel rooms proposed by the applicant was inconsistent with the number which the hotel market could accommodate in the foreseeable future. Staff believes it is preferable to have fewer hotel rooms at a higher occupancy rate than an over built or vacant site. No objective market analysis has been provided by the applicant which demonstrates that the proposed number of high end hotel rooms can be supported in San Diego's competitive market. A second issue with respect to hotel rooms is the bulk of buildings within the Resort Core. The staff believes a reduction in the total square footage of the hotel buildings will create an improved level of building intensity and urban form. The staff's recommendation allows the applicant the option of creating two or three high rise hotels. The staff also recommends that no conversion of hotel units to residential use be allowed, nor would authorized but unbuilt hotel units be contemplated for residential use. q~ -/j Page 16, Item No. Meeting Date 01114/92 8. Economics Williams-Kuebelbeck & Associates (WKA) has provided extensive economic analyses related to the proposed development of the Bayfront area. Attached is their memorandum dated January 3, 1992 [see Attachment B) that provides a Financial Feasibility Analysis of Revised Staff and Subcommittee Alternatives - Chula Vista Bayfront Project. Fox complex, long-range mixed-use projects WKA uses a discounted cash flow (DCF) analysis to evaluate economic feasibility. This type of analysis is a dynamic analysis and can best analyze the changing market conditions. DCF analysis allows a long-term view of a project but summarizes long-range projections in terms of two fmancial performance measures: internal rate of return (IRR) and net present value (NPV). The analysis looks at annual capital costs as well as annual operating revenues in order to determine net annual cash flows. It also takes into account future revenue and expense increases. WKA has provided a financial feasibility analysis for the Subcommittee Development Alternative and the Staff Development Alternative. The Subcommittee Alternative was analyzed based on three different scenarios: . Development phasing, income, cost and absorption assumptions based on WKA's knowledge and experience of coastal development projects; . A more aggressive phasing schedule as provided by the developer (applicant), with WKA's income, expense, and absorption assumptions; and . Phasing, income, expense, and absorption assumptions, all as provided by the developer (applicant). The Staff Alternative was evaluated using only WKA's phasing, income, and cost assumptions. The resultant IRR for each of the above alternatives and scenarios are summarized below. Also included is an additional analysis for each alternative that assumed Redevelopment Agency financial participation utilizing up to 50 percent of the net property tax increment revenues generated by the project. q~ ~/I, Page 17, Item No. Meeting Date 01114/92 Table 2 PROJECT INTERNAL RATES OF RETURN (IRRs) (1) CHULA VISTA BAYFRONT PROJECT Baseline (No Agency Develonment Alternatives ParticiDation (percent) Agency Participation (50% Tax Increment- Bond Financin2) '" (percent) Subcommittee Alternative I (WKA Phasing)'" 10.65 11.01 Subcommittee Alternative IT (Dev. Pbasing)P) 10.56 10.90 Subcommittee Alternative ill (Dev. Phasing)") 13.26 13.69 staftOl 10.06 10.34 III This analysis used both a 12 % and 15 % hurdle rate (target 1RRs) as determinants of project financial feasibility. (2) Assumes 2S year tax allocation bond issue at annual 8 % interest rate. P) Denotes WKA assumptions for income, expense, and absotption estimates. (01 Denotes developer (applicant) assumptions for income, expense, and absOIption. As indicated in the table, depending on the assumptions used and whether or not there is Redevelopment Agency financial assistance, the IRR ranges from 10.06 percent to 13.69 percent. The IRRs are somewhat below the 15 percent IRR that WKA advises is the desirable target rate for a project of this risk and complexity, but the range is also above the 10 percent that is considered the bare minimum IRR that would allow a project to proceed. Staff's interpretation is that the economic analysis is somewhat neutral in that it does not clearly conclude one way or the other that the proposed development is economically feasible or infeasible. The economic analysis has identified issues that impact the economic feasibility of the project such as the cost of subterranean parking, phasing and costs of public improvements, and consideration of Redevelopment Agency financial participation. The economic analysis has provided valuable information about the proposed development that will assist in negotiations regarding the Development Agreement. Once the basic land use decisions have been reached the Development Agreement will be a key to determining the financial feasibility of the project. q~ -f7 Page 18, Item No. Meeting Date 01/14/92 9. Parks There are two aspects of the planning for public parkland which must be understood. The first is the minimum amount of parkland required for dedication at the time of subdivision based on the City's park code for residential subdivisions. The project has always included an adequate amount of parkland to satisfy that requirement. The second aspect is the amount of parkland that is appropriate for the area given the project's location and building intensity. This is more than the minimum required by the dedication ordinance. The two Conceptual Development Plans are consistent with respect to the amount of parkland and related buffer areas. The dedication and full improvement of these areas by the applicant is not intended to merely satisfy the park code requirements; it will also provide an offset to the unusual urban intensity being proposed. The issue of "park credit" or credit for lagoons is not an issue unless the applicant does not intend to improve and dedicate all the parkland and buffers indicated on the plan(s). No such intention has been indicated by the applicant at any time. The amount and type of park land and open space are being conceptually planned in order to address the Council's previous concerns about this issue. Involved in this planning process are the U.S. Fish and Wildlife Service, the applicant's biologists and landscape architect, and City staff. A preliminary drawing, which is being revised to address U.S. Fish and Wildlife Service concerns, is attached [see Exhibit 1]. 10. Cultural Arts Facility The City's Cultural Arts Consultant is presently preparing a study to determine the type of, and location for, a cultural arts facility somewhere in the Chula Vista area. The City Council had directed the Subcommittee to consider inclusion of such a facility in the Midbayfront project area. The Subcommittee identified a site west of Marina Parkway for such a facility and City staff has recommended to reserve a site in the core (northeast corner Marina Parkway/Lagoon Drive) if the Subcommittee preferred site were not feasible. The Cultural Arts Consultant is not restricted to the Midbayfront area for determination of an appropriate site; such a site could be located in another area of the City. The [mal approval of the location will be determined by the City Council. However, the Cultural Arts Consultant is identifying a type of facility that would be a viable facility in the Midbayfront if the City desires some type of cultural arts offering in this location. The preliminary results of the Consultant's study was presented to the Bayfront Planning Subcommittee and the Cultural Arts Commission at a joint meeting on January 9, 1992. A verbal report will be provided to the Council tonight. erg../! Page 19, Item No, Meeting Date 01114/92 EnviroDIDPntal Process As stated earlier, the certified FEIR is considered adequate for either of the two Conceptual Development Plans. Upon approval of a Conceptual Development Plan, the City Council will then, in accordance with CEQA, adopt Findings, the Mitigation Monitoring Program, and the Statement of Overriding Considerations. Findings are required by CEQA whenever a significant impact is identified, mitigated or not. The Mitigation Monitoring Program outlines actions and schedules that must occur to achieve mitigation implementation, and the Statement of Overriding Considerations is required when a project would result in significant and unmitigated impacts. The FEIR identified a number of significant and unmitigated impacts, including those not mitigated at the plan level. Since the FEIR is considered adequate for either of the Conceptual Development Plans, its conclusions would remain the same. An Addendum to the FEIR will also be included within the CEQA package, which will describe the approved project and its comparison with Alternative 8. FISCAL IMPACT: Development of the Bayfront area can have a significant positive impact on operating revenues to the City's General Fund in the form of additional sales taxes, transient occupancy taxes, and business licenses, and to the Redevelopment Agency as property tax increment. More specifically, it is estimated (in current dollars) that project buildout will result annually in over $1 million additional sales tax revenue, over $2 million additional transient occupancy tax revenue, and over $4 million in property tax increment to the Redevelopment Agency. The net positive fiscal impact to the City will be determined by the land use decisions, negotiations for the Development Agreement, and the level of fmancial participation, if any, of the Redevelopment Agency in the project. ATIACHMENTS: Attachment A - .Unofficial' Minutes, December 18, 1991 Planning Commission [will be provided under separate cover] III11T S~AIII"'e~ 7 Attachment B - Wi11iams-Kuebelbeck Memorandum dated January 3, 1992 /lliI" U Exhibit 1 - Preliminary Drawing for u.s. Fish and Wildlife Service $,,.~/Il Concept Plan - Staff Alternative [Map] Concept Plan - Subcommittee Alternative [Map] [C:IWP51ICOUNCILIBAYFRONT.1131 Cfi> -Iq RESOLUTION NO. l ~ L/ 107 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA TO APPROVE THE MIDBA YFRONT CONCEPTUAL DEVELOPMENT PLAN (SUBCOMMITTEE ALTERNATIVE), MAKING FINDINGS OF FACT RELATING TO THE FEASIBILITY OF MmGATION MEASURES AND PROJECT ALTERNATIVES, ADOPTING A MITIGATION MONITORING PROGRAM, AND A STATEMENT OF OVERRIDING CONSIDERATIONS WHEREAS, a draft Environmental Impact Report, dated August 1990, evaluating the proposed Midbayfront Local Coastal Program (LCP) Resubmittal was prepared and was transmitted by the City of Chula Vista, as lead agency, to all concerned parties for review and comment; and WHEREAS, notice of the availability of the draft Environmental Impact Report was given as required by law; and WHEREAS, written comments from the public on the draft Environmental Impact Report were accepted from August 6, 1990 to September 26, 1990; and WHEREAS, the City Planning Commission held a public hearing and accepted public testimony on the draft Environmental Impact Report on September 26, 1990; and WHEREAS, at this hearing, CHULA VISTA INVESTORS (the project applicant) introduced a new revised concept plan described as Alternative 8; and WHEREAS, based on new information raised in the public comment period and at the public hearing, a Recirculated Draft Environmental Impact Report, dated July 1991, was prepared for Alternative 8; and WHEREAS, the Recirculated Draft supersedes the previous Draft Environmental Impact Report; and WHEREAS, the Recirculated Draft Environmental Impact Report, dated July 1991, evaluating the proposed Midbayfront LCP Resubmittal No.8 Amendment project, was prepared and was transmitted by the City of Chula Vista to all concerned parties for review and comment; and q c. -1 WHEREAS, notice of the availability of the Recirculated Draft Environmental Impact Report was given as required by law; and WHEREAS, written comments from the public on the Recirculated Draft Environmental Impact Report were accepted from April 10, 1991 to May 22, 1991; and WHEREAS, the public review period on the Recirculated Draft EIR was extended until May 24, 1991 to allow additional response time for the U.S. Fish and Wildlife Service; and WHEREAS, the City Planning Commission held a public hearing and accepted public testimony on the Recirculated Draft Environmental Impact Report on May 22, 1991; and WHEREAS, agency and public comments have been addressed in the Final Environmental Impact Report for Midbayfront LCP Resubmittal No.8 Amendment, dated July 1991; and WHEREAS, the Midbayfront LCP Resubmittal No. 8 project was heard by the City Planning Commission on July 24, 1991; and WHEREAS, the City Council certified the Final Environmental Impact Report on August 20, 1991; and WHEREAS, the City Council adopted Resolution No. 16328 on August 20, 1991, which neither approved nor disapproved of the project but referred the project to the Bayfront Planning Subcommittee for their review and recommendation; and WHEREAS, the Bayfront Planning Subcommittee held approximately 15 public meetings and recommended to the City Council to approve the Resubmittal No. 8 with minor modifications (the "Subcommittee Alternative"); and WHEREAS, these minor modifications to Alternative 8 include the elimination of a previously designated luxury hotel and placing in its stead a Cultural Arts facility on approximately three acres, a reduction of the number of residential units from 1400 to 1000 (though the total square footage remains the same), and minor design modifications to the northern residential area; and WHEREAS, the Final EIR certified by the City Council on August 20, 1991 addressed the impacts; and Resolution re Midbayfront Conceptual Plan Page 2 qc-z. WHEREAS, public notice was given on December 11, 1991, that the Final EIR for Resubmittal No. 8 would be used as the EIR for the Midbayfront Conceptual Development Plan (Subcommittee Alternative); and WHEREAS, the Planning Commission has, by separate resolution (planning Commission Resolution No. EIR-89-08 on July 24, 1991, certified the Final Environmental Impact Report (hereafter "EIR ") pursuant to the California Environmental Quality Act ("CEQA ") (pub. Resources Code, section 21000 et seq.) and the CEQA Guidelines (Cal. Code of Regulations, tit. 14, section 15000 et seq.) which analyzes the environmental effects of the proposed Midbayfront LCP Conceptual Development Plan (Subcommittee Alternative) (hereafter "Project"); and WHEREAS, the ElR identified certain significant and potentially significant adverse effects on the environment caused by the Project; and WHEREAS, the City Council is required, pursuant to CEQA, to adopt all feasible mitigation measures or feasible project alternatives that can substantially lessen or avoid any significant environmental effects; and WHEREAS, the City Council desires, in accordance with CEQA, to declare that, despite the occurrence of certain significant and potentially significant effects that cannot be substantially lessened or avoided through the adoption of feasible mitigation measures or feasible alternatives, there exist certain overriding economic, social, and other considerations for approving the Project that the City Council believes justify the occurrence of those impacts; Now, therefore, the City Council of the City of Chula Vista does hereby find, determine, resolve and order as follows: [1]. Project Approval [Concept Plan]. The City Council approve the Midbayfront LCP Conceptual Development Plan (Subcommittee Alternative). By recommending approval of the conceptual plan, the City Council intends that by its approval of the conceptual plan, only give development processing direction to the staff of the City in order that staff may efficiently and effectively develop an LCP Amendment and General Plan Amendment. Such approval is not intended to constitute fmal approval of the plan at this stage nor is it intended to convey any entitlement or expectation of development to the developer; finally, approval of the concept plan is not intended to commit the Council to approval of the LCP Resubmittal, the General Plan Amendment, or the Redevelopment Plan Amendment, or any other land use right. Rather, the Council shall retain full and unfettered discretion to consider the LCP Resubmittal, the General Plan Amendment, and the Redevelopment Plan Amendment without consequence, despite its decision to approve the Conceptual Development Plan. Resolution re Midbayfront Conceptual Plan Page 3 '1('...3 [2]. CEQA Findings and Statement of Overriding Considerations. a. Adoption of Findings. The City Council does hereby approve, accept as its own, incorporate as if set forth in full herein, and make each and every one of the CEQA Findings attached hereto as Exhibit A. b. Certain Mitigation Measures Feasible and Adopted. As more fully identified and set forth in Exhibit A attached hereto, the City Council hereby finds, pursuant to Public Resources Code section 21081 and CEQA Guidelines section 15091, that certain of the mitigation measures described in the EIR are feasible, and will become binding upon the Project. c. Infeasibility of Mitigation Measures and Alternatives. As set forth in Exhibit A attached hereto, the City Council finds that the remainder of the proposed mitigation measures and none of the proposed project alternatives set forth in the Final EIR can feasibly substantially lessen or avoid the potentially significant effects that will not be substantially lessened or avoided by adoption of all feasible mitigation measures. d. Adoption of Mitigation Monitoring Program. As required by Public Resources Code section 210816, the City Council hereby adopts the mitigation monitoring program ("Program"), set forth in Exhibit B, incorporated herein by reference. The City Council finds that the Program is designed to ensure that, during project implementation, the Project applicant, and other responsible parties, implement the Project components and comply with the feasible mitigation measures identified in the Findings. e. Statement of Overriding Considerations. Even after the adoption of all feasible mitigation measures and alternatives, certain significant or potentially significant adverse environmental effects caused by the Project will remain. Therefore, the City Council hereby issues, pursuant to CEQA Guidelines section 15093 and as set forth in Exhibit A attached hereto, a statement of overriding considerations identifying the specific economic, social, and other considerations that render that unavoidable significant adverse environmental effects acceptable. Resolution re Midbayfront Conceptual Plan Page 4 qC.'f Presented by Chrls Salomonoe, Director of Community Development C:\bayfrmtl.rcl Resolution re Midbayfront Conceptual Plan Page 5 qC-5 , \ , \ ~Eo ---1~ \ , ---- ------ . \ ----' \ _______ ________ ~ i \~ .~ .---\ ~dI' I , , , , , , , \ \ AIZeA U~De.~ C00~IDe.~P':1iotJ , , , , , , , , , , , i ~ 1 \ / , 0<""- ~.."-,,........ ,.,.'~" ,,~~',; ~.' ~ .------= -' ~ "\"" - _::.---- ' .~~D pLAN} LOCATOR NORTH (E'G.M 92_09)MIO-BAyfRON A .-1. ~~ Nader's Proposal Marked to Show Changes from Rindone's Modification RESOLUTXON NO. RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA TO APPROVE THE MIDBAYFRONT CONCEPTUAL DEVELOPMENT PLAN (SUBCOMMITTEE ALTERNATIVE), MAKING FINDINGS OF FACT RELATING TO THE FEASIBILITY OF MITIGATION MEASURES AND PROJECT ALTERNATIVES, ADOPTING A MITIGATION MONITORING PROGRAM, AND A STATEMENT OF OVERRIDING CONSIDERATIONS WHEREAS, a draft Environmental Impact Report, dated August 1990, evaluating the proposed Midbayfront Local Coastal Program (LCP) Resubmittal was prepared and was transmitted by the City of Chula Vista, as lead agency, to all concerned parties for review and comment; and WHEREAS, notice of the availability of the draft Environmental Impact Report was given as required by law; and WHEREAS, written comments from the public on the draft Environmental Impact Report were accepted from August 6, 1990 to September 26, 1990; and WHEREAS, the City Planning commission held a public hearing and accepted public testimony on the draft Environmental Impact Report on September 26, 1990; and WHEREAS, at this hearing, CHULA VISTA INVESTORS (the project applicant) introduced a new revised concept plan described as Alternative 8; and WHEREAS, based on new information raised in the public comment period and at the public hearing, a Recirculated Draft Environmental Impact Report, dated July 1991, was prepared for Alternative 8; and WHEREAS, the Recirculated Draft supersedes the previous Draft Environmental Impact Report; and WHEREAS, the Recirculated Draft Environmental Impact Report, dated July 1991, evaluating the proposed Midbayfront LCP Resubmittal No. 8 Amendment project, was prepared and was transmitted by the city of Chula vista to all concerned parties for review and comment; and ~J WHEREAS, notice of the availability of the Recirculated Draft Environmental Impact Report was given as required by law; and WHEREAS, written comments from the public on the Recirculated Draft Environmental Impact Report were accepted from April 10, 1991 to May 22, 1991; and WHEREAS, the public review period on the Recirculated Draft EIR was extended until May 24, 1991 to allow additional response time for the U.S. Fish and wildlife Service; and WHEREAS, the city Planning Commission held a public hearing and accepted public testimony on the Recirculated Draft Environmental Impact Report on May 22, 1991; and WHEREAS, agency and public comments have been addressed in the Final Environmental Impact Report for Midbayfront LCP Resubmittal No. 8 Amendment, dated July 1991; and WHEREAS, the Midbayfront LCP Resubmittal No. 8 project was heard by the city Planning commission on July 24, 1991; and WHEREAS, the city council certified the Final Environmental Impact Report on August 20, 1991; and WHEREAS, the City Council adopted Resolution No. 16328 on August 20, 1991, which neither approved nor disapproved of the project but referred the project to the Bayfront Planning Subcommittee for their review and recommendation; and WHEREAS, the Bayfront Planning Subcommittee held approximately 15 public meetings and recommended to the City council to approve the Resubmittal No. 8 with minor modifications (the "Subcommittee Alternative"); and WHEREAS, these minor modifications to Alternative 8 include the elimination of a previously designated luxury hotel and placing in its stead a Cultural Arts facility on approximately three acres, a reduction of the number of residential units from 1400 to 1000 (though the total square footage remains the same), and minor design modifications to the northern residential area; and WHEREAS, the Final EIR certified by the City council on August 20, 1991 addressed the impacts; and WHEREAS, public notice was given on December 11, 1991, that the Final EIR for Resubmittal No. 8 would be used as the EIR for the Midbayfront Conceptual Development Plan (Subcommittee Resolution re Midbayfront Conceptual Plan Page 2 Cj -2 ~ ~c-J .~~ (\<'l The Developer shall dedicate the space and parking for same, within the territory of the Conceptual Plan, and either cause the design and construction of, or fund the design and construction of, a 62,000 square foot, 5,000 seat capacity ice rink of such a design that meets with the satisfaction of the city Council; or. in the alternative a park desiqned and constructed to the satisfaction of the citv Council. ~\ C. Develoe!U~nt Agree]llent. ,,\~~ ;\t..l.\U>ow~~'~ \" D loper shall commit, e form of a proposed and execute evelopment Agreement to nd provide the cit with suffieicnt ecurity suffic1e t ec_ uof" '.to---" ,quaraptv como 1 ettEffi.()f""tM lJro'tectLLor j 'l::hc devellJplll..ht: of the- l.ancC' and each part -.ood phase'-ef same.includinq. l!lI~J'BI~ lim' "0" to the' des' ,a, cowotruc . GL- al . benef' ~he CuI ora ccording to the proposed General Plan Amendment and LCP Resubmittal, which shall include the Cultural Arts Facility and Ice Rink in the manner herein ~ provided, at such time as same are returned to the City Council ~~\~~ for their review and approval. The Council mav consider waiv~ ,~ft' the security sufficiency requirement for a Developer that is a ,~V qovernmental aqency. ~ D. Minimal Residential Density to Permit Economic ~.~ F~siliiIUy. ~~ {\-7 UaPaCity of such a design that meets with the satisfaction of the City Council, and which, as part of said financing plan, will provide for significant Developer contribution to such a project, " and which may further provide for Port participation. B. Ice Rink/Park. At the time the General Plan Amendment and/or the LCP Resubmittal is returned to the Council for approval. it shall be accompanied by an economic feasability analysis that demonstrates the minimum number of residential units that can be built and still permit the protect to remain economically feasible. E. Limited Number of Hiqh Rises. The General Plan Amendment and LCP Resubmittal shall be processed to provide no more than four (4) "hiqh rise" structures. F. Additional Staff Conditions other Than Phasinq. The General Plan Amendment and the LCP Resubmittal shall be processed in the manner that includes the Staff ",0 '/~ ~ 1 21" i Q,' )0, ~ Resolutio"n r,e" Mid, ba,Yfront, Conceptual PI n 'jY\uX ~~)1, , ",~~-(ll~t:-?) Page 4 I"~ 1.1 ("C,\ Jy, -0 VI 0..-t. I'~ ,--U:{) i'-.,' '-.wJl) , CLj ,\1(J in, Y CL[ I ~ A"'J;~ -rt[ ts~ '~~ ~\1\)~ ~6 ~ ~ \J ~ ~ ~ Alternative); and WHEREAS, the Planning Commission has, by separate resolution (Planning Commission Resolution No. EIR-89-08 on July 24, 1991, certified the Final Environmental Impact Report (hereafter "EIR") pursuant to the California Environmental Quality Act ("CEQA") (Pub. Resources Code, section 21000 et seq.) and the CEQA Guidelines (Cal. Code of Regulations, tit. 14, section 15000 et seq.) which analyzes the environmental effects of the proposed Midbayfront LCP Conceptual Development Plan (Subcommittee Alternative) (hereafter "project"); and WHEREAS, the EIR identified certain significant and potentially significant adverse effects on the environment caused by the Project; and WHEREAS, the City Council is required, pursuant to CEQA, to adopt all feasible mitigation measures or feasible project alternatives that can substantially lessen or avoid any significant environmental effects; and WHEREAS, the City Council desires, in accordance with CEQA, to declare that, despite the occurrence of certain significant and potentially significant effects that cannot be substantially lessened or avoided through the adoption of feasible mitigation measures or feasible alternatives, there exist certain overriding economic, social, and other considerations for approving the Project that the City Council believes justify the occurrence of those impacts; Now, therefore, the city Council of the City of Chula Vista does hereby find, determine, resolve and order as follows: [1]. Project Approval [Concept Plan]. The City Council approve the Midbayfront LCP Conceptual Development Plan (Subcommittee Alternative), with the following changes: A. Cultural Arts Facility. Upon determination by the City Council that a cultural arts facility of the type described herein is most appropriately placed within the territory of the Conceptual Plan, the Developer shall dedicate the land sufficient for the facility (including parking for the facility), within the territory of the Conceptual Plan, and develop and present to the council for approval, a feasible (in the judgment of the City Council) financing plan that will permit the design and construction of a multi- functional cultural arts center with a minimum 2,000 seat Resolution re Midbayfront Conceptual Plan Page 3 9 - Lj -~ ~* 0~~ * 0~ *' tA~ !:-1 recommended conditions on processinq as provided in the Aqenda Bill (A-113\ dated 1-14-92 authored bv Communitv Development Director reqardinq Parkinq (paqe 8\. Bike/Hikinq Trails (Paqe 8\. Water Access (oaqe 8). Traffic (oaqe 8). Conversion of Hotels (oaqe 8\. Familv and Luxurv Housinq (oaqe 8\. Affordable Housinq (oaqe 9\. Air Oualitv (oaqe 9\. Water Conservation (paqe 9\. Schools (paqe 9\. Economic Feasibilitv (oaqe 9\. Nature Interpretative Center (oaqe 7). and Private Laqoon (oaqe 7). G. Staff Conditions Reqardinq Phasinq. The General Plan Amendment and the LCP Resubmittal shall be processed in the manner that includes the Staff recommended conditions on orocessinq as provided in the Aqenda Bill (A-113) dated 1-14-92 authored bv Communitv Development Director reqardinq Phasinq (paqe 7). with the modification of the first sentence thereof which shall read as follows: "proiect phasinq shall be oroqrammed to ensure fiscal benefits to the Citv. and earlv implementation of oublic parks and the Cultural Arts Facilitv." By approving the conceptual plan, the City Council intends only to give development processing direction to the staff of the City in order that staff may efficiently and effectively develop an LCP Amendment and General Plan Amendment. Such approval is not intended to. and shall not. constitute final approval of the plan at this stage nor is it intended to. and shall not. convey any entitlement or expectation of development to the developer; finally, approval of the concept plan is not intended to. and shall not. commit the Council to approval of the LCP Resubmittal, the General Plan Amendment, or the Redevelopment Plan Amendment, or any other land use right. Rather, the Council shall retain full and unfettered discretion to consider the LCP Resubmittal, the General Plan Amendment, and the Redevelopment Plan Amendment without consequence, despite its decision to approve the Conceptual Development Plan. Develooer shall receive no vested riqhts to develoo prior to commencement of construction pursuant to validlv issued buildinq permits. [2]. CEQA Findings and Statement of Overriding Considerations. a. Adoption of Findings. The City Council does hereby approve, accept as its own, incorporate as if set forth in full herein, and make each and everyone of the CEQA Findings attached hereto as Exhibit A. Resolution re Midbayfront Conceptual Plan Page 5 9 -3 Adopted. b. Certain Mitigation Measures Feasible and As more fully identified and set forth in Exhibit A attached hereto, the City Council hereby finds, pursuant to Public Resources Code section 21081 and CEQA Guidelines section 15091, that certain of the mitigation measures described in the EIR are feasible, and will become binding upon the Project. Alternatives. c. Infeasibility of Mitigation Measures and As set forth in Exhibit A attached hereto, the City Council finds that the remainder of the proposed mitigation measures and none of the proposed project alternatives set forth in the Final EIR can feasibly substantially lessen or avoid the potentially significant effects that will not be substantially lessened or avoided by adoption of all feasible mitigation measures. d. Adoption of Mitigation Monitoring Program. As required by Public Resources Code section 210816, the City Council hereby adopts the mitigation monitoring program ("Program"), set forth in Exhibit B, incorporated herein by reference. The city Council finds that the Program is designed to ensure that, during project implementation, the Project applicant, and other responsible parties, implement the Project components and comply with the feasible mitigation measures identified in the Findings. e. statement of Overriding Considerations. Even after the adoption of all feasible mitigation measures and alternatives, certain significant or potentially significant adverse environmental effects caused by the Project will remain. Therefore, the City Council hereby issues, pursuant to CEQA Guidelines section 15093 and as set forth in Exhibit A attached hereto, a statement of overriding considerations identifying the specific economic, social, and other considerations that render that unavoidable significant adverse environmental effects acceptable. Presented by Approved as to form by Resolution re Midbayfront Conceptual Plan Page 6 c;- ~ /, Chris Salomone, Director of Community Development Bruce M. Boogaard, City Attorney . Resolution re Midbayfront Conceptual Plan Page 7 c; - 7 ~\M~W~J RESOLUTION NO. RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA TO APPROVE THE MIDBAYFRONT CONCEPTUAL DEVELOPMENT PLAN (SUBCOMMITTEE ALTERNATIVE), MAKING FINDINGS OF FACT RELATING TO THE FEASIBILITY OF MITIGATION MEASURES AND PROJECT ALTERNATIVES, ADOPTING A MITIGATION MONITORING PROGRAM, AND A STATEMENT OF OVERRIDING CONSIDERATIONS WHEREAS, ,a draft Environmental Impact Report, dated August 1990, evaluating the proposed Midbayfront Local Coastal Program (LCP) Resubmittal was prepared and was transmitted by the City of Chula Vista, as lead agency, to all concerned parties for review and comment; and WHEREAS, notice of the availability of the draft Environmental Impact Report was given as required by law; and WHEREAS, written comments from the public on the draft Environmental Impact Report were accepted from August 6, 1990 to September 26, 1990; and WHEREAS, the City Planning commission held a public hearing and accepted public testimony on the draft Environmental Impact Report on September 26, 1990; and WHEREAS, at this hearing, CHULA VISTA INVESTORS (the project applicant) introduced a new revised concept plan described as Alternative 8; and WHEREAS, based on new information raised in the public comment period and at the public hearing, a Recirculated Draft Environmental Impact Report, dated July 1991, was prepared for Alternative 8; and WHEREAS, the Recirculated Draft supersedes the previous Draft Environmental Impact Report; and WHEREAS, the Recirculated Draft Environmental Impact Report, dated July 1991, evaluating the proposed Midbayfront LCP Resubmittal No. 8 Amendment project, was prepared and was transmitted by the City of Chula vista to all concerned parties for review and c~~ent; an~ , '" _ 1)/, 1 UfiU -5,. CI I' (, . //0 //' i~ 1"YV (~t (,LCL'I tJ.2lc#, "C. ~ (~ 07 ~q c' ~~ U~.1Uf:W!?Y-f-L l~ ," (I (( .' . ,,~kiifL~: ,i~j_ CVA d~ Y /(u~ d~Lr CIA1....L-~~ ((dhe!' '7 ~/;. 1::~ f. t ~~ WHEREAS, notice of the availability of the Recirculated Draft Environmental Impact Report was given as required by law; and WHEREAS, written comments from the public on the Recirculated Draft Environmental Impact Report were accepted from April 10, 1991 to May 22, 1991; and WHEREAS, the public review period on the Recirculated Draft EIR was extended until May 24, 1991 to allow additional response time for the u.S. Fish and wildlife Service; and WHEREAS, the City Planning commission held a public hearing and accepted public testimony on the Recirculated Draft Environmental Impact Report on May 22, 1991; and WHEREAS, agency and public comments have been addressed in the Final Environmental Impact Report for Midbayfront LCP Resubmittal No. 8 Amendment, dated July 1991; and WHEREAS, the Midbayfront LCP Resubmittal No. 8 project was heard by the City Planning Commission on July 24, 1991; and WHEREAS, the city Council certified the Final Environmental Impact Report on August 20, 1991; and WHEREAS, the city council adopted Resolution No. 16328 on August 20, 1991, which neither approved nor disapproved of the project but referred the project to the Bayfront Planning Subcommittee for their review and recommendation; and WHEREAS, the Bayfront Planning Subcommittee held approximately 15 public meetings and recommended to the City Council to approve the Resubmittal No. 8 with minor modifications (the "Subcommittee Alternative"); and WHEREAS, these minor modifications to Alternative 8 include the elimination of a previously designated luxury hotel and placing in its stead a Cultural Arts facility on approximately three acres, a reduction of the number of residential units from 1400 to 1000 (though the total square footage remains the same), and minor design modifications to the northern residential area; and WHEREAS, the Final EIR certified by the City Council on August 20, 1991 addressed the impacts; and Resolution re Midbayfront Conceptual Plan Page 2 1-; WHEREAS, public notice was given on December 11, 1991, that the Final EIR for Resubmittal No. 8 would be used as the EIR for the Midbayfront Conceptual Development Plan (Subcommittee Alternative); and WHEREAS, the Planning Commission has, by separate resolution (Planning commission Resolution No. EIR-89-08 on July 24, 1991, certified the Final Environmental Impact Report (hereafter "EIR") pursuant to the California Environmental Quality Act ("CEQA") (Pub. Resources Code, section 21000 et seq.) and the CEQA Guidelines (Cal. Code of Regulations, tit. 14, section 15000 et seq.) which analyzes the environmental effects of the proposed Midbayfront LCP Conceptual Development Plan (Subcommittee Alternative) (hereafter "Project"); and WHEREAS, the EIR identified certain significant and potentially significant adverse effects on the environment caused by the Project; and WHEREAS, .the City Council is required, pursuant to CEQA, to adopt all feasible mitigation measures or feasible project alternatives that can substantially lessen or avoid any significant environmental effects; and WHEREAS, the City Council desires, in accordance with CEQA, to declare that, despite the occurrence of certain significant and potentially significant effects that cannot be substantially lessened or avoided through the adoption of feasible mitigation measures or feasible alternatives, there exist certain overriding economic, social, and other considerations for approving the Project that the City Council believes justify the occurrence of those impacts; Now, therefore, the city Council of the City of Chula Vista does hereby find, determine, resolve and order as follows: [1]. Project Approval [Concept Plan]. The city Council approve the Midbayfront LCP Conceptual Development Plan (Subcommittee Alternative), with the followina chanaes: A. Cultural Arts Facilitv., J Upon determination bv the city Council that a cultural fLJ-L,"' . arts facility of the type described herein is most appropriatelY v' i placed within the territory of the Conceptual Plan. the Developer I shall dedicate the land sufficient for the facilitv lincludina parkina for the facility). within the territory of the concePtua~~1 Plan. and develop and present to the Council for approval. a ~ " C~ ".k i\\i'~~. ,I ~ ) Resolution re Midbayfront Conceptual Plan '!Z I 5/0' Page 3 r c;~ /0 feasib e t e 't C unc'l in an wi I co struc ' -~1- unctiona e ter w' inimum 0 eat caoacity of such a desian that meets with the'satisfaction of the city Council. and which. as part of said financina plan. will oroyide for sianificant Deyelooer contribution to such a oroiect. and which may further oroyide for Port oarticioation. ,CD B. Ice Rink. . ~he Develoo7r shall dedicate the soace and oar~ina for ..1{~~ same. w1th1n the terr1tOry of the Conceotual Plan. and e1ther ~/'~~.~e - r cause the desian and construction of. or fund the desian and (i/''?< ~c>-. construction of. an 62.000 sauare foot. 5.000 seat caoacitv icedJC , 0 su a des' at ee s . the sat's ac ion 0 th. . . ~~/ cit,v counc_i~. C~.w ( ,'G f~~c~ -J.c~, c'~-,~.f " IC""Uk. 'y ~ t( Leu /:k-~f~, -c~ (1;11 ~. v c'<---,Q.V 6--0 c. V Developm~t Aareenlent. V \ J(~ The Develooer shall commit. in the form of a orooosed ~/l1~~ and executed Develooment Aareement. to. and orovide the city with7r~ax sufficient security for. the development of the land accordina to the proposed General Plan Amendment and LCP Resubmittal. which shall include the Cultural Arts Facility and Ice Rink in the manner herein orovided, at such time as same are returned to the city Council for their review and aooroval. Qde{ )iU~l (~ ~ By aoorovina the conceptual plan, the City Council intends only to give development processing direction to the staff of the City in order that staff may efficiently and effectively develop an LCP Amendment and General Plan Amendment. Such approval is not intended to constitute final approval of the plan at this stage nor is it intended to convey any entitlement or expectation of development to the developer; finally, approval of the concept plan is not intended to commit the Council to approval of the LCP Resubmittal, the General Plan Amendment, or the Redevelopment Plan Amendment, or any other land use right. Rather, the Council shall retain full and unfettered discretion to consider the LCP Resubmittal, the General Plan Amendment, and the Redevelopment Plan Amendment without consequence, despite its decision to approve the Conceptual Development Plan. [2]. CEQA Findings and Statement of Overriding Considerations. a. Adoption of Findings. The City Council does hereby approve, accept as its own, incorporate as if set forth in full herein, and make each and everyone of the CEQA Findings attached hereto as /( IV ({a::ct ;;'{r II / Sdd" - 'I --. .:c:::::- ( ~aI2- 0BuV.4..-kJ 4f . . V c~ /j -I ( 11(0'62-4> ...-il-- ) ir Resolution re Midbayfront Conceptual Plan Page 4 (,,-. . ,. /}. (j . -/. c ~c.t)....r~"L tt c , "~ -vkr9~ )/ - -a - ~/y ~ Exhibit A. b. certain Mitigation Measures Feasible and Adopted. As more fully identified and set forth in Exhibit A attached hereto, the City Council hereby finds, pursuant to Public Resources Code section 21081 and CEQA Guidelines section 15091, that certain of the mitigation measures described in the EIR are feasible, and will become binding upon the Project. Alternatives. c. Infeasibility of Mitigation Measures and As set forth in Exhibit A attached hereto, the City Council finds that the remainder of the proposed mitigation measures and none of the proposed project alternatives set forth in the Final EIR can feasibly substantially lessen or avoid the potentially significant effects that will not be sUbstantially lessened or avoided by adoption of all feasible mitigation measures. d. Adoption of Mitigation Monitoring Program. As required by Public Resources Code section 210816, the City Council hereby adopts the mitigation monitoring program ("Program"), set forth in Exhibit B, incorporated herein by reference. The city Council finds that the Program is designed to ensure that, during project implementation, the Project applicant, and other responsible parties, implement the Project components and comply with the feasible mitigation measures identified in the Findings. e. statement of Overriding Considerations. Even after the adoption of all feasible mitigation measures and alternatives, certain significant or potentially significant adverse environmental effects caused by the Project will remain. Therefore, the City Council hereby issues, pursuant to CEQA Guidelines section 15093 and as set forth in Exhibit A attached hereto, a statement of overriding considerations identifying the specific economic, social, and other considerations that render that unavoidable significant adverse environmental effects acceptable. Presented by Approved as to form by Resolution re Midbayfront Conceptual Plan Page 5 9--);;2- Chris Salomone, Director of Community Development Bruce M. Boogaard, City Attorney Resolution re Midbayfront Conceptuai Plan Page 6 <J-)3 \!.0.I!lt . rincipclh LJ"'ftnCt E. Williams. Jr. Jamts L. KUC'btl~(" ASJO('iDlt Anht C. Simpson DAlE: 10: FROM: Subject: Jt,~ '1 WILLIAMS. KUEBELBECK &. Assodates, Inc. Rtal Estatt Economic. Financial and Managtmtnt Consultants 7 Corporate Park. Suite 260, Irvine. California 92714 (714) 474-1606 FAX, ('114) 474-1971 , \\\" ...~, ,-,;,v. I.,', ,,,,,-- Attachment B MlEM~llRANJ]J)1lJM January 3, 1992 Lyman Christopher, Director of Finance City of Chula Vista Anne Simpson, Associate Williams-Kuebe1beck & Associates, Inc. FINANCIAL FEASIBILITY ANALYSIS OF REVISED STAFF AND SUBCOMMITTEE ALTERNATIVES - CHULA VISTA BA YFRONT PROJECT The purpose of this memorandum is to summarize the assumptions and findings of the most recent financial feasibility analysis conducted for the Subcommittee and Staff Development Alternatives for the Chula Vista Bayfront Project. The Subcommittee Alternative was analyzed based upon three different scenarios: (1) WK&A's development phasing, income. cost and absorption assumptions; (2) the developer's phasing, and WK&A's income, expense and absorption assumptions and (3) the developer's phasing, income, expense and absorption assumptions. For purposes of simplicity, these scenarios are referred to in this repon as Subcommittee Alternatives I. n and m. respectively. The Staff Alternative, on the other hand, was evaluated using only WK&A's phasing and income assumptions. This financial feasibility analysis therefore presents a total of four alternatives. Specific assumptions and methodological considerations are detailed in the body of this memorandum, while general underlying assumptions and fmdings are summarized in the executive summary. presented following. S.n h.nciKO . o..n.. County '7 ~ I i ~ -- / ~ EXECUTIVE SUMMARY The financial feasibility analysis for the proposed Bayfront Project was conducted using the same basic u.,v.,lopmcnt assumptions utilized in the previous (December 1991) analysis, with the following revisions: 1) parking for all alternatives was assumed to be 7S percent subterranean and 25 percent surface (the Subcommittee Alternative was previously assumed to include 100 percent subterranean parking); 2) the ice rink was eliminated (at a cost of almost $7.1 million __ excluding the cost of associated parking requirements); 3) standard school fees were included in the analysis (at $1.58 per square foot for residential uses and $0.26 per square foot for all other commercial uses -- including the sports facilities); and 4) the inclusion of shared parking assumptions. The parking assumptions vary by use and are detailed in the body of the report. Based on the revised parking assumptions, subterranean parking has been reduced in the Subcommittee Alternatives from 6,510 total spaces in the previous analysis to 3,947 in the current analysis, and from 4,605 spaces to 3,444 spaces in the Staff Alternative, a reduction of almost 2,600 and 1,200 spaces, respectively. These reductions are attributable to the elimination of the ice rink, the inclusion of the shared parking assumptions, as well as the assumption of 25 percent surface parking (new for the Subcommittee Alternative), and yield current dollar cost savings to the project of $26.3 million and $10.5 million, respectively for the Subcommittee and Staff Alternatives. Additional cost savings were also gained from a review of some the capital cost assumptions utilized in the analysis. Table 5 in the body of the report summarizes the revised capital cost assumptions (and operating income and expense assumptions) which have been incorporated in this most recent financial feasibility evaluation. A summary of the general development assumptions included in the Subcommittee and Staff Alternatives is presented in the table on the following page. 2 SUMMARY OF DEVELOPMENT ASSUMPTIONS FOR SUBCOMMITTEE AND STAFF ALTERNATIVES CHULA VISTA BA YFRONT PROJECT ~UBCOMMITTEE ST AFF RESIDENTIAL 1,000 D.U.'S @ avg 1,355 SF _ 300 Center Core Apartments _ 245 High-Rise Condos _ 455 Low-Rise Condos 1,000 D.U.'s @ avg 940 SF _ 300 Center Core Apartments _ 300 High-Rise Condos _ 400 Low Rise Condos HOTEL 1,610 Hotel Rooms _ 600 Room Atrium _ 300 Room Extended Stay _ 460 Room Resort _ 250 Room Inn 1,200 Hotel Rooms _ 350 Room Atrium _ 250 Room Extended Stay - 350 Room Resort _ 250 Room Inn on City- owned parcel OFFICE 140,000 SF TOTAL _ 60,000 SF in Center Core _ 80,000 SF on City-owned parcel 60,000 SF TOTAL _ 60,000 SF in Center Core RETAIL _ 150,000 SF in Center Core 150,000 SF in Center Core PARKING _ 25% Surfacef75% Subterranean 25% Surface/75% SubtemlDean Source: City of Chula Vista; WiIliams-Kuebelbeck & Associates, Inc. 3 ~-)3 This most recent financial feasibility analysis was IlI'St conducted assuming no public participation (baseline scenario), and was then performed assuming Agency participation to determine the impact on financial feasibility. However, unlike the previous analysis, where the Agency participation was assumed to be on an annual "pay-as-you-go" basis, this analysis assumed the Agency would issue tax allocation bonds, secured by up to SO percent of the net tax increment revenues generated by the project (after the deduction of any required low and moderate income housing set-asides). For purposes of this analysis, the bonds were assumed to be issued in 1994 for a 25-year term (including one year's capitalized interest), at an annual 8 percent interest rate. Based on City staffs preliminary discussions with legal counsel, the bonds were assumed to be available to fund certain of the public improvements, such as public parking, public streets, parks, lagoons, the nature interpretive center, and other improvements as noted in Table 12 in the body of the repon. The cost of these improvements (in 1994 dollars) is estimated at $74.6 million and $69.8 million for the Subcomminee and Staff Alternatives, respectively, while the available funds from bonding are estimated at $15.2 million to $16.9 million for the various Subcomminee Alternatives and at $10.3 million from the Staff Alternative. Clearly, this leaves a significant shortfall ($57.7 million to $59.5 million) to be funded through other sources. Neither Mello Roos nor assessment district financing mechanisms were considered in this current analysis, since this evaluation was conducted on an all-cash basis. Accordingly, the inclusion of such fmancing mechanisms would not directly impact the financial feasibility of the project (but would negatively impact the marketability and absorption of the project, which would indirectly affect the project's feasibility). 4 Finally, while previous analyses utilized a hurdle rate (target IRR) of 15 percent to indicate financial feasibility, this analysis used both a 12 percent and 15 percent IRR as determinants of financial feasibility. While it is our professional opinion that a developer would typically want to achieve a hurdle rate of 15 percent for a project of this risk and complexity. a hurdle rate of 12 percent IIlllY be acceptable to some developers. given cunent market conditions. The resultant internal rates of return (IRR) under the Baseline and Agency participation scenarios are snmmarized below, while the resultant net present values (NPV's) based on respective 15 percent and 12 percent discount rates are suxm;narized on the table on the following page. Please note that where the NPV numbers are negative, this means that the discount rate or target IRR has not been achieved. If the discount rate was achieved exactly, the NPV would be zero. PROJECT INTERNAL RATES OF RETURN (lRR'S) [I] CHULA VISTA BA YFRONT PROJECT Develooment Alternatives Baseline (No Agency Participation) Agency Participation (50% Tax Increment- Bond Financin~) r21 Subcommittee Alternative I (WK&A Phasing). 10.65% 11.01 % Subcommittee Alternative n (Dev. Phasing). 10.56% 10.90% Subcommittee Alternative m (nev. Phasing)" 13.26%. 13.69% Staff. 10.06% 10.34% . Denotes WK&A assumptions for income, expense and absorption estimates. .. Denotes developer assumptions for income, expense and absorption. [1] This analysis used both a 12% and 15% hurdle rate (target IRR's) as determinants of project financial feasibility. [2] Assumes 25 year taX allocation bond issue Ol annual 8% interest rOle. 5 9-/~ PROJECT NET PRESENT VALUES (NPV'S) [1] CHULA VISTA BA YFRONT PROJECT (In Millions of Discounted Dollars) Develonment Alternatives Baseline (No Agency Parti(!inBtion) Agency Participation (50% Tax Increment. Bond Financin,l f21 BASED ON 15% DISCOUNT RATE Subcommittee Alternative I (WK&A Phasing). ($93.4) ($81.8) Subcommittee Alternative II (Dev. Phasing). ($113.5) ($100.7) Subcommittee Alternative ill (Dev. Ph.isillg).. ($42.6) ($30.7) Staff (WK&A Phasing). ($86.6) ($78.8) BASED ON 12% DISCOUNT RATE Subcommittee Alternative I (WK&A Phasing). ($40.8) ($28.9) Subcommittee Alternative II (Dev. Phasing). ($50.5) ($37.1) Subcommittee Alternative ill (Dev. Phasing).. $42.3 $55.0 Staff (WK&A Phasing). ($47.6) ($39.5) · Denotes WK&A assumptions for income, expense and absorption estimates. .. Denotes developer assumptions for income, expense and absorption. [IJ This analysis used both a 12% and 15% hurdle rate (target IRR's) as detenninants of project financial feasibility. [2J Asswnes 25 year tax allocation bond issue at Cl1I1Wa18% interest rate. 6 GENERAL METHODOLOGY Similar to previous WK&A analyses. the financial analysis was conducted using a computerized financial simulation model, based on a discounted cash flow analysis methodology commonly utilized for this type of financial evaluation. Discounted cash flow (DCF) analysis specifically takes into account such ~portant variables as the escalation of prices, rents and property values; extended construction, lease-up and/or sales periOds; the anticipated holding period of the investment; the uneven and erratic nature of revenues from year to year (and hence the riskiness of the investment); and the time value of money. The analysis was again conducted on an all-cash (unleveraged) basis, in order to provide a cleaner basis for evaluating the pure economics of a development, without the effects of the particular debt/equity structure, preferred financing arrangements or any other entrepreneurial aspects a developer might introduce into a project. Evaluation of the alternatives was based on the two evaluation criteria utilized in previous analyses: 1) net present value (NPV) and internal rate of return (lRR). However, while previous analyses considered a 15 percent hurdle rate (target IRR) as a benchmark for financial feasibility, this analysis also considered a 12 percent hurdle rate. While it is our professional opinion that a developer would typically want to achieve a hurdle rate of 15 percent for a project of this risk and complexity, a hurdle rate of 12 percent may be acceptable to some developers, given current market conditions. DEVELOPMENT AND PHASING ASSUMPTIONS The development and phasing assumptions for the respective Subcommittee and Staff Alternatives are essentially the same as those utilized in the previous (December 1991) analysis, with the exception of four items: 1) parking for all alternatives was assumed to be 75 percent subterranean and 25 percent surface (the subcommittee alternative was previously assumed to 7 '1//7 include 100 percent subterranean parking); 2) the ice rink was eliminated from the proposed sports facilities; 3) shared parking assumptions were included; and 4) standard school fees were included in the analysis (discussed in a subsequent section of this report). The resultant phasing and development assumptions are presented in Tables 1 through 3 for the Subcommittee Alternatives (WK&A's phasing and the developer phasing) and the Staff Alternative, respectively. The Subcommittee Alternative includes a total of 1,610 botel rooms in four facilities (a 600 room atrium hotel; a 300-room extended stay hotel, a 46O-room resort botel; and a 250-room inn); 140,000 square feet of office space; (including 80,000 square feet on a City-owned parcel); 150,000 square feet of specialty and suppon retail uses, and 1,000 residential units (300 center core apartments, 245 highrise condos, and 455 low-rise condos) averaging 1,355 square feet each. Parking is now assumed to be 75 percent subterranean and 25 percent surface for all uses, (in addition to landscaped parking along the SDG&E right-of-way, whicb is assumed to serve as primarily overflow parking for events, and 245 surface parking spaces on the former ice rink parcel, discussed below.) The staff alternative includes a total of 1,200 hotel rooms in four facilities (a 350 room atrium botel, a 250-room extended stay hotel, a 350-room reson botel, and a 250-room inn); 60,000 square feet of office space, 150,000 square feet of specialty and support retail uses and 1,000 residential units (300 center core apartments, 300 highrise condos, and 400 low-rise condos) averaging 940 square feet each. However, the 250-room inn is assumed be developed on the City-owned parcel (where the 80,000 square feet of office space is located in the Subcommittee Alternative). Similar to the Subcommittee Alternative. parking is assumed to be 75 percent subterranean, and 25 percent surface for all uses. (However, the landscaped parking in the SDG&E right-of-way is still provided in this alternative, as well as the surface parking on the former ice rink parcel.) 8 SHARED PARKING ASSUMPTIONS The parking assumptions utilized in this analysis are summarized in Table 4 for the Subcommittee Alternative. (Note that the same assumptions apply to the Staff Alternative, with commensurate reductions in hotel rooms. In addition, residential parking requirements outside of the central core were assumed at 1.625 spaces per dwelling unit for the Staff AlJemative, in light of the smaller average size of the dwelling units under this alternative.) For reference purposes, this table also includes the shared parking program proposed by the developer, which is slightly lower than the figures actually used in the evaluation. For purposes of this analysis, 50 percent shared parking was assumed for the proposed conference center (decreasing the number of required spaces from 530 to 265), the 1,428 spaces previously required for the ice rink are now eliminated, and the proposed 245 spaces for the spons kingdom are assumed to be provided on the former ice rink parcel. It should be noted that a comprehensive shared parking program has not yet been developed and/or approved by City staff. It is anticipated that such a detailed study of parking requirements will be conducted at a later stage as part of the ongoing planning process. Nevertheless, the shared parking assumptions used in this analysis were felt to be appropriately conservative and reasonable for inclusion at this point in time. Finally, in both the Subcommittee and Staff Alternatives, parking is assumed to be 75 percent subterranean and 25 percent surface, further reducing the number of the more costly subterranean spaces. (Again, it should be stressed that although this assumption was included for analysis purposes, it has not yet been determined whether this proportion of subterranean to surface parking spaces would be feasible from a planning perspective. ) These respective parking assumptions yield a total of 3,947 subterranean spaces for the Subcommittee Alternatives (as compared to 6,510 spaces in the previous analysis), and 3,444 9 9 -JY subterranean spaces for the Staff Alternative (as compared to 4,605 spaces previously), for respective cost savings of$26.3 million and $10.5 million for the two alternatives. CAPITAL COST, INCOME AND EXPENSE ASSUMPTIONS As discussed in the introduction, the Subcommittee Alternative ill was evaluated using the developer's assumptions with reference to phasing, capital cost, operating jncome and expense, and absorption. In addition, all of the assumptions used in WK&A's previous analysis were reviewed for reasonableness, some of which were then revised to more accurately reflect current market conditions, based on our independent review of recent market comparables, and additional discussions with the original cost estimator (Lee Saylor, Inc.). FOr example, WK&A's low-rise condominium costs were decreased from the previous $76 per square foot to $60 per square foot, while the estimated sales price was increased from $110 per square foot to $150 per square fooL A snmmary of the assumptions which were revised is presented in Table 5 for comparative purposes. Those assumptions which are not presented in this table remain unchanged from previous analyses. In addition to the changes noted in Table 5, the current analysis included standard school fees (at $1.58 per square foot for residential uses and $0.26 per square foot for all other commercial uses -- including the sports facilities). Although it is recognized that a Mello Roos Community Facilities District will be created to fund the project's school requirements (in lieu of standard school fees), the precise funding requirements are unclear at the present time. Therefore, the inclusion of standard school fees was felt to provide the most reasonable approximation of the required costs for schools for purposes of this analysis at the present time. Finally, as noted previously, the ice rink was eliminated from the proposed sports facilities (at a cost of almost $7.1 million -- excluding the cost of associated parking requirements). The remaining proposed sports facilities and public improvements are summarized in Table 6 for reference purposes. 10 Tables 7, 8, 9 and 10 summarize the total projected development costs for the Subcommittee Alternatives (I, n and ill) and the Staff Alternative, respectively. Note that while the Subcomminee Alternative previously cost approximately $505 million (in cumnt dollars), it is now projected to cost from $412 million (based on the developer's capital cost assumptions) to $438 million (using WK&A's revised capital cost assumptions). The Staff Alternative previously estimated to cost $395 million (in current dollars), is now estimated at $352 million. PUBLIC PARTICIPATION Similar to the previous analysis, the various development alternatives were run under two scenarios: 1) assuming no city participation (Baseline Scenario), and 2) assuming the City/Agency provides assistance utilizing up to 50 percent of the net tax increment revenues generated by the project (after the deduction of the required low and moderate income housing set-asides). However, unlike the previous analysis, where the Agency participation was assumed to be on an annual "pay-as-you-go" basis, this analysis assumed the Agency would issue tax allocation bonds, secured by up to 50 percent of the net tax increment revenues generated by the project (after the deduction of any required low and moderate income housing set-asides). In this sense, the funding provided by the Agency is still kept internal to this specific project The majority of the public improvement costs proposed to be funded with tax increment funds will be required in the early years of the project (such as the lagoons parks and public areas, public streets, and most of the public parking). Evaluation of a bonding scenario to fund these improvements thus becomes problematic, since very little tax increment is generated in these early years, when it is most needed. Therefore, the amount of funds available for bonding was calculated using a discounted net present value calculation, commonly used in the industry for such an analysis, particularly where initial tax increment flows are minimal and bond payments can be expected to increase over time. 11 '7 -' J~ . For purposes of this analysis, the bonds were assumed to be issued in 1994 for a 25-year term (including one year's capitalized interest), at an annual 8 percent interest rate. The future net tax increment flows from 1994 through 2119 (25 year term) were then discounted to 1994 dollars based on the assumed interest rate of 8 percent to determine total bonding capacity. The resultant bonding capacity for each of the respective alternatives is summarized in Table , II, and is projected to range from $12.7 million for the Staff Alternative to $20.8 million for the Subcommittee Alternative n. Net proceeds available (after the deduction of required reserves, issuance costs, discounts and capitalized interest) are projected to range from $9.9 million (Staff Alternative) to $15.2 million (Subcommittee Alternative n), while taking into account cumulative net tax increment available through 1994 increases total available funds slightly to $10.3 million and $15.8 million, respectively. Based on City staffs preliminary discussions with legal counsel, the bonds were assumed to be available to fund certain of the public improvements, such as public parking, public streets, parks, lagoons, the nature interpretive center, and other improvements as noted in Table 12. The cost of these improvements (in 1994 dollars) is estimated at $74.6 million and $69.8 million for the Subcommittee and Staff Alternatives, respectively, while the available funds from bonding are estimated at $15.2 million to $16.9 million for the various Subcommittee Alternatives and at $10.3 million from the Staff Alternative. Clearly, this leaves a significant shortfall ($57.7 million to $59.5 million) to be funded through other sources. Neither Mello . Roos nor assessment district financing mechanisms were considered in this current analysis, since this evaluation was conducted on an all-cash basis. Accordingly, the inclusion of such fmancing mechanisms would not directly impact the financial feasibility of the project (but would negatively impact the marketability and absorption of the project, which would indirectlv affect the project's feasibility). . 12 RESULTS OF THE ANALYSIS The resultant internal rates of return by use for each alternative are presented in Tables 13 through 16 respectively. Total project returns for the respective alternatives are summarized for easy reference below. PROJECT INTERNAL RATES OF RETURN (lRR'S) [1] CHULA VISTA BAYFRONT PROJECT Develooment Alternatives Baseline (No Agency Particioation) Agency Participation (50% Tax Increment- Bond Financin~) r21 Subcomminee Alternative I (WK&A Phasing). 10.65% 11.01% Subcommittee Alternative D (Dev. Phasing). 10.56% 10.90% Subcommittee Alternative m (Dev. Phasing).. 13.26% 13.69% Staff. 10.06% 10.34% . Denotes WK&A assumptions for income, expense and absorption estimates. .. Denotes developer assumptions for income, expense and absorption. [1] This analysis used both a 12% and 15% hurdle rate (target IRR's) as determinants of project financial feasibility. [2] Asswnes 25 year tax allocation bond issue at aTl1llUll8% interest rate. For comparative purposes, the resultant NPV's generated by the project (assuming respective 12 and 15 percent discount rates are summarized on the following page, and are presented by use for each alternative in Tables 17 through 24, respectively. Note that where the NPV numbers are negative, this means that the discount rate or target IRR has not been achieved. 13 9/020 PROJECT NET PRESENT VALUES (NPV'S) [1] CHULA VISTA BA YFRONT PROJECT (In Millions of Discounted Dollars) Develooment Alternatives Baseline (No Agency Participation) Agency Participation (50% Tax Increment. Bond Financing) 121 BASED ON 15% D1SCOUNT RATE Subcomminee Alternative I (WK&A Phasing)" ($93.4) ($81.8) Subcomminee Alternative n (Dev. Phasing)" ($113.5) ($100.7) Subcommittee Alternative ill (Dev. Phasing).... ($42.6) ($30.7) Stafr (WK&A Phasing)" ($86.6) ($78.8) BASED ON 12% DISCOUNT RATE Subcommittee Alternative I (WK&A Phasing)" ($40.8) ($28.9) Subcomminee Alternative n (Dev. Phasing)" ($50.5) ($37.1) Subcommittee Alternative ill (Dev. Phasing).... $42.3 $55.0 Staff (WK&A Phasing)" ($47.6) ($39.5) .. Denotes WK&A assumptions for income, expense and absorption estimates. .... Denotes developer assumptions for income, expense and absorption. [IJ This analysis used both a 12% and 15% hurdle rate (target IRR's) as determinants of project financial feasibility. [2J Assumes 25 year tax allocation bond issue at annual 8% interest rate. 14 It is worth noting that although Agency bonding improves the project financial feasibility. the differential between Agency bonding and the previous "pay-as-you-go" participation scenario does Dot appear significant. Therefore. in light of the inherent risks to associated with bonding, the Agency may wish to consider providing assistance on a "pay-as-you-go" basis, in the form of a reimbursement agreement (for those improvements which may have already been funded by the developer) or an Agency agreement to fund future improvements contingent on certain stipulations being met (as pan of a Development Agreement). 15 9-J-/ Table 1 DEVELOPMENT AND PHASING ASSUMPTIONS SUBCOMMITTEE ALTERNATIVE. WK&A PHASING [1] CHULA VlSTABAYFRONTPROJECT PHASE I PHASE D PHASE m PHASE IV TOTAL GROSS SF BY USE (1993.1997) (1998-2000) (2001.2004) (200S-2008) (1993.2008) Office 0 60,000 0 80,000 140,000 Retail 145,000 0 5,000 0 150,000 Hotel 492,000 246,000 377,200 200,000 1.315,200 High.Rise Condos 0 0 135,500 196,475 331.975 Low-Rise Condos 135,500 237,125 149,050 94.850 616,525 Center Core Apanments 406,500 0 0 0 406,500 Conference Center 40,000 0 0 0 40,000 Tennis Club 58.000 0 0 0 58,000 Sports Center [2] 79,000 0 0 0 79,000 Child Care 0 7.000 0 0 7,000 --- Total Excl. Parking 1,356,000 550,125 666,750 571,325 3,144,200 Subterranean Parking 837,480 258,600 275,520 207,000 1,578,600 Surface Parking [3] 330,015 75,425 263,760 152.775 821,975 -------. --- ---- --- Total Parking S.F. 1,167,495 334,025 539,280 359,775 2,400,575 TOTAL GROSS S.F. 2,523,495 884,150 1,206,030 931.100 5.544,775 HOTEL ROOMS 600 300 460 250 1,610 (Auium) (Extended Stay) (Resort) (Inn) DWELLING UNITS (D.U.'s) High-Rise Condos 100 145 245 Low-Rise Condos 100 175 110 70 455 Center Core Apanments 300 300 -------- -----.... TOTAL D.U.'s 400 175 210 215 1,000 [1 J Years of phasing refer to years of construction by phase. Does not include projects proposed for Rohr Industries. [2J 62.000 SF ice rink stadium has been eliminaledfrom the analysis. [3J This analysis assumes 75% sublemmean and 25% surface parking. Sublerranean parldng is assumed at 400 square feet per space, while surface parldng is assumed at 350 square feet per space. Surface parldng also includes landscaped parldng along SDG&.E Right-of-Way (Phase /Il) and surface parldngfor office on City-owned parcel (Phase IV). Source: The Jerde Parlnership; City ofChula Vista; WiIliams-Kuebelbeck &. Associates. 5,e3236-0ldnew 16 Table 2 DEVELOPMENT AND PHASING ASSUMPTIONS SUBCOMMITTEE ALTERNATIVE. DEVELOPER PHASING [1] CHULA VISTA BAYFRONT PROJECT PHASE I PHASE D PHASE m PHASE IV TOTAL GROSS SF BY USE (1993.1997\ (1997.200ll (2002-2004) (1993.2004) Office 60,000 0 80,000 0 140,000 Retail 145,000 0 5,000 0 150,000 Hotel (Atrium/lnn) 492.000 200.000 0 0 692,000 Hotel (Extended Stay) 246.000 0 0 246,000 Hotel (Resort) 377,200 0 0 377,200 High.Rise Condos 0 135,500 196.475 0 331.975 Low-Rise Condos 271 ,000 257.450 88,075 0 616,525 Center Core Apartments 406.500 0 0 0 406,500 Conference Center 40,000 0 0 0 40,000 Tennis Club 58.000 0 0 0 58,000 Sports Center [2] 79.000 0 0 0 79,000 Child Care 0 7.000 . 0 0 7.000 -~-_.._..- Total Excl. Parking 2,174.700 599,950 369,550 0 3,144,200 Subterranean Parking 1,194,600 252.000 132,000 0 1,578,600 Surface Parking [3] 434.175 73,500 314.300 0 821,975 ----..-------- Total Parking S.F. 1,628,775 325,500 446,300 0 2,400,575 TOTAL GROSS S.F. 3,803,475 925,450 815,850 0 5.544,775 HOTEL ROOMS 600 250 300 (Inn) 460 1.610 DWELLING UNITS (D.U.'s) High.Rise Condos 100 145 245 Low-Rise Condos 200 190 65 455 Center Core AparunenlS 300 300 ------ ---- TOTAL D.U.'s 500 290 210 0 1,000 [1] Years of phasing refer to years of construction by phase. Does IIDt inclruk projects proposed for Row Industries. [2J 62,000 SF ice rink stadium has been eliminatedfrom the analysis. [3J This analysis asSIl17U!S 75% subterranean and 25% surface parking. SubterrlJ1U!an parking is assumed at 400 squarefret per space. while surface parking is assll17U!d at 350 square fret per space. Phase III surface parking also inclruks landscaped parking along SDG&E Right-oj-Way and surface parking for office on Ciry-owned parcel. Source: The Jerde Partnership; City of CluJ a Vis/a; Williams-Kuebelbeck de Associates. 5,e3236-01Enew 17 9 -;2;2 HOTEL ROOMS 350 250 350 250 1,200 (Atrium) (Exlended Stay) (Reson) (lnn) DWELLING UNITS (V.U.'s) High.Rise Condos 120 180 300 Low-Rise Condos 75 125 100 100 400 Cenler Core AparunenlS 300 300 ---.------ -------------- ----- TOTAL D.U.'s 375 125 220 280 1,000 . [1 J Years of phasing refer to years of constrwction by phase. Does IIOt incl..de projects proposedfor Row Indwstries. [2J 62.000 SF ice rink Slodiwn has been eliminaledfrom the QM/ysis. [3 J This QMlysis asslUIleS 75% swblerranean and 25% swface par/cing. Swbterranean parking is asSJUned at 400 sqwue feel per spoce. while swface parking is asslUlled al350 sqwuefeel per space. SlITface parking also incl..des landscaped parking along SDG&.E Righl-of-Way (Phase III). SOllTce: The Jerde Partnership; City ofChMla Vista; Wi/liams-Kwebelbeck '" Associales. 5,e3236-01fnew . 18 Table 4 CHULA VISTA BAYFRONT DEVELOPER & WK&A PARKING ASSUMPTIONS WK&A Developer Parking Shared Parking Central Core Assumptions Weekday 8 PM Rclail 87% ofMaximWD 120,000 SF Retail 4/1000 SF.. 480 313 5 Restaurants 1011 000 SF .. 250 217 25,000 SF (800 seats) Reson Hotel linn + 1/25 nus .. 479 90% of Max 460 rooms 431 Extended Stay Hotel linn + 1/25 nus" 312 90% of Max 300 rooms 281 Atrium Hotel linn + 1/25 nus .. 625 90% of Max. 600 rooms 562 Conference Center 25,000 SF assembly 1150 SF.. 500 Shared Parking 15,000 SF other . 2/100.. 30 with hotel uses 50% shared = 265 Residential Above Retail 300 Units 100% of Max. 200 1 BR 1.5/1 br .. 300 300 100 2 BR 2/2 br = 200 200 Sports Kingdom 97,000 SF 2/1000.. 195 100% ofMax.oo 195 Tennis Club Classrooms Offices Training Rooms Gym Dormitory l/Unit .. 50 90% of Max." 45 50 Units Total 245 on-grade Total 240 on grade (ice rink parcel) (ice rink parcel) Stadium Coun Shared parking on-grade 2000 Seats 113.5 seats .. 571 (ice rink parcel) Child Care 7,000 SF 2/1000 = 14 Not Applicable Offices 60,000 SF 3.311000 = 198 7% of Max... 14 Subtotal- Subterranean Parking in Core 3.694 2,318 (Continued. . .) 19 'j-;23 Table 4 (Contlnned) CHULA VISTA BAYFRONT DEVELOPER & WK&A PARKING ASSUMPTIONS WK&A Developer Parking Shared Parking Outside Ccntr.:l Cere [1] Assumptions Weekday 8 PM Offices 80,000 SF 3.3/1000= 2(;4 Surface (ALL SURFACE) Parking Residential 212BR'" 1288 100% of Max 700 units less 56 units '" 1288 with included parking = 644 Retail 5,000 SF Retail 4/1000 SF '" 20 87% of Ma..imnm '" 17 Inn Hotel 1/rm + 1{25 rms '" 260 90% of Max 250 rooms 234 Subtotal- Subterranean Parking Outside Core 1,568 1,539 TOTAL 5,262 3,857 Less: 25% Surface Parking 1,315 N.A. TOTAL SUBTERRANEAN 3,947 N.A. [1] Developer parking assumptions outside central core were calcwaled by WK&A based on available informalion. SoW'ce: The Jerde Partnership; Price WDlerhouse; City ofC/wJa Vista; WillilJlns-Kuebelbebeck 4< Associales,/nc. 5,13236-07 20 Table 5 SUMMARY OF VARIANCE IN ASSUMPTIONS IN FINANCIAL FEASIBILITY ANALYSES FOR CHULA VISTA BA YFRONT PROJECT Developer! WK&A WK&A Price Waterhouse Dec. 1991 Current U .' Assumntion Analv~is Analysis escnptlOn Direct Construction Costs per SF: Hotel $87 $93-$94 $92 Low-rise Condominium [1] $50-60 $76 $60 Residential Apartment [1] $54 $88 $60 Retail $50 $71 $55 Parking $25 $30 $30 Soft Costs: ArchitecturallEngineering [2] 3% 6% 4% Revenues per SF: [3] Low-rise Condominiums $150 $110 $150 High-rise Condominiums $225 $125 $200 Core Apartments (Average) $1.00 $0.86 $0.94 Retail $2.00 $1.25 $1.50 Hotel Demand and Expense: [4] Absorption (Developer Phasing) 4 years 8 years 8 years Stabilized Occupancy 72%-76% 68%-70% 68-70% Food & Beverage Income [5] 33% of rev. 30% of rev. 30% of rev. Undis. Oper. Expense [6] 25.0%-27.7% . 29.5%-30.5% 29.5%-30.5 Hurdle Rate [7] 13.0% 15.0% 12% & 15% (Continued. . . .) 21 7-;)1 Notes to Table 5 SUMMARY OF VARIANCE IN ASSUMPTIONS FINANCIAL FEASIBILITY ANALYSES FOR CHULA VISTA BA YFRONT PROJECT NOTES: [l]Developer assumption based on Price Waterhouse letter to WK&A dated December 20, 1991. [2J Developer assumption of 3% calculated based on February 14, 1991 letter to City of Chula Vista. [3J Indicatedfigures are sales per squarefoot values for residential condominiums, and base rent per square foot values for retail uses. Apanment rents are averages, and vary depending upon the asswned size of the unit (e.g., WK&A's analysis assumes one-bedrooms would lease for $0.95 per square foot, with two bedroom units at $0.92 per squarefoot.) [4 J Developer hotel income and occupancy assumptions based on August 30, 1991 letter to City ofChula Vista. [5 J Food and beverage income assumptions are based on a percentage of total revenues, and apply to atriwn. extended stay and reson hotels. Inn hotel is not assumed to include any food and beverage revenues. . [6 J Undistributed operating expense assumptions are based on a percentage of total revenues. [7J Hurdle rate (target lRR) used to indicate projectfinancialfeasibility. Source: Price Waterhouse; Lee Saylor, Inc.; Williams-Kuebelbeck & Associates, Inc. 5,13236-06 22 Table 6 HARD CONSTRUCTION COSTS FOR SPORTS FACILITIES AND PROPOSED PUBLIC IMPROVEMENTS CHULA VISTA BA YFRONT PROJECT (In Current Dollars) Lump Sum Proposed Use Costs Tennis Club $4,905,961 Spons Kingdom $8,689,514 Child Care Facilities $656,663 Olympic Pool $998,537 ----------------- Total Spons Facilities $15,250,675 Conference Center $4,251,485 Lagoon $10,665,951 Residential Lake $1,793,907 Public Park $7,533,020 Site Improvements $8,270,049 Onsite - Private Roads $2,528,339 Onsite - Public Roads $7,333,635 Offsite $911,387 "E" Street/Bay Blvd/l-5 Ramps $617,100 ----------------- Total Public Improvements $39,653,388 Mitigation Costs [2] $2,500,000 [1] November 1990 estimate provided l1y Rick Engineerning. [2] As provided l1y Peterson & Price, attorneys for developer. 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U "U ::l 'j j~! ~ a~'3=.I!8 ~ ~ ~ i ~ <jjii~Q IHHliJ!J!~ .'. ~ - .. ~ ~ if]-. t,::! ~ . ""-g"'c:;;! jII,g<w~~]:;;! ~ -' ! = ~ !-= ~. &~~ ag :dh.l!r>!g on 35 9- 3/ Tab\e 11 AVAILABLE FUNDS ASSUMING TAX ALLOCATION BOND ISSUE IN 1994 (IJ CHULA VISTA BA YFRONT PROJECT In Thousands or Future (1994) DoUan Subcommittee Subcommittee Subcommittee Starr Alternative I Alternative 0 Alternative m Alternative WK&A Pbaslng! Dev. Phasing! Dev. Phasing! WK&A Phasing! Item IncomelExoense WK&A Inc./Em. IncomelExoense IncomelEmense Total Bonded Indebtedness [2] $18.953.7 $20.807.4 $19,546.0 $12,660.8 Less: Underwriter's Discount [3] $379.1 $416.1 $390.9 $253.2 Less: Issuance Costs [4] $379.1 $4\6.1 $390.9 $253.2 Less: Reserve Fund [5] $1.895.4 $2,080.7 $1.954.6 $\.266.\ Less: Capitalized Interest [6] $\,5163 $1,664.6 $1,563.7 $1.012.9 Net Proceeds In 1994 $\4,783.9 $\6,229.8 $\5,245.9 $9.875.4 Plus: Cumulative Net Tax Increment Available [7] $451.0 $631.6 $593.6 $4\7.2 --- ------ Total A vallable Funds [8] $15,234.9 $\6,861.4 $15.839.5 $\0.292.6 [1] Assumes bonds would be issued in 1994 10 reimburse prtvious/y paid costs. and cover future costs. [2] Based on net presen! value of 50 percen! of aVlulable nellax incretnen! (after deduction of required low and moderale ill(;otne housing set-asides), al ossumed bond in!ereSI rate of 8 percen!. [3] Assumed al2 percen! of IOtal bond issue. [4] Assumed at 2 percen! of IOtal bond issue. [5] Assumed alIO percen! of IOtal bond issue. [6] AlID/ysis assumed one years capilaliled Werest al8 percen! Wertst rale. [7] Cumulalive nellax ill(;retnent (after deduction of low and moderale ill(;otne housing sel asides) through 1994. [8] Net bond proceeds plus cumulolive available nelltu incretnen!. Source: Lee Saylor. 111(; ; PelCrson 4< Price; Cil)' of CIwla Vista; W illiams-Kuebelbeck 4< AssociaJes. 5.e3236-09 36 . Table 12 PUBLIC IMPROVEMENT ruNDING ANALYSIS ASSUMING CITY PARTICIPATION USING TAX ALLOCATION BONDS (1] CHULA VISTA BA YFRONT PROJECT All Tbousands In MIllions of Future (1994) Dollan Subcommittee Subcommittee Subcommittee Staff Alternative I Alternative D Alternative m Alternative Public Improvement WK&A Phasing! Dev. Phasing! Dev. Pbasing! WK&A Phasing! Costs to be Funded 121 IncomelExoense WK&A InCJEXD. Income!Exoense Income/Emense Public Parlcing [3] S3 7 ,422.0 S37,422.0 S37,422.0 S32,SS3.5 Public Stteets [4] S7,932.1 S7,932.1 S7,932.1 S7,932.1 Parks and Public Areas [4] S8,147.7 S8,147.7 S8,147.7 S8,147.7 Water and Sewer [4] $1,739.9 $1,739.9 $1,739.9 $1,739.9 Lagoons [4] S13,476.6 SI3,476.6 S13,476.6 S13,476.6 Nature Interpretive Center [5] S3,2A4.8 S3,2A4.8 S3,244.8 S3,244.8 Wetland Habitat Restoration [6] $2,704.0 S2,704.0 S2,704.0 S2, 704.0 ----- ------ ------ Total to be Funded $74,667.0 $74,667.0 S74,667.0 $69,798.5 Amount Funded through bond issue at year end 1994 [7] SIS,234.9 SI8,861.4 SIS,839.5 SIO,217 .6 Balance Remaining [8] SS9,432.1 SSS,80S.6 $58,827.5 SS9,S80.9 - [IJ Ass"",,,s bonds would be issut:d in 1994 to reimburse previously paid coSIS. and cover fullUt! coslS. [2J Does not include ongoing maintenance costs such as operation and maintenance ofnanue Werpretive center Dr maintenance of wesers, streets and infrastrucnue. [3 J Includes surface and subterranean par/Ung costs for all public uses. (i.e.. all uses except residential). [4 J Based on September 1990 cost estimate provided try Lee Saylor. Inc. escalaled to current dollars. per space. while surface par/Ung is ass"",,,d at 350 sqUJlre feet per space. Swface par/Ung also includes landscaped [5J Original construction cost estimate for nature Werpretive center provided try City stqffinJune 1990 letter. [6J Cost estimate provided try Peterson & Price. attorneys for the developer. Includes (1) new mDTsh west of Marina Parkway. (2) wetlands at Gunpowder Point, and (3) various Department of Fish & Wildlife requirements. [7J A vai/able funds from tax allocation bond issue. assuming use of50% of tax increment generated try the project. and bonding based on 25 year issut:. at ass"",,,d 8% aNWDI interest rale. as preseflled in Table 11. [8J It is ass"",,,d t~se coslS would befuNkd through eit~r Mello Roos or assessmefll district/inancing. Source: Lee Saylor, Inc; Peterson & Prir:e; City ofChula Vista; Williams-Kut:belbecl & Associates. S,e3236-08a 37 9-J;2 ~ N .,., N N ~ ~ loQ fIJ - f Gi' fIJ Z 0;;- loQ ~ - ll. tsl1 tsl1tsl1tsl1 Ii ~ ~ ~ _ -0- I COON ~ ..,. cir'~ :EloQ - __N 0- g:g .5 ~~f-o .. i t;=U a. Z o;;-~ - ..... S "'1:1I:0 tsl1tsl1tsl1tsl1 .s flJl:II:l:II: loQ ] <"'ll. ~OO-O i: z f-o fIJ """"""1' ~ ~C'i"";"': D. <I:II:Z __N('f") 0- 0lli:0 ll. III .... - ... :..:~e: ~ .. ~I:II:>- ! ~r,..< t "'0= .. loQfIJ< = .e ~loQf-o loQ tsl1 tsl1 tsl1 tsl1 :; i=f-ofIJ ~ \C - 0- <<> fIJ - .... - - < -C ,..; oC - i ZI:II:< :: N - .... - I:II:...JS ll. '5 loQ< f-oZ:: tsl1 ...JI:II:U g CO <~ In ~ ~ ~!Z := g Ii I'" ... "0 - .; loQ tsl1tsl1 tsl1tsl1 tsl1 Ii ~ fIJ I' \C - \C g; li .S < \C 00 ~ V'1.. "0 .!S :: r--:r-i 0- .... ci 0- 1: -- ..,.- - ~ ~ 0 ll. III - 0- -.: U 0 ~ otl ! g 0 i:l fIJ :: :: ~ ~ i .~ E E " !l!l~ " i = 1 .., ll!lrl tsl1 ~ tsl1 8g<g:e ~ ... 1l 1l Cl '- UU~u'E :::: ~ ~ .. C' CO l ... ~ ... ... loQ ~. U ~"" .t fIJ 8'E-'~!ite ~ ;:;l ~ !:l-a~c 8- ! ! ~ ..O:sj.... I:II:::C U=fIJ ~ E .- vi 38 Table 14 SUBCOMMITTEE ALTERNATIVE H (DEV. PHASING/WK &A INCOME/EXPENSE) INTERNAL RATES OF RETURN (IRA's) BY USE CHULA VISTA BAYFRONT PROJECT USE PHASE I PHASE H PHASE III PHASE IV PHASE V Office 24.31% 14.69% Retail 17.67% 16.61% Hotel(AtriumMn) 11.92% 10.11% Hotel (Extended Stay) 12.21% Hotel (Resort) 11.92% High -Rise Condos 24.21% 16.65% Low -Rise Condos 48.52% 37.37% 28.07% Center Core Apartments 13.56% Bayview Condos Sports Facilities 10.99% 10.94% Total Project Return without City Participation 1056% Total Project Return with City Participation (50% of net tax increment bonded) 10.90% \ 1, W Source: Williams- Kuebelbeck do Associates, Inc. 5,irrs/textt 1!1/92 3:32 PM ... lol Cf} f III - .. :is ~ ..... lol ~ Cl. X ~ :Elol Orl:l U;;l ~>E- t.:)lCU ~""'lol -'" ... =:0 <=:=: ::ceCl. 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L/Ioi RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA TO APPROVE THE MIDBA YFRONT CONCEPTUAL DEVELOPMENT PLAN (SUBCOMMITTEE ALTERNATIVE), MAKING FINDINGS OF FACT RELATING TO THE FEASffiILITY OF MITIGATION MEASURES AND PROJECT ALTERNATIVES, ADOPTING A MITIGATION MONITORING PROGRAM, AND A STATEMENT OF OVERRIDING CONSIDERATIONS WHEREAS, a draft Environmental Impact Report, dated August 1990, evaluating the proposed Midbayfront ~ Coastal Program (LCP) Resubmittal was prepared and was transmitted by the City of Chula Vista, as lead agency, to all concerned parties for review and comment; and WHEREAS, notice of the availability of the draft Environmental Impact Report was given as required by law; and WHEREAS, written comments from the public on the draft Environmental Impact Report were accepted from August 6, 1990 to September 26, 1990; and WHEREAS, the City Planning Commission held a public hearing and accepted public testimony on the draft Environmental Impact Report on September 26, 1990; and WHEREAS, at this hearing, CHULA VISTA INVESTORS (the project applicant) introduced a new revised concept plan described as Alternative 8; and WHEREAS, based on new information raised in the public comment period and at the public hearing, a Recirculated Draft Environmental Impact Report, dated July 1991, was prepared for Alternative 8; and WHEREAS, the Recirculated Draft supersedes the previous Draft Environmental Impact Report; and WHEREAS, the Recirculated Draft Environmental Impact Report, dated July 1991, evaluating the proposed Midbayfront LCP Resubmittal No.8 Amendment project, was prepared and was transmitted by the City of Chula Vista to all concerned parties for review and comment; and q c. -I 9--.3/ WHEREAS, notice of the availability of the Recirculated Draft Environmental Impact Report was given as required by law; and WHEREAS, written comments from the public on the Recirculated Draft Environmental Impact Report were accepted from April 10, 1991 to May 22, 1991; and WHEREAS, the public review period on the Recirculated Draft EIR was extended until May 24, 1991 to allow additional response time for the U.S. Fish and Wildlife Service; and WHEREAS, the City Planning Commission held a public hearing and accepted public testimony on the Recirculated Draft Environmental Impact Report on May 22, 1991; and WHEREAS, agency and public comments have been addressed in the Final Environmental Impact Report for Midbayfront LCP Resubmitta1 No.8 Amendment, dated July 1991; and WHEREAS, :the Midbayfront LCP Resubmitta1 No.8 project was heard by the City Planning Commission on July 24, 1991; and . WHEREAS, the City Council certified the Final Environmental Impact Report on August 20, 1991; and WHEREAS, the City Council adopted Resolution No. 16328 on August 20, 1991, which neither approved nor disapproved of the project but referred the project to the Bayfront Planning Subcommittee for their review and recommendation; and WHEREAS, the Bayfront Planning Subcommittee held approximately 15 public meetings and recommended to the City Council to approve the Resubmittal No. 8 with minor modifications (the "Subcommittee Alternative"); and WHEREAS, these minor modifications to Alternative 8 include the elimination of a previously designated luxury hotel and placing in its stead a Cultural Arts facility on approximately three acres, a reduction of the number of residential units from 1400 to 1000 (though the total square footage remains the same), and minor design modifications to the northern residential area; and WHEREAS, the Final EIR certified by the City Council on August 20, 1991 addressed the impacts; and Resolution re Midbayfront Conceptual Plan Page 2 qc..-z. WHEREAS, public notice was given on December 11, 1991, that the Final EIR for Resubmittal No. 8 would be used as the EIR for the Midbayfront Conceptual Development Plan (Subcommittee Alternative); and WHEREAS, the Planning Commission has, by separate resolution (planning Commission Resolution No. EIR-S9-QS on July 24, 1991, certified the Final Environmental Impact Report (hereafter "EIR") pursuant to the California Environmental Quality Act ("CEQA") (pub. Resources Code, section 21000 et seq.) and the CEQA Guidelines (Cal. Code of Regulations, tit. 14, section 15000 et seq.) which analyzes the environmental effects of the proposed Midbayfront LCP Conceptual Development Plan (Subcommittee Alternative) (hereafter "Project"); and WHEREAS, the EIR identified certain significant and potentially significant adverse effects on the environment caused by the Project; and WHEREAS, the City Council is required, pursuant to CEQA, to adopt all feasible mitigation measures or feasible project alternatives that can substantially lessen or avoid any significant environmental effects; and WHEREAS, the City Council desires, in accordance with CEQA, to declare that, despite the occurrence of certain significant and potentially significant effects that cannot be substantially lessened or avoided through the adoption of feasible mitigation measures or feasible alternatives, there exist certain overriding economic, social, and other considerations for approving the Project that the City Council believes justify the occurrence of those impacts; Now, therefore, the City Council of the City of Chula Vista does hereby find, determine, resolve and order as follows: [1]. Project Approval [Concept Plan]. The City Council approve the Midbayfront LCP Conceptual Development Plan (Subcommittee Alternative). By recommending approval of the conceptual plan, the City Council intends that by its approval of the conceptual plan, only give development processing direction to the staff of the City in order that staff may efficiently and effectively develop an LCP Amendment and General Plan Amendment. Such approval is not intended to constitute final approval of the plan at this stage nor is it intended to convey any entitlement or expectation of development to the developer; finally, approval of the concept plan is not intended to commit the Council to approval of the LCP ResubmittaJ, the General Plan Amendment, or the Redevelopment Plan Amendment, or any other land use right. Rather, the Council shall retain full and unfettered discretion to consider the LCP ResubmittaJ, the General Plan Amendment, and the Redevelopment Plan Amendment without consequence, despite its decision to approve the Conceptual Development Plan. Resolution re Midbayfront Conceptual Plan Page 3 '1c. ..3 '7 ~t/cJ [2]. CEQA Findings and Statement of Overriding Considerations. a. Adoption of Findings. The City Council does hereby approve, accept as its own, incorporate as if set forth in full herein, and make each and every one of the CEQA Findings attached hereto as Exhibit A. b. Certain Mitigation Measures Feasible and Adopted. As more fully identified and set forth in Exhibit A attached hereto, the City Council hereby finds, pursuant to Public Resources Code section 21081 and CEQA Guidelines section 15091, that certain of the mitigation measures described in the EIR are feasible, and will become binding upon the Project. c. Infeasibility of Mitigation Measures and Alternatives. As set forth in Exhibit A attached hereto, the City Council finds that the remainder of the proposed mitigation measures and none of the proposed project alternatives set forth in the Final EIR can feasibly substantially lessen or avoid the potentially significant effects that will not be substantially lessened or avoided by adoption of all feasible mitigation measures. d. Adoption of Mitigation Monitoring Program. As required by Public Resources Code section 210816, the City Council hereby adopts the mitigation monitoring program ("Program"), set forth in Exhibit B, incorporated herein by reference. The City Council finds that the Program is designed to ensure that, during project implementation, the Project applicant, and other responsible parties, implement the Project components and comply with the feasible mitigation measures identified in the Findings. e. Statement of Overriding Considerations. Even after the adoption of all feasible mitigation measures and alternatives, certain significant or potentially significant adverse environmental effects caused by the Project will remain. Therefore, the City Council hereby issues, pursuant to CEQA Guidelines section 15093 and as set forth in Exhibit A attached hereto, a statement of overriding considerations identifying the specific economic, social, and other considerations that render that unavoidable significant adverse environmental effects acceptable. Resolution re Midbayfront Conceptual Plan Page 4 qc...if Presented by Chris Salomonoe, Director of Community Development C:\b.yfro.ll.... Resolution re Midbayfront Conceptual Plan Page 5 qC-5 9--1-/1 January 14, 1992 TO: Chula Vista City Council FROM: ''peterWa~ . SUBJECT: Midbayfront Plan It is unlikely that the Barkett proposal before you tonight will be built without funding help of some sort from the City of Chula Vista. Therefore, I would like to focus on the RISKS that are involved with the approval of this project. First of all, the project itself. The economic consultant hired by the City of Chula Vista to protect its interest has been analyzing this project for more than a year now. Would this be a "financially feasible" project from the City's point of view? His first estimate a year ago was that it could be expected to earn a rate of return of about 7%. The City's consultant has consistently used 15% as the standard minimwn expected rate of return that a project should show before it is considered to be "financially feasible." And the key word is "expected." No one can possibly predict exactly how a project is going to fare. What are the costs actually going to turn out to be? Will the market eventually generate more revenues or less revenues than projected? Only time and reality will tell. So using 15% as a minimurn to be expected before the project begins is a bare minimum assumption. If the actual project turns out to do better than that, fme. But if bad news prevails you still have some buffer. If the project actually earns only 10%, you will probably survive. If it actually only earns 5%, you may be able to salvage something out of the project. And if your projected 15% rate of return calculations are realistic, it enhances your chances of borrowing money or attracting capital. It's obvious to anyone that an expected rate of return of only 7% is absolutely unfeasible. That figure almost guarantees you that the project will fail. Only by unexpected good luck and fortuitous market circumstances could the actual project survive. And most certainly no one would loan you money on such a project. During 1991, some changes were made in the proposed project, some of the density lowered, and so forth. By the end of 1991, and as a result of these changes, the expected rate of return had only risen to something over 9%. Since that time, some "heroic assumptions" have been made in the fmancial projections, just as they were in the traffic studies, to try and 'make it work.' For instance, subterranean parking and an ice rink were a couple of perks that were to make this an interesting and quality project A recent "heroic assumption" eliminated the ice rink and 25% of the subterranean parking in order to lower costs, yet did not correspondingly diminish the revenues in the remainder of the project that those quality perks would have helped generate. As your consultant points out, 9% or 10% is "financially unfeasible." It is fmancially unfeasible because it does not give you any room at all on the downward side. If your costs turn out to have been underestimated and/or your revenues overestimated, your project is kaput. It is obvious that no commercial lender is going to lend money with such a low expected rate of return. Even in this recession, one can earn 7 112% on long-term government bonds without any risk whatever. And that's where the City of Chula Vista comes in. The City of Chula Vista, as a municipality, can borrow money, can issue bonds, paying perhaps as low as 6%. The developer's financial representative correctly pointed out to the Planning Commission on December 18th that if the developer could borrow 80% of the cost of the project at 6% interest, and if the project did earn 9%, then that would result in very large profits on the developer's equity -quote- "the difference between the 6% and 9% that every dollar that the project is earning flows into the developer's pocket" - unquote -. That, of course, is simply an example of using the principle of "leverage." (over) 9--0 But what happens if the project does not do well? Then leverage works against the owner. Then the developer takes a walk, the bondholders are left holding the bag -- and Chula Vista's bayfront is left, perhaps, with a whole bunch of skeleton or bankrupt hotels. Now, are there clear signs of risks on the downward side of the development? There are at least two obvious ones. One potential weakness is the very narrow market that this project is aimed at. The developer's financial representative told the Planning Commission that the market they are aiming at is for conventions that book between 1,000-1,200 rooms. That's why they need at least 1,600 hotel rooms in total. Conventions that require much more than 1,200 rooms go to bigger convention sites such as San Diego's. Conventions that require only a few hundred rooms go to smaller hotels. It was stated that at the present time, there are no 1,000-,2oo-room convention sites in San Diego, so the project is aimed at that specific market But aiming at a very specific narrow nitch in any market is highly risky. While it offers the chance that you might make it really big, it ALSO increases the chances that you really flop. You have no wiggle-room for error. You cannot handle larger conventions, if that's where the real demand turns out to be. And if you end up taking smaller conventions, you are left with a lot of empty rooms. This is high-risk gambling using our bayfront and our credit. A second downward risk are extra-ordinary costs incurred in building these 22-story towers. The E.I.R. points out that the soils in the area where the high-rise structures would be built are unstable and "are considered unsuitable in their present condition for the support of any additional fill and/or structures." The E.I.R. also points out that sands exist to a level of 20 feet below sea level and probably deeper, and that liquifaction is a potential problem. The extra-ordinary costs that might be involved in building these castles on sand bave NOT been factored in at all. This project cannot be built without funding help of some sort from the City of Chula Vista. Approval of the Subcommittee proposal before you puts the City of Chula Vista at great financial risk, to say nothing of skeleton hotels. If the developer forfeits on the City bonds, the bondholders would have to look at what's left on the property itself for satisfaction. But the credit rating of the City of Chula Vista would be severely damaged and that WOULD affect the taxpayers of Chula Vista on subsequent bond-issues. The original bayfront plan, the existing LCP, was found to be financially feasible from the City's point of view some years ago. Whether it would be found to be so today we do not know. What we do know, however, is that the project before you tonight is financially unfeasible from the City's point of view. Therefore you cannot approve this project, even in concept, without knowing that that can only lead down a path that will eventually put the City of Chula Vista at great financial risk. 7~t/3 January 14, 1992 Remarks to the Chula Vista City Council by Will T. Hyde, on behalf of Crossroads 803 Vista Way Chula Vista, CA. INTRODUCTION Mr. Mayor, members of the City Council. As you are painfully aware Crossroads has . been opposed to Mr. Barkett's Bayfront Plan since it was proposed in early 1989. Since that time the plan has been modified and improved somewhat from our point of view. Nonetheless, we still believe that the project is too intense and we have serious concerns about the numerous adverse impacts of the plan which were starkly set forth in the final E.I.R. With your indulgence we will have three speakers who will address those major areas of the plan which" we fmd objectionable. Dr. Peter Watry will discuss economic aspects; Mr. Bill Cannon will comment on esthetics, schools and traffic; I will wrap up our presentation with Crossroad's recommendations for your decision tonight. TEXT In closing, I would like to make it clear that Crossroads is strongly in favor of development of Chula Vista's bayfront for the enjoyment and benefit of all of the citizens of our community. As most of you know, I was one of the five Councilmembers who ordered the development of Chula Vista's first master plan for the bayfront, the Sedgeway-Cooke plan, back in 1972 -- twenty years ago. Crossroad's quarrel with Mr. Barkett has been basically a philosophic one. He wants a very intense, high-density project which will satisfy his economic interests. We, on the other hand, seek a type of development of reduced scale and intensity which will provide the general public easy access to the bayfront, generous areas of open space and parks, visitor-serving facilities such as hotels, restaurants, retail businesses and a possible cultural arts center. We also believe that the development must be economically viable so it will not be a financial burden upon the taxpayers of the city. Mr. Barkett is asking for your conceptual approval of a plan which, despite proposed mitigation measures, still has the following major flaws: 1. It will seriously aggravate the already unacceptable traffic situation at 1-5 and "E" Street and at 1-5 and ''H'' Street 2. It will exacerbate an already critical problem of overcrowding of both elementary and secondary schools in Chula Vista. 3. It will create a bulk and mass of buildings which overpower the relatively small but beautiful site on the bay, one of the greatest natural treasures of our community. 4. It assumes that there is a market for hotel business in Chula Vista which has not been substantiated by an independent, reliable market analysis. 5. It is based upon economic assumptions, projections and estimates which to us have been slanted to favor the developer and are very questionable to say the least. We believe it would be folly for the City Council to approve any such concept and we recommend that you reject the proposal clearly, fmnly, once and for all. We understand the frustration of the Council over the long delays the City has experienced in getting on with development of the bayfront Such frustration, however, is no justification for approving a plan which will do irreparable harm to this priceless asset just to resolve the issue. If you feel you must give conceptual approval to some plan this evening, we suggest that you accept the one proposed by the staff. We would, however, recommend that the residential density proposed in that plan be reduced to a level which will improve the traffic and school problems described by Dr. Watry and Mr. Cannon. (over) 1-1/'-/ .,;-..;.'.""....-.. -..--.._~_._.._---- "-------~... - _.~..... ~...-,. . .... .-.. . In conclusion I would like to quote a portion of a recent Chula Vista Star-News editorial which rather concisely sums up Crossroad's opinion of Mr. Barkett's Bayfront Plan. "Instead of building a mega-project on the bay, which will no doubt attract many tourist dollars, but also cars, air pollution and trash -- and in the process make one developer mega-rich -- city planners should construct something for the people who live here. And even though the present plan does include a cultural arts center, it is not worth the traffic and noise residents will have to tolerate in order to get it." We believe a better plan can be developed, possibly with the participation of the Port District. Reject Mr. Barkett's plan and start anew. Thank you, . .-._,-""---~ . _.,oo''.--__.'.. - ._- .._--. ..~ -.---'"'.- - - "'" .-., ~ SIERRA CLUB SAN DIEGO CHAPTER SOUTH BAY GROUP January 14, 1992 254 Camino Elevado Bonita, CA 91902 Mayor and Council members City of Chula Vista 276 Fourth A venue Chula Vista, CA 91910 Ref: Bayfront Plan Mr. Mayor and Councilmembers: You are being asked among other things, on January 14, 1992, to make Findings of Fact relating to the feasibility of mitigation measures and project alternatives, and to adopt a Statement of Overriding Considerations. I have reviewed the staff documents pertaining this item and conclude that there is inadequate evidence to support the findings. The findings purport to show that all alternatives other than the Subcommittee alternatives are infeasible. That is clearly not the case. Specifically: I. The independent financial consultant hired by the City to analyze the project reported that most project alternatives were infeasible including the applicant's proposal. The only evidence presented to the public indicating othelWise was a statement by a consultant hired by the applicant himself. We believe the feasibility of all alternatives (except #2), including the applicant's proposal, may be reasonably questioned. The most recent evidence concerning feasibility, made public at the Planning Commission Hearing, was that the difference in internal rate of return, the measure of feasibility that is being used, is only 0.5% +/- between the Subcommittee plan and the staff's recommended plan. This is a negligible amount and is clear evidence that the staff plan is not infeasible from this standpoint. 2. All alternatives provide considerable Transient Occupancy Tax (Tar) and many construction and permanent jobs. The Agency has never had, in spite of what is stated in the Findings, a "major goal" of generating a maximwn amount of revenue from the Tar nor providing for the highest number of employment opportunities. The fact that the alternatives do not generate the highest amounts of Tar or jobs does not render them infeasible. ,/" q~t/~ 3. Contrary to the assertion, the social considerations referenced on page 68 of the Findings do not make the alternatives infeasible. The importance of a separate viable "community" has not been addressed previously. This is a new idea. In fact, for 15 years or so, the Bayfront was intended to fit into, or complement the existing community (not to be a separate stand-alone entity); this has been considered the optimum condition, the most socially desired. There is little or no evidence to uphold this finding. 4. The statement that Alternative 2 would result in significant, unmitigated traffic impacts is consistent with the EIR. However, when the EIR was adopted, the same was true for the applicant's proposal. A new study, with new traffic measures, has indicated that the traffic problems for the applicant's proposal might be mitigated. It is highly likely that with a new study and new measures applied to Alternative 2 traffic problems, that, since it generates less traffic, the traffic impacts would likewise be reduced and mitigated. 5. Singling out traffic issues as an indication of infeasibility (see above- but remember, that statement could probably be invalidated) for Alternative 2 indicates the bias of these findings. It should be noted that that is the only environmental impact indicated in the EIR which is more severe for Alternative 2 as compared with the applicant's proposal. On the other hand, there are fifteen (15) occasions of the Barkett proposal being more damaging to the environment then Alternative 2. 6. The Findings state that the Subcommittee alternative "substantially lessens the significant environmental effects as identified in the final EIR." On other hand, the staff report to the Planning Commission states that "There are two minor changes between Alternative 8 (as discussed in the EIR) and the Subcommittee Alternative." Also, it says "...the Chula Vista Environmental Review Coordinator for the City is of the opinion that the impacts identified for Alternative 8 are substantially the same as those for the Subcommittee Alternative." (The emphasis is mine.) This is in direct opposition to the assertion in the Findings. Clearly there is insufficient evidence to show that all the alternatives are infeasible when compared to the applicant's proposal. In fact, the evidence appears to show that far from being infeasible, Alternative 2 is the most feasible of the EIR Alternatives, including the applicant's proposal. The Statement oj Overriding Considerations is also insufficient to approve a project that is known to contain 26 significant impacts not mitigable or not mitigated at project level. The Statements are underpinned by the findings, which, as shown above, are not valid. Statement One can be challenged as there is no clear evidence the Project's use and density is any more appropriate than the alternatives. Regardless of the mitigation measures referenced in Statement Two, the Project remains the most, or nearly the most, environmentally damaging of all the alternatives. Also, other alternatives have been shown to be equally feasible (or infeasible), invalidating this as an "overriding consideration." The lettered statements under Statement Three purport to show the benefits of the Subcommittee Alternative. All of these statements appear to be equally valid for the Staff 9 -L/~ Recommended Alternative, and may be equally valid for most of the other alternatives. They are certainly not exclusive to the Subcommittee Alternative, and therefore not helpful as an overriding consideration. In summary, the evidence available is not adequate to support the Findings of Fact and the Statement of Ove"iding Considerations. Sincerely, tu~ (}.1&4~ William J. Robens rJ Executive Committee South Bay Group Sierra Club cc: Joan Jackson, Coastal Sub-committee Chair Linda Michael, Land Use Sub-committee Chair Laurens Silver, Sierra Club Legal Defense Fund q -Ll7 00 -...l 0'1 VI .f,l. Yo) N - . . . . n b::l:o:;:::~ ~~ ~~ Q~ "tl~ ~S on 8 ~ (:;'0 ~~ ~ 8 ~~~ g ~ ~g s. ~ ~ (S ~ tr.l -. ~ a 00 ;::s is' .....~ ~n ~ > ;:: 00 . -. ~ "'I ;::s ~ ~_. ~ t") ~n ~1-3 ~ e -. 00 ~."'I 0 g~ a= g~ ~~ Si 0 ~8 ~ ISn ~o 0 ;::s 1-3 ~ ~ ~~ ~~ ~ 'l"'ol. .. ;:: s:: ;:: .. ~ ~ ~ ;::s \I.l ;::;:- 0 ;::;:-~ t") 1-3 ~. tr.l $::l 15"0 ~ ~ ~ 0 ::::::~ ;::s ]~ ~ ~.. .... ....00 s' 00 <:::t' .. ~ g (S~ t") ~ ;::s .. CI ~ .... ;::s "'I .. tl "" a ;:: -. -. ..... ~ ~ IS t") ;::s f (S ~ .... f ~ "'I ~ ~ ~ (1 ~ Q tl tl ~ V'tl tl ~ ~ _. ~ ~ <J~ ~ .... ~ ~ "" "" ~ "" "" ~ i3 t") t") ('><:O f"") t") ~~ ~ -€l' -€l' ~ r -€l' -€l. ~ ~ :::to :::to -. 1 :::to :::to ~ t") ~ <::l ~ . <::l <::l :::to ;::s ~ ;::s ;::s ~ ~~ ~, ~ ~ ~ ,.:> ~ ~ . b::l ~~ "'I ~ ~ "tl ~ ~ ;::1. ~ 0 <:::t' <::l ~ <:::t' ~ ~ t") ;::s ..... t") !:l.. ~ ~ ~. ~ ~ ~ sa -. "" -. is is (S t") -. ~ -. ~ =:-. ~ ~ ~ ..... ~ ~ is ::tl ~ ~ ~ ~ ~ !::l ~ "" 5- ;= t") "" ;:: :::to -. ;::;:- -.:: "" ~ <os ~ -. ::tl :::to .s;, ~ ~ ~ "" "" ;:: Q !::l ..... ~ 5- t:;" ~ - ~ ::tl ~ ~ ~ ..... "" ~ :::to ;:: ~ - a IS ;::s g "tl .... ~ "tl ;::s ~ ;::s 1-"/1' ".---,.-...--.------..- _.~- ~ \.t;_1-Z CHULA VISTA BAYFRONT Hotel Demand Analysis Regional & National Croup Meeting Market January 14, 1992 . Hotel Feasibility Based Upon Target Market & Product Type Transient/Tourist Market Commercial Traveler Croup Meeting Market . Project Designed to Target Regional & National Group Meetings . Meeting Planner Survey Details Market Demand 12,000 meetings surveyed (held 1989-1994) 30% of 40,000 estimated during this period . Southwest is Preferred Market 44% of Meetings held in CA, NV, AZ, Hl 24% of Meetings held in CA San Diego is 3rd most preferred destination in US 1. Orlando 2. New Orleans 3. San Diego 4. Washington, D.C. 5. Chicago C)/L(1 TABLE 1 CHULA VISTA BAYFRONT GROUP MEETING MARKET Meeting Planner Survey Southwestern Region 1989 - 1994 Number of Meetings Est. Room Nights Percentage of Room Local Group & Trade Show o - 249 2,886 1,190,000 14.1 % Regional & National 250 - 1750 1,958 4,668,000 55.2% Convention 1751 + 386 2,606,000 Source: James Dunn Enterprises. Price Waterhouse. 08-Jan-92 Hotel Demand By Market (Room - Night Demand) Convention Regional & National Group Meetings c; -/ ~(J TABLE 2 CHULA VISTA BA YFRONT GROUP MEETING HOTEL SUPPLY San Diego County 1992 Market Hotel Size Number of Hotels Percentage of Hotels Number Percentage of Rooms of Rooms Local Group & Trade Show o - 299 520 94.4 % 31,351 68.0% Regional & National 300 - 2100 31 5.6% 14,745 32.0% Convention (1) Source: San Diego Convention Center & Visitors Bureau, Price Waterhouse. 08-Jan-92 (I) Hotel supply for Convention is included in inventory of hotels ranging from 300 - 2100 rooms. Convention groups are booked by CONVlS and the Convention Center in multiple large hotels adjacent to the center. This multiple hotel booking procedure is unique to the convention market. Hotel Supply By Market Local Group & Trade Show S Regional & National .6~ Group Meetings l) and Convention (See Note 1 above) 94.4% 1~5/ TABLE 3 CHULA VISTA BAYFRONT Market GROUP MEETINGS Hotel Market Demand vs. Hote] Supply Hotel Supply Total Rooms # of Hotels Room Night Demand Local Group & Trade Show 68.0% 94.4% 14.1 % Regional & National 32.0% 5.6% 55.2% Convention (1) 0.0% 0.0% 30.8% Source: James Dunn Enterprises, San Diego Convention Center & Visitors Bureau and Price Waterhouse. 08-Jan-92 (1) Hotel supply for Convention is included in inventory of hotels ranging from 300 - 2100 rooms. Convention groups are booked by CONVlS and the Convention Center in multiple large hotels adjacent to the center. This multiple hotel booking procedure is unique to the convention market. Hotel Market Demand vs. Hotel Supply 94.4% 86.0% ........... :~:;::::::' ':':".':':': ::~:;::;::: D Hotel Supply Room-Night Demend 14.1% 5.6% Local Group & Trade Show Regional & National Group Meetings and Convention (See Note 1 above) 009 ~ ~;L TABLE 4 CHULA VISTA BA YFRONT POTENTIAL MARKET CAPTURE Regional and National Group Meetings Subcommittee and Staff Proposals 80 % of Core Hotel Rooms Potential Market Capture # of Rooms 100% of Total Hotel Rooms Potential Market Capture # of Rooms Source: Price Waterhouse. 08-Jao-92 Potential Market Capture 97.7% :t@in:nf::;:::.:::' } 33% 65.5% Loss 73.5% } 45% 40.8% Loss ." . Subcommittee Staff Proposal Proposal 80% of Core Hotel Rooms (Table 6) Subcommittee Staff Proposal Proposal 100% of Total Hotel Rooms (Table 7) 9 ~ 53 TABLE 5 CHULA VISTA BA YFRONT SUBCOMMITTEE AND STAFF PROPOSALS Total Hotel Rooms Subcommittee Staff Proposal Proposal Total Hotel Rooms 1,610 950 Less: Outside of Core (Inn) 250 150 Core Hotel Rooms 1,360 800 Block Rate 80.0% 80.0% Source: Price Waterhouse. 08-Jan-92 '} - ~t( TABLE 6 CHULA VISTA BA YFRONT MARKET CAPTURE ABILITY REGIONAL & NATIONAL GROUP MEETING BOOKINGS Southwestern Region (1) 1989 - 1994 Room Block Required Southwest Region Total Room Nights MARKET CAPTURE ABILITY 80% OF CORE ROOMS Subcommittee Staff Proposal Proposal (1088 Rooms) (640 Rooms) Room Room Nights Nights 250 - 500 1,473,000 1,473,000 1,473,000 501 - 750 770,000 770,000 431,000 751 - 1000 1,017,000 1,017,000 0 1001 - 1250 482,000 170,000 0 1251 - 1500 733,000 0 0 1501 - 1750 193,000 0 0 Total 4,668,000 3,430,000 1,904,000 % of Market 100.0% 73.5% 40.8% Source: James Dunn Enterprises, Price Waterhouse. 08-Jan-92 (I) Southwest Region includes California, Nevada, Arizona and Hawaii. 9/f~ TABLE 7 CHULA VISTA BA YFRONT MARKET CAPTURE ABILITY REGIONAL & NATIONAL GROUP MEETING BOOKINGS Southwestern Region (1) 1989 - 1994 Room Block Required Southwest Region Total Room Nights MARKET CAPTURE ABILITY 100% OF TOTAL ROOMS Subcommittee Staff Proposal ProposID (1610 Rooms) (950 Rooms) Room Room Nights 250 - 500 1,473,000 1,473,000 1,473,000 501 - 750 770,000 770,000 770,000 751 - 1000 1,017,000 1,017,000 814,000 1001 - 1250 482,000 482,000 0 1251 - 1500 733,000 733,000 0 1501 - 1750 193,000 85,000 0 Total 4,668,000 4,560,000 3,057,000 % of Market 100.0% 97.7% 65.5% Source: James Dunn Enterprises, Price Waterhouse. 08-Jan-92 (I) Southwest Region includes California. Nevada. Arizona and Hawaii. 7 ~fl 00 ~ ...J Cl:I -< E-< E-< Z o ~ ~ ;... -< Cl:I -< E-< tIl - :> -< ...J :::> ::z:: u tIl o z - ::.:: o o Cl:I Cl Z - E-< ~~ ~-' ::E';;' Q... .S2 0:::> ~~ ~~9:: Cl E I ...J20\ -< fa 00 Z ~ 9:: 0-5 - ::l E-< 0 -<tIl Z ~ ...J -< Z o - Cl ~ ~ '" e -; 8 e 8. <:; 8 e 0 ~ ~u~-;"t :=...... '.o::::l ~ SO ~; en b'< o::E o ~ 00 e -; '" ~ '" e ~ ! ~ e 1l e ~ 'g~gg]] eo8 c ... o .B ~ b'< o::E 150 ~ " 00 en '3 o .... " >, ~ ""Sll e r.n ~ " .- :> Z <<: ~ ] g ~ o 'OiJ .5 .... " - e>:: !l ::E e"'ll 8 .2 .l: e>:: III " ~ ] ~ .. ::E olJ g- ~ o 0 ~ .c ~en ]! ~ o '" - - -c 00 00 N 8 o '" - -c 00 '" N 8 o ~ - '" '" -c '" '" N ~ , o ~. '" t- ..... - - 8l. - 8. '" t- ..... - 8l. o 8. '" t- ..... ~ '" 8l. 8 Vl I o ~ ~. - '" .... t- t- - 8 o t- t- -c - '" 8 o t- t- ~ '" -c - '" o Vl t- I - o Vl -; " o '6'0 "'0 " " e>:: .. o 8 ,..: - o. '" '" N o 8. t- - O. - ~ '" '" '" N ~ - Vl t- --; ~ c:: Q..5 o " - .= 0 !l z\5::E o o 8 o t- - -c '" 8 N '" .... 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'" r- v. - ~ 8. '" r- v. i'j. 8 '" r- v. '" '" i'j. g on I o ~ ~ o r- r- '" - '" 8 o r- r- '" - '" ~ o r- r- '" '" '" - '" o on r- I o on -; c o '0tl"'O " c 0:: '" ~ ..; - 00 00 ~ 8 c-: - o. 00 '" N ~ c-: - o. ~ '" 00 '" N 8 on r- " -; ." C 0...5 .,g ;I ..... C'I:l E 3 ZCl~ o 8. N 00 v N 8 8 N 00 v ~ v ~ - o on N - o o - o o ~ '" '" r- ~ on 00 v N - N - 8. '" '" r- 8. '" ~ '" .. v .. v N - ,; " 5 .c '" oS '" ~ " " 'c "" .; "5 .~ ~ ~ ... c o tJJ lIa a " Q r- N g :!l o on r- - ~ - o on c .2 C " ;> c o U <; .- 5'ff' .~ ~ "C C '" '" 2 .c <( ,; "C ~ ,; 'E ~ -; u " .g " U .5 c o .~ 0:: " ~ ~ ~ '" N ;> .....0\-: 0; J: g ~~(I) gob::;- Vlo~ CHULA VISTA CHAMBER OF COMMERCE AN INVESTMENT IN THE FUTURE BOARD OF DIRECTORS President Mike Green President Elect Pat Cavanaugh Vice Presidents: Truman Brooks Diane Flint Mike Maslak Chuck Peter Members: Russ Bullen Mike Collins Steve Collins Rod Davis Robert Garcia Tim Lewis - Scotl McMillin Tom Michelli Dave Michelson Norm Richins Linda Soucy Mary Anne 8tro Bob Thomas John Vugrin Past President Jim Biddle Chief Executive Officer Donald R. Read January 14, 1992 Chula Vista City Council 276 Fourth Avenue Chula Vista, CA 91910 Dear Honorable Mayor and Council Members: __ The Chula Vista Chamber of Commerce Board of Directors considered this project when it was orginally proposed. The Board's position was to endorse the project in concept, with reselVations regarding the density. The position of the chamber, at this date, is the same. with appreciation for the reduction in density. The Executive Committee of the chamber strongly desires that a decision be made, and that there be no further delays. If the project goes forward, the Executive Committee hopes that measures will be provided to insure that once construction starts it will be finished. Sincerely yours, C~ULA VISTA CHAMBER OF COMMERCE ~ G. ~ Michael A. Green Pr!i!sident 233 FOURTH AVENUE. CHULA VISTA, CALIFORNIA 91910' TEL.: (619f4-~lo3 , Jo:Jk- ~ ~~ b ~(/.v)~ ~: C1M ~ ~00A:J: ;J.J;~7~ ~ 'tU;.-UL~ ~~ ~J.O./l- ~; f }J()--V do 11rr&'.~ ~ ~~cJ- ~ $1/l - Ib~ + 'fk dvJ~ '0 o'WI. OJl'~ J~ ~ 'p-^^-cJ.w~cL ~ t?-- /I. ~~ ~ a..N"-cf1-- fj (j~ A; ~ h-<-A~' ~~- /1 j Jt7lc;L Vt- Aj~~~ '7/to ~ - -- --- ..... . . . . PETERSON S PRIC TELEPHONE REA CODE 619 234-0361 PAUL A. PETERSON GREGORY C. M. GARRATT EDWARD F: WHtTTLER LYNNE L. HEIDEL REBECCA MICHAEL MARSHAL A. SCARF!: MATTHEW A. PETERSON LARRY N. MURNANE A PROFESSIONAl CORPORATION LAWYERS 530 B STREET, SUITE 2300 SAN DIEGO, CALIfORNIA 9210l~44 FAX (619) 234-4786 January 10, 1992 FILE No. 3848.001 Mayor Tim Nader and Members of Chula Vista City Council CITY OF CHULA VISTA 276 Fourth Avenue Chula Vista, California 92010 Re: January 14, 1992 Chula Vista Bayfront Concept Plan Dear Mayor Nader and Members of Chula Vista City Council: We represent Chula Vista Investors, which is the owner of the majority of the property in the Mid-Bayfront plan area. As you know, a special Chula Vista Bayfront Planning Subcommittee was created to study the land use aspects of the Mid- Bayfront Plan and to see whether or not a suitable compromise could be reached between the differing positions of the developer, the Planning Department, and the Community. The Subcommittee has now forwarded to you its recommendations, which were arrived at after more than 40 hours of meetings. This Reduced Density and Modified Design Concept Plan represents the Subcommittee's best efforts in recommending an appropriate development for the Bayfront. On December 18, 1991, the Planning Commission approved the Subcommittee Proposal and recommended to the City Council approval of the Reduced Density and Modified Design Concept Plan. 9 -,t;2- Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 2 City staff has also made its own recommendations, which in one case differs materially and importantly from the recommended Concept Plan of the Subcommittee. Attached as Exhibit "A" is a Chula Vista Bayfront Program Comparison Chart. Our client, by utilizing the Subcommittee recommendations, would make substantial and considerable changes in this project in terms of reducing the density and intensity of development, and reducing the height and the mass of buildings. The high-rise buildings have now been relocated away from the sensitive National Wildlife Refuge and a Cultural Arts facility location has been identified by the removal of the luxury hotel west of Marina Parkway. In addition, the amount of open space and parks have been substantially increased. The only issue which your staff does not agree with is the total number of hotel rooms. HOTELS Our financial consultant, Price-Waterhouse, has reached the conclusion that 1,610 hotel rooms should be allowed on the developer's portion of the Mid-Bayfront Plan. This allows for major bookings on a national and international basis (a minimum block of approximately 1,200 to 1,300 rooms) to accommodate the destination conference center and destination resort activity. Our client and its financial consultants feel this number of rooms is essential for this project. would be available for other The remaining 300 to 400 hotel rooms visitors to Chula Vista that would not be part of the National or International Conference booking. C}-j,) Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 3 If the number of hotel rooms is further reduced, this would put the project in jeopardy, and could well create a situation where there is just another collection of local hotels, serving and competing with the local market. Orientation toward serving only the local or regional market makes the project far less feasible. Since staff' s proposed reduction in hotel rooms will not serve any beneficial purpose, we would urge you to accept the Subcommittee's recommendation and not to follow staff' s suggestion. RESIDENTIAL COMPONENT Our client has made a substantial reduction in the number of residential units from 1550 units down to only 1000 units. Our client has planned the residential portion of the Mid- Bayfront for a mid- to high-end neighborhood. The units will be larger in size with luxury amenities, and command a better price because of the panoramic views and the proximity to San Diego Bay. In addition, these units, because they are a part of a significant and exciting mixed-use project, should be highly desirable. With regard to financial feasibility, the residential component is very important. The profit associated with the residential units' sales is needed to off-set the tremendous infrastructure, environmental mitigation and community benefit features associated with the project. To reduce either the square footage of the residential units any further, or to reduce the total number of units further, places the project into a situation where it may not make economic sense. '7 -j,;j Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 4 ECONOMIC FEASIBILITY One final comment concerns the financial feasibility of the project. Our financial consultant, Frederick W. Pierce of Price- Waterhouse, will be at the City Council hearing to provide more detailed information, and to show you how different assumptions affect the analysis. As you know, different investors have different goals. Not every investor is driven solely by an IRR approach in determining whether or not it is going to make an investment in a particular development, nor is there any absolute percent of IRR that must be projected before a project will go forward. As an example, Horton Plaza was built with a projected IRR of less than 10%. In any event, while we will be prepared to go into the financial feasibility of the project if desired, we would hope that the City Council would deal primarily with the land use issues, as did the Subcommittee and the Planning Commission, leaving the financing feasibility issues to future Development Agreement negotiations and approvals. Much of the financial feasibility will depend on the resolution of a Development Agreement. The staff has repeatedly told the developer that it will not begin negotiations on the Development Agreement until the basic land use decisions have been reached. In our view, the Development Agreement will be the key to determining ultimate financial feasibility of the project. 9-t/ Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 5 TIMING Finally, and most importantly, as you know, this project has been in the planning process for over two years now and the site has remained vacant for many, many years. While there is no question that the past several months have been beneficial, we believe that it is absolutely essential that your staff is informed that this project is a high priority for the City, and therefore, is directed to prepare, on an expedited basis, the revised LCP resubmi ttal, Redevelopment Plan Amendment and the General Plan Amendment. For your information, we submitted a revised LCP resubmittal (based upon the Subcommittee's recommendation) to your staff on December 6, 1991. Since staff has already approved the LCP resubmittal as to form and content, the only review that needs to take place deals with the reductions and modifications recommended by the Subcommittee and/or the City Council. Therefore, we believe that staff should need no more than 3 to 4 weeks to review the revised LCP resubmittal and forward it to the Planning Commission and the City Council for approval. Specifically, we would request that you direct staff to immediately review the LCP resubmittal and forward it to the Planning Commission by no later than February 12, 1992 and then back to the City Council by no later than February 25, 1992. CONCLUSION Based upon all of the above, we would respectfully request 9 //,? Mayor Tim Nader and Members of Chula Vista city Council January 10, 1992 Page 6 that you: 1. Certify the final Environmental Impact Report and Addendum; 2 . Approve the Concept Plan (Bayfront Subcommittee proposal) ; 3. Adopt the Findings and Statement of Overriding Considerations; 4. Adopt the Mitigation Monitoring Program; and 5. Direct Staff to take whatever steps are necessary to have the LCP Resubmittal, the Redevelopment Plan Amendment, and the General Plan Amendment back to the City Council for action by no later than February 25, 1992. Thank you for your consideration of this request. Sincerely, PETERSON & PRICE A Professional Corporation ~~t ~ ~(k___ Paul A. Peterson r &,1! / 11 /);;rI-;;;T: f'vifv)/;\) /' (~Jp~ Matthew A. Peterson Enclosure cc: Chula Vista Investors City of Chula Vista Redevelopment Department City of Chula Vista Clerk 9-t 7 EXHIBIT "A" CHULA VISTA BAYFRONT DEVELOPMENT PROGRAM COMPARISON Original Proposal Reduced Density Proposal Bayfront Planning Subcommittee Recommendation Staff Recommendation Retail(sf) 150,000 150,000 150,000 150,000 City Parcel 0 80,000 80,000 250 rms (sf) (Hotel, Retail 203,000 or office) Hotel (rms) 2,028 rms 1,800 rms 1,610 rms 950 rms (sf) 1,650,000 1,465,000 1,310,000 773,000 Conference(sf) 40,000 40,000 40,000 40,000 Sports(sf) 206,000 206,000 206,000 206,000 Prof. IOffice (sf) 640,000 560,000 560,000 560,000 Residential (du) 1,550 du 1,400 du 1,000 du 1,000 du (sf) 1,500,000 1,355,000 1,355,000 1,355,000 Cultural Arts Center(sf) 0 0 100,000 100,000 --------------------------------------------------------------------------- Site Area 165 acres! 165 acres! 165 acres! 165 acres! Traffic Generation (ADT) 41,958 38,125 35,455* 33,055* --------------------------------------------------------------------------- Public Parks 28.9 acres 33.2 acres 29.2 acres 29.2 acres Semi-Public 16! acres 16! acres 24.5 acres 24.5 acres Open space 12! acres l2! acres l7.7! acres l7.7! acres --------------------------------------------------------------------------- TOTAL (parks and open space) 56.9 acres 61. 2 acres 71.4 acres 71. 4 acres * Excludes ADTs for Cultural Arts Center January 9, 1992 7 -tp ~ **MAYOR, THIS WAS HAND-DELIVERED TIIIS ~lORNING AT 11:14 a.m. AND THE LADY ASKED THAT IT BE READ DURING COUNCIL MEETING TONIGHT. 138 Second Avenue Chula Vista, CA 91910-1941 January 14, 1992 Mr. Tim Nader, Mayor City of Chula Vista 276 4th Avenue Chula Vista, CA 91910 Dear Mr. Nader: I am writing regarding the article, copy of which is enclosed, about a proposed development along the Chula Vista waterfront. If the informa- tion as stated in this article is, in fact, accurate, I strongly urge that you and the Council consider the following before approving the pro- posed development. (1) First, Mr. Barkett's credibility for fiscal responsibility is, in my opinion, minimal at best. I have been past the not-yet-completed Ramada Irm in National City many times in recent years and have read in the press Mr. Barkett's statements that financing to finish the hotel is at hand, but no perceptible progress is apparent. If Mr. Barkett cannot finance the completion of one hotel, how can one have con!dence that he can finance a grandiose project for Chula Vista, as outlined in this article? (2) I am not knowledgeable about the intricacies of traffic/trans- portation problems, but it seems common sense that any development as envisioned in this article would create a massive increase in traffic along the waterfront and would require intensive study before the project is approved. (3) Esthetically, the proposal apparently would deprive many Chula Vis tans of the views of the ocean that are important to their pleasure in living in Chula Vista, and would diminish the feeling of openness that is one of Chula Vista's waterfront charms. (4) Would gaining a Cultural Center be sufficient to offset the negatives listed above? A fine cultural atmosphere in a city is high~ desirable, but I do not feel that Chula Vista is a backwater in this respect. Southwestern COllege, the churches, the Norman Senior Center, the Parks and Recreation Department, our fine city library, and other organizations offer cultural activities; nearby National City has a respect- ed "little theater"; and it is only a short drive or trolley ride to an abundance of San Diego events. As a matter of reality, marJY of the patrons of plays, concerts, ballet, etc. at the Center would probably come from the affluent new areas of east Chula Vista, since they could afford the high ticket prices today's events canmand. For them, there would probably be a minimaJ. time difference between driving to San 0 or to a waterfront Center in Chula Vista. <.P f'- ~ I ~'" nrrr: ". 'Vv\ r\LLLj ~_../ D \~S\ JAM i: 1n~ \=.J 'M\',,:' , 1.::~,2',,- 1":-) . v '~ "'~ ""'...1 Cili:i;; ~ l'l,i:E t.! 1St:, [.~ /jY I~ ~..r'''' ...: ./.. . " \ J q ~",~~:_,A'/ / -~ I 2 I hope that these comments will merit consideration as you and the Council weigh this project tonight. You will have lITY grateful thanks. Sincerely yours, (~.) /;,).........- . f ~~ Eleanor P. Stubblefield Enclosure C)-')(} cv 1191 '1:1- Tt)e ~r.'lHjlW'< ~\'.i<:~", .;,,;,; .~:.i;\::~'~))"""'~'~ Lowell BLANKFORT OfT My Chest - I The bayfront: Get ready for a rape "Give me land, lots of land, and the starry skies above..." With this tune in our head, many of us from big ci- ties in the East headed to California in the flfties and sixties, away from the canyons of skyscrapers with their boxed-in people, their long shadows that pre- maturely turn day into night and make human beings somehow seem insigniflcant. As time went on, the dreams oflots ofland, and even the starry skies above, vanished in California's big ci- ties as population pressure and ever-taller towers of glass and concrete began blotting out the horizon. But at least our suburbs seemed safe, low-rise ha- vens where we could still see the stars and the sunsets. Well, Chula Vistans, those days are nearly over. Tuesday night, your City Council is about to take from you the city's most valuable horizon, the languid waters of the bayfront, and give the city's front door along 1-5 to developer William Barkett. Instead of water and sunsets, you'll be staring at six towering skyscrappers of at least 20 stories each, a mini-Manhattan or Miami Beach. And that isn't all your City Council memberslik:ely will be giving Barkett. They will be giving him the go-ahead to pack so many people and so much traffic on to the bayfront (in almost 2,000 hotel rooms, a thousand condos and 150,000 square feet of commercial space) that it can be accommodated only by attaching an almost football- fleld-wide new road on to 1-5 atE Street-andnar- rowing the lanes on the F Street bridge so more can be squeezed out of the same roadway, at some safety risk. Why F Street? Because, even with the new road, studies show the 35,500 Barkett-generated additional daily trips will create such enormous peak hour traffic jams for southbound 1-5 autos that cars normally exit- ing at E Street are going to be routed to F Street, then will have to double back to their destination. ------ That's because the projected massive bayfront den. sity is almost 50 percent above city standards. The city's mid-bayfront plan ca1ls for 2.2 million square feet without underground parking. Even with Bar- kett's original pie-in-the-sky scheme reduced by an ll-member citizen subcommittee and accepted (with glee) by Barkett, the "compromise" plan calls for 3,2 million feet plus another 2.3 million in underground parking. Why did the subcommittee give its blessings to such an abomination? Why did it endorse a bayfront scheme with more than a million feet of density above the 2,169,000 recommended by the city's professional stall? Why did it also permit Barkett, for example, to foist an anticipated school and a half of children onto the school system without even providing a site? And why -was the subcommittee so beneflcent to a . developer with a checkered past, who has been in- volved in numerous lawsuits with former partners and investors, . . whose two previous area hotels have been denounced liS shabby and architecturally chintzy (the one in National City reminds me of Eastern Europe) . . . and who has left. a third one uncompleted for over two years, a skeletal blot on National City's skyline? The answer is mixed. Several subcommittee mem- bers are in the development and real estate business (including two planning commissioners), biasing them toward development. Other members seemed more concerned about a projected cultural arts facility- a pet idea of Co un- cilman Jerry Rindone for which Barkett said he'd do- nate 2 acres (out of his 135) - than the massive project itself. 'l'he m!\iority had little experience deal- ing with smooth-talking developers like Barkett and his hired "experts" on whom the subcommittee seemed to rely more than on the city's unbiased professional staff. It will be interesting to see whether the subcommit- tee's two council membef,s, Mayor Tim Nader and Shirley Grasser Horton, will now feel obliged to go along with it on Tuesday night. The issue Tuesday is whether to approve Barkett's scheme "in concept" - in effect, a legal commitment except for details. But the chances of the council say- ing no to Barkett are about a8 high as George Bush and Saddam Hussein shaking hands on TV. You see, two of the flve council members earn their .money from the development business. One of these, David Malcolm, already has shown what he thinks of such developments; on the Coastal Commission he re- peatedlyhas beaten the drums for high-rise, high den- sity waterfront development over objections of profes- sional planners. A third councilman, Leonard Moore, is known as the man who can't say no to developers. And a fourth, Rin- done, seems so entranced by the 2-acre cultural center that he dOeiln't seem to care if the other 133 acres will bring eye pollution, air pollution, traffic jams and effectively fence off the bayfront from the citizens of Chula Vista. So grit your teeth and prepare for the worst, folks. It seems that, if the bayfront is going to be saved from Barkett, the only ones to save it will be Chula Vist:ms themselves. 9 -71 445 Second Avenue Chula Vista, CA 91910 January 14.91910 Chula Vista City Council "F: Street Chula Vista, CA 91910 Members of the City Council I have lived in Chula Vista for over 38 years and I want to express my objection to the development of the bay front as it is being proposed by 'illiam Barkett. Thank you for considering my opinion in your decision. Yours very truly, ~«;'~ Russell T. Lewis (Retired reacher) 79 years old 7 - 'le?- -- --_.._---"-_._---~,...,,-.-_......._.. ""---.-. a, ~(J?flP~ / jJ /ýf~ ~~r~ ø:£ a4-/~ .~U/ /f53; ~ ~ :zf¿.. .~~ ß-~ - ýPl, . k:J~/ ~ ~/ MbU ( / ~ 9~/J . "--_.. - ,..---..- ;::-.~ 19. C1) "if '*' *" 'If g Q..\.~ÇJ\\.\J () " ...£ !B tt \CjCj~ ~ '* o~na a~'Z£ \\\~\ ~ \}rj\\,J.. I ~ . - .«, I . a/7¿« ~.. / ~ / q c¡ Z ~ \t.~~\\\a'I\~' ¡:,r-. ~ Jo; Ck/e<- ¡) ud-,¿ fli§ ê'~ ~ ~07J1,~ c1 M ct3 tVI/ìß1L 0h",- I ó1''*''</ ~ \\' fZ'h~ /?-: J6. WÆ~ r:/!wJu:iI p/)ZcKJ~ \jk duJJof~ o-¡ (JW) rAJf JloJL (ð~ ~VQ; . W t ~. -4..IY\- a..M!.J.. ~ ~oL ~.fL..h5 ~ - ~ fh~ M (lclu~éL- -;tldo, no +/ wOJd- ~ A--u ~ ~~onI:- c;/.JJ-J ~"f-'L Q/rJl ~. A1fI~},; ~ "iø uJJ11¡~ 0~ f/)or~~' , . _~Á-~ ~+-, ,C0ruJ~~ ~~ LV JJ)~' úJJt fl~ Y.iv ~ cd úV\.., CMiJ~ tj /JJ 7êG ò?)1J¿ 1D r~ f J)m.;l de; -:i.kó¡ hr1Cf1,<.~ dtllm ('J AM tdJ¿l0-d;j ~^Á-- â~ ß¿r {l))lfl ~~ .. .... 1-?' d!t~~l ~. f ' OC"r.S;;J\!Ef" i 1;' . - t: ,..' ,1 .=.... . . ~ ~ 'n ~AN p P2 :50 457 Delaware ùt ee Imperial Beach, CA 91932 Jan. 10, 19~1JYCF,TY' "A CITY: . :~'CE Hon. Mayor and Council Members 276 - 4th Avenue Chula Vista, CA 91910 Gentlemen and Madam: 'The S'TIPULAT ED SET1'LEMENT, which was part of the May 13, 1988, decision in the Gunpowder Point lawsuit - Civ. No. 86-1942-GT(IEG), United States District Court, S.D. California - in 7, Covenant Not to Sue, says: the "Club, League and Fund_ _ _covenant not to sue _ _ _in any action concerning the development or implementation of the Chula Vista Bayfront Project _ _ -provided that such development or implementation is not materially inconsistent_ _ _ with the LCP as it is " - -- The decision as you can recall cost the defendants $117,774.16 which included Chula Vista's share of :;;50,732.05. Chula Vista, of course, paid its own staggering costs of many $10's of thousands. The "Committee" alternative plan, the so-called Barkett plan, is so "materially inconsistent" wi th the then existing LCP that it is obvious to us that Chula Vista will be guilty of an unforgivable breach of faith if it pursues any but alternative 42 or a less intense one. ~èlY you"" , ~~omb Socia-ecologist Save Our Bay, Inc. (forming) 7-7~ ~._. ~ PETERSON S PRICE PAUL. A. PETERSON ^ PROFESSIONAl CORPORATION TELEPHONE GREGORY c. M. GARRATT EDWARD F. WHITTLER LAWYERS AREA CODE 619 L.YNNE L.. HEIOEL. 530 B STRE IT, SUITE 2300 234-0361 REBECCA MICHAEL. SAN DIEGO. CALIFORNIA 92101-4454 - MARSHAL. A. SCARR FAX MATTHEW A. PETERSON (6191234-4786 LARRY N. MURNANE FILE No. January 10, 1992 3848.001 Mayor Tim Nader and Members of Chu1a Vista City Council CITY OF CHULA VISTA 276 Fourth Avenue Chula Vista, California 92010 Re: January 14, 1992 Chula Vista Bayfront Concept Plan Dear Mayor Nader and Members of Chula Vista City Council: We represent Chula Vista Investors, which is the owner of the majority of the property in the Mid-Bayfront plan area. As you know, a special Chula Vista Bayfront Planning Subcommittee was created to study the land use aspects of the Mid- Bayfront Plan and to see whether or not a suitable compromise could be reached between the differing positions of the developer, the Planning Department, and the Community. The Subcommittee has now forwarded to you its recommendations, which were arrived at after more than 40 hours of meetings. This Reduced Density and Modified Design Concept Plan represents the Subcommittee's best efforts in recommending an appropriate development for the Bayfront. On December 18, 1991, the Planning Commission approved the Subcommittee Proposal and recommended to the City Council approval of the Reduced Density and Modified Design Concept Plan. 1--7? "~.__..._---,-_.." - ". __." ._____ _"_~ _______n"...._ Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 2 City staff has also made its own recommendations, which in one case differs materially and importantly from the recommended Concept Plan of the Subcommittee. Attached as Exhibit "A" is a Chula Vista Bayfront Program Comparison Chart. Our client, by utilizing the Subcommittee recommendations, would make substantial and considerable changes in this project in terms of reducing the density and intensity of development, and reducing the height and the mass of buildings. The high-rise buildings have now been relocated away from the sensitive National Wildlife Refuge and a Cultural Arts facility location has been identified by the removal of the luxury hotel west of Marina Parkway. In addition, the amount of open space and parks have been substantially increased. The only issue which your staff does not agree with is the total number of hotel rooms. HOTELS Our financial consultant, Price-Waterhouse, has reached the conclusion that 1,610 hotel rooms should be allowed on the developer's portion of the Mid-Bayfront Plan. This allows for major bookings on a national and international basis (a minimum block of approximately 1,200 to 1,300 rooms) to accommodate the destination conference center and destination resort activity. Our client and its financial consultants feel this number of rooms is essential for this project. The remaining 300 to 400 hotel rooms would be available for other visitors to Chula Vista that would not be part of the National or International Conference booking. 9-77 .-.-".-----.-- . ~... "__.__."n..__'."___________________··______ Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 3 If the number of hotel rooms is further reduced, this would put the project in jeopardy, and could well create a situation where there is just another collection of local hotels, serving and competing with the local market. Orientation toward serving only the local or regional market makes the project far less feasible. Since staff's proposed reduction in hotel rooms will not serve any beneficial purpose, we would urge you to accept the Subcommittee's recommendation and not to follow staff's suggestion. RESIDENTIAL COMPONENT Our client has made a substantial reduction in the number of residential units from 1550 units down to only 1000 units. Our client has planned the residential portion of the Mid- Bayfront for a mid- to high-end neighborhood. The units will be larger in size with luxury amenities, and command a better price because of the panoramic views and the proximity to San Diego Bay. In addition, these units, because they are a part of a significant and exciting mixed-use project, should be highly desirable. With regard to financial feasibility, the residential component is very important. The profit associated with the residential units' sales is needed to off-set the tremendous infrastructure, environmental mitigation and community benefit features associated with the project. To reduce either the square footage of the residential units any further, or to reduce the total number of units further, places the project into a situation where it may not make economic sense. '7 - 7% -~.._--_.._--_._---- -. ----- Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 4 ECONOMIC FEASIBILITY One final comment concerns the financial feasibility of the project. Our financial consultant, Frederick w. Pierce of Price- Waterhouse, will be at the City Council hearing to provide more detailed information, and to show you how different assumptions affect the analysis. As you know, different investors have different goals. Not every investor is driven solely by an IRR approach in determining whether or not it is going to make an investment in a particular development, nor is there any absolute percent of IRR that must be projected before a project will go forward. As an example, Horton Plaza was built with a projected IRR of less than 10%. In any event, while we will be prepared to go into the financial feasibility of the project if desired, we would hope that the City Council would deal primarily with the land use issues, as did the Subcommittee and the Planning Commission, leaving the financing feasibility issues to future Development Agreement negotiations and approvals. Much of the financial feasibility will depend on the resolution of a Development Agreement. The staff has repeatedly told the developer that it will not begin negotiations on the Development Agreement until the basic land use decisions have been reached. In our view, the Development Agreement will be the key to determining ultimate financial feasibility of the project. L)-?? .-.-- _..,~"_._,-_....~_._._._-~..~------_._._-_...------._---_...--.-- Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 5 TIMING Finally, and most importantly, as you know, this project has been in the planning process for over two years now and the site has remained vacant for many, many years. While there is no question that the past several months have been beneficial, we believe that it is absolutely essential that your staff is informed that this project is a high priority for the city, and therefore, is directed to prepare, on an expedited basis, the revised LCP resubmit tal , Redevelopment Plan Amendment and the General Plan Amendment. For your information, we submitted a revised LCP resubmittal (based upon the Subcommittee's recommendation) to your staff on December 6, 1991. Since staff has already approved the LCP resubmittal as to form and content, the only review that needs to take place deals with the reductions and modifications recommended by the Subcommittee and/or the City Council. Therefore, we believe that staff should need no more than 3 to 4 weeks to review the revised LCP resubmittal and forward it to the Planning Commission and the City Council for approval. Specifically, we would request that you direct staff to immediately review the LCP resubmittal and forward it to the Planning Commission by no later than February 12, 1992 and then back to the City Council by no later than February 25, 1992. CONCLUSION Based upon all of the above, we would respectfully request ~ -%tJ .....- -~-~.~..._-_..._.._._.._._.- - - ~..._.__.._- Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 6 that you: l. Certify the final Environmental Impact Report and Addendum; 2. Approve the Concept Plan (Bayfront Subcorrunittee proposal) ; 3. Adopt the Findings and Statement of Overriding Considerations; 4. Adopt the Mitigation Monitoring Program; and 5. Direct Staff to take whatever steps are necessary to have the LCP Resubmittal, the Redevelopment Plan Amendment, and the General Plan Amendment back to the City Council for action by no later than February 25, 1992. Thank you for your consideration of this request. Sincerely, PETERSON & PRICE A Professional Corporation i>cztJ2 ., o J)jr;- ',. ßc1V' Paul A. Peterson J~ It- fø/1ßd/J Matthew A. Peterson Enclosure cc: Chula Vista Investors City of Chula Vista Redevelopment Department City of Chula Vista Clerk ~ -$/ EXHIBIT "A" CHULA VISTA BAYFRONT DEVELOPMENT PROGRAM COMPARISON Bayfront Reduced Planning Original Density Subcommittee Staff Proposal Proposal Recommendation Recommendation --------------------------------------------------------------------------- Retail (sf) 150,000 150,000 150,000 150,000 City Parcel 0 80,000 80,000 250 rms (sf) (Hotel, Retail 203,000 or office) Hotel (rms) 2,028 rms 1,800 rms 1,610 rms 950 rms (sf) 1,650,000 1,465,000 1,310,000 773,000 Conference(sf) 40,000 40,000 40,000 40,000 Sports(sf) 206,000 206,000 206,000 206,000 Prof./Office(sf) 640,000 560,000 560,000 560,000 Residential (du) 1,550 du 1,400 du 1,000 du 1,000 du (sf) 1,500,000 1,355,000 1,355,000 1,355,000 Cultural Arts Center(sf) 0 0 100,000 100,000 --------------------------------------------------------------------------- Site Area 165 acres± 165 acres± 165 acres± 165 acres± Traffic 41,958 38,125 35,455* 33,055* Generation (ADT) --------------------------------------------------------------------------- Public Parks 28.9 acres 33.2 acres 29.2 acres 29.2 acres Semi-Public 16± acres 16± acres 24.5 acres 24.5 acres Open Space 12± acres 12± acres 17.7± acres 17.7± acres --------------------------------------------------------------------------- TOTAL (parks 56.9 acres 61. 2 acres 71.4 acres 71.4 acres and open space) * Excludes ADTs for Cultural Arts Center January 9, 1992 ..._---_..,'~ ._..__._-,.._.__._-------_._~-_.--..----_.- \~9 ¡J CITIZEN CALLS . OPPOSING BAYFRONT PROPOSAL MR. & MRS. J. CHAMBLlS 425-2899 618 MYRA AVE CHULA VISTA 91910 (AGAINST BARKETT'S PROPOSAL - BECAUSE OF HIS REPUTATION RE: NATIONAL CITY'S DEVELOPMENT) SHIRLEY H. COOK 585 HILL TOP DR CHULA VISTA 91910 (OPPOSED TO: DENSITY, TRAFFIC) WALTER SCHMIDT 26 "K" ST CHULA VISTA 91910 (OPPOSED TO ANY BAYFRONT DEVELOPMENT) ~ BARBARA BAKER 805 MADISON AVE CHULA VISTA 91911 585-0671 (RES) OR 236-6306 (BUS) (NOT OPPOSED TO ENTIRE PLAN, BUT IS CONCERNED ABOUT DEVELOPER, TOO MUCH DEVELOPMENT -- PLS SAVE ROOM FOR PEOPLE WHO LIVE IN CHULA VISTA) JUDY CARTWRIGHT 248 ELM AV CHULA VISTA 91910 (OPPOSED TO BARKETT'S BAYFRONT PLAN) MR. & MRS. H. RATCLIFF 310 MINOT CHULA VISTA 91910 (RESIDENTS OF CV FOR MANY YEARS & ARE OPPOSED TO ANY BF DEV) BILL & MAUREEN MC BREEN 421-8563 1650 PT. SAL CT CHULA VISTA 91911 (AGAINSTBF PLAN PARTICULARL YHI-RISE DEVELOPMENT -- "OVER-DEVELOPMENT") BAY 1/14/92 /-~) ,.,---.-.----- VERNON COOK 585 HILL TOP DRIVE CHULA VISTA 91910 422-9086 (AGAINST BAYFRONT DEVELOPMENT PLAN; WE'VE LOST TOO MUCH OF OUR WETLANDS ALREADY; OKAY TO DO "MINIMAL IMPROVEMENTS" (I. E. MARINA) AGAINST ANY HIGHRISERS WHATSOEVER. BAY 1/14/92 ; c¡ -~3 -----..--.. -.-- TEL: Jan 14,92 15:49 No.004 P.02 STAtE OF CAUfORNlA--THE RE$OURœi AGENCY m~ WIlSON, - CALIFORNIA COASTAL COMMISSION . S.t.N DIEGO COI.$T A.RlI.. ~111 (;I\MINO Dfl RIO NOR,", :ïUlff 200 SAN DIEGO. CA 92tOß..1125 (6111) $21-8036 January 13. 1992 Diana aiahardson City of Chula Vista Community Development Department 276 Fourth Avenue Chula Vista. CA 92010 He: Conoeptual Development Plan for the Midbayfront l>e<lr Ms. aichardson. AS it seems far too often. our office has not been able to devote the needed time and resources to review in any substantive detai.l the Conceptual Development Plan under consideration by the City at this time. This deficiency is due to our time constraints and oompeting demands. as opposed to any lack of attempted coordination on the part of the City. I have appreciated receiving the materials prepared for the BayfroDt Planninq subcommittee and have reviewed those issue papers. We only received the Council Agenda stateaent yesterday and I have not been ablB to review it. Nonetheless. I thought it would be helpful to. at least. identifY for you the outstanding concernS and issues this office has raised in connection with the City's midbayfront area. The issues discussed below are in no real order of priority. They simplY reflßct the known issues involved in the history of the midbayfront's plannin~ effort and the unique resourCe setting of the area. ¡. Intensitv of Development. The prBsently-certified local coastal prOgram. as modified by the court settlement. establishes an apprOved intensity of development for the midbayfront on the part of the Coastal commission. Any deviations from that development intensity will need to be assessed with regard to its potential impact on resource values. public mobility, coastal access opportunities and its resulting bulk and scale. 2. Land use. This office would concur with the City statf recommendation to support a visitor-serving land use emphasis for thê development plan. along with expansive open space commitments and parklands. It is important to remember that the ... .Cj / %'1 -..-.. TEL: Jan 14,92 15:49 No.004 P.03 Diana Richardson January 13. 1992 Page 2 Coastal Act requires the city to. demonstrate that current and foreseeable demand for visitor-serving uses has been provided or sufficient land for such uses have been reserved. rather than a demonstration of financial feasibility as to which land use is most economically viable. 3, Buildinq Heiqhts. While this offioe oertainly supports the relocation of the proposed high-rise struotures east of . Marina Parkway and further oentraliaed away from the Refuge for the residential buildings. the oonoeptual plan still envisions several structures exoeeding ten stories in heigbt. The presently certified LCP allowed only moderate heights and the burden of justifying the appropriateness and compatibility of these proposed struotures along the bayfront rests with the City. The midbayfront is not downtown San Diego whioh reflects an already established urban core where the waterfront high-rises are almost completely devoted to high-priority, visitor-serving uses. If the City hopes to justify that such structures are compatible with the surrounding environment and natural setting. it must dooument how such heights have been offset by increased open spaoe or pUblio parklands commitments and hOW significant view corridors have been preserved. 4. Bulk and Scale of Development. W1 th the revised Conceptual Plan to concentrate the structures away from sensitive areas. the charaCter concerns of the development do become more subjective. However. it will still be inoumbent on the City and the projeot proponents to resolve the related resource oonoerns (ie. buffering. predation and shading) and visual impacts posed by the development scheme. . In thill regard. view corridors to the bay, as well as views from the Chula Vista Nature Interpretive Center. must be addressed. 5. PUblic Mobilitv/Coastal Access oDDortunities. Onoe again. here the concern is that any deviation from the presently endorsed intensity of development which requires additional road improvements or ohanges in the presently allowed ciroulation system would need to assessed for its potential impact on sensitive habitats. either directly or indirectly. or its impact on coastal access opportunities. In addition. the development of a detailed pUblic access component will be critical for the plan. While the resource values of the Refuge, the bayfront and the sensitive habitats of the area cannot be abridged. the public must be supported and given the opportunity to appreciate and enjoy the area's unique resources. In this regard. the . dovelopment of appropriate trails and passive recreational III:ea8. the provision of pUblic parking and other neoessary 9--~Ç ---~._-"...._- TEL: Jan 14,92 15:53 No.004 P.04 Diana Richa~d6on January 13, 1992 Palle 3 upland support facilities or the extension of alternate transit should all be detailed in the final plan. 6. Resource/Habitat Values. Our office has reviewed the comments prepared by the U.s. Fish and Wildlife Service and the California Department of Fish and Game on this and previous proposals for the midbayfront. While the assessment and evaluation of these resource agencies and technical experts is accorded great weight by our office and the Coastal Commission, this office must still review the conceptual development plan for consistency with the COastal Act and the preoedents established by the Commission. In this regard, the deter- mination as to whether or not any direct impacts on sensitive habitats is permissible unde~ the Coastal Act or the value of the proposed mitigation andlor compensation measures is sufficient to offset the indirect impacts of the proposed development plan must still be reached by the Commission independentlY· 7. Cultural Arts F~çility, While this office can certainlY understand the City's desire to establish II cultural arts facility for the community, we are concerned about its possible location west of Marina Pa~kway. Given the scale of development , being envisioned for the remaining plan components, the pla~ement of the ~ultural arts facility, albeit a public use. west Of the parkway could diminish the value of the proposed off-setting open space commitment. In this regard, the architecture, design. scale and siting of the proposed·facility should be 'carefully considered with regard to resource buffers. bulk, height and pUblic view blockage. 8. Development of the LCP Resub~ittal. It is our understanding that once the City decides on its reoommended development plan, it will begin to ra-draft the LCP Resubmittal. The document must specifically detail the kinds, location and intensity of development, as well as the requisite resou~ce protection standards, in the land use plan for LCP purposes, unlike the drafting of a general plan element, In addition. since the Coastal commission was not a party to the settlement agreement, this agency has not reviewed or endorsed the reservation Of leaaehold interests for wildlife enhancement projects in the Refuge. The "mitigation bank" created by that agreement and the permitting of development activities within the Refuge remain unresolved issues at this time. Once again. my apologies for not being able to provide more detailed comments. However. we look forward to continuing to . . ,..: ,:...,...." '...... .,,' '!~ ... ,.,.'; ",r" -, ..--; .. . ···..,..···....·'...1·"..· ---.. . . , TEL: Jan 14,92 15:53 No.004 P.05 Diana Richardson January 13. 1992 paqe 4 work with the city in preparing a plan which will fulfill the City's goals. refleot the unique natural setting and rich resource values at the midbayfront and be consistent with the Coastal Act. Please continue to keep us informed of the plan's progress and don't hesitate. to call me or Paul Webb in this office if you have any questions. SincerelY. díhtIv 7¡ ~ Peborah N. Lee Assistant. District Director DNL:dl(3999L) co: Chuck Dal1ull Paul Webb Bill Barkett Martin Kenney - . on,'- '7 ~ Y¿' ,-._- JanuarR¡:;~E!}JI~~ Shirley Grasser-Horton "92 .!AN 14 P3 :\4 Chula Vista City Council 276 Fourth Street cn v ,neC .n' f ;---;)¡ Chula Vista, CA 9191Ø ¡ 'L.; _; ___ ,":"t4. GITY C ~ ;~,.' . ¡t:E ''--'-'''' -. Dear Mrs. Grasser-Horton: I am writing in strong opposition to the Barkett Bayfront Development Plan. My strong protest comes from primarily two areas. The first area is that of the disastrous effect this plan would have upon the San Diego Bay and its environs. The construction of the buildings in this plan takes place on vital, irreplaceable wetlands. Traffic.generated by the use of these buildings will negatively affect air quality and adjacent streets and highway. Moreover, the bay has a fragile ecosystem already gravely threatened. I refer you to the South San Diego ¥t Enhancement Plan of March 199Ø which affirms thar-there can e no furtner development on the bay because there is no place to mitigate damage that might be done by further development. This valuable document can be found in the Chula Vista Library. The second area of concern for me is that of the educational system of Chula vista. This project is located within the areas of Feaster and vista Squre elementary schools and Chula Vista Junior and Senior High Schools. These schools are already over- crowded. Where are the children of the residents of these building going to attend school? I am a teacher, and I know that the one key to improving education in our nation .lies in class size. This plan would result in increased class size and would be a decisive blow against the nationwide effort to improve our scools. I urge you to decide against this plan. Decide to hel£ the wetlands and the bay and the school children of Chula Vista. Most sincerely, ~r~ San Diego Bay Committee 189Ø Ithaca Street Chula Vista, CA 91913 1/2'7 -----."--.- ~._~ _._--_.~.._----~------- DATE: December 4, 1991 TO: Beverly Authelet, City Clerk FROM: Nancy Ripley, Planning Departmen~ SUBJECT: Referral from Planning Commission meeting of . Please schedule the following for Council consideration at the meeting of 1/14/92 . Forwarded herewith: Public Hearing Notice(s) and Mailing List(s). Forthcoming: Resolution(s) Public Hearing: To consider approval of a Conceptual Development Plan/Land Use Plan for the Mid-Bayfront. This will be heard by the Planning Commission on December 18, 1991. We have double-noticed this also for the City Council for January 14, 1992. Attached is a copy of the notice and mailing list for your files. c¡ -c¿-~ -.-----..-----------.-,,--.-.--.....-....-. "" ' ,'--...-- .-.--""...----" -'''-'-,,'' ....,,-....-- ------------------.--,.-.-----..---.-. · NOTICE OF PUBLIC HEARING BY THE PLANNING COMMISSION AND CITY COUNCIL OF THE CITY OF CHULA VISTA, CALIFORNIA Notice is hereby given that the Planning Commission and City Council of the City of Chula Vista will hold Public Hearings to consider approval of a Conceptual Development Plan/Land Use Plan for the Mid-Bayfront (see locator map). The Planning Commission hearing will be held Wednesday, December 18, 1991, at 7:00 p.m. The City Council hearing will be held Tuesday, January 14, 1992, at 6:00 p.m. Both hearings will be held in the Chula Vista Council Chambers, Public Services Building, 276 Fourth Avenue. The Conceptual Development Plan proposes two major changes to the certified LCP. The first is the redesignation to "open space' on all City plans for the "D' Street Fill, and Gunpowder Point, consistent with the establishment of the Sweetwater Marsh National Wildlife Refuge which includes those areas. The second major changes would be to modify the arrangement ofland uses, building height controls, and development intensity in the Midbayfront Planning subarea. A Certified Final Environmental Impact Report (EIR) was prepared to address the potential environmental effects of previously considered proposed concept plan. The current Conceptual Development Plan is similar to previous plans analyzed, making the Certified Final EIR appropriate for this Plan. Copies of the concept plan and Final EIR-89-08 are on file and available for public review at the Community Development Department and Planning Department. Any petitions to be submitted to the Planning Commission or the City Council must be received by the Community Development Department office no later than noon of the hearing date. If you wish to challenge the City's action on this matter in Court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this Notice, or in written correspondence delivered to the Planning Commission or the City Council prior to or at the public hearing. Dated: December 3, 1991 File: PCM-92-09 \ ':þ.. ~ ,-, ~ ~ .-1L-c....-c.-7-þ. Ñancy Riplty, Secretary Planning Commission 9-yr¡ "..------- -"----_.~-~~_..~_._-_..- - - Clark & Gumpal 1604 Dartmouth Avenue 42 Palomar Drive 710 'B' Street Chula Vista, CA 91910 Chula Vista, CA 91911 Suite 625 San Diego, CA 92101-8102 650 Rivera Street Grubb & Ellis - Suite 200 229 "F" Street Chula Vista, Ca 91911 8880 Rio San Diego Drive Chula Vista, CA 91910 San Diego, CA 92108-1622 .-. 1777 Yale Street 158 Keamy Street 877 Country Club Drive Chula Vista, CA 91913 Chula Vista, CA 91910 Chula Vista, CA 91911 - - --..a 803 Vista Way Cinti & Associates the Jerde Partnership, Inc. Chula Vista, CA 91911 1133 Columbia St - Ste 201 913 Ocean Front Walk San Diego, CA 92101 Venice, CA 90291 .- . David D. Smith & Assoc. Keller Environmental "Chula Vista Investors 8384 Sugarman Drive 1727 Fifth Avenue 864 Prospect Street La Jolla, CA 92037 San Diego, CA 92101 La Jolla, CA 92037 Mayor Tim Nader, Chair Mayor Tim Nader, Chair Joe Casillas Realty Bayfront Planning Subcommittee Bayfront Planning Subcommittee 395 "H" Street, Suite B Review Copy Meeting Copy Chula Vista, CA 91910 George Krempl Ken Lee City Manager Deputy City Manager Assistant Planning Director City Hall City Hall Planning Department Chris Salomone Lyman Christopher Diana Richardson Director Director of Finance Community Development Community Development Finance Department Clifford L. Swanson Bob Leiter Hal Rosenberg Deputy Public Works Director Director of Planning City Traffic Engineer Public Works Department Planning Department Department of Public Works Martin Schmidt Merritt Hodson Library Landscape Architect HomeFed Bank Parks & Recreation Dept. -ß~~ . ~~ /~rl 1(7If~ 9- 9( -.__.,----~_.__._,-----~-,-.._--_._.,----~~-----_._-" - 621 Woodlawn Avenue 97 Montebello Street 1657 Gotham Street Chula Vista, CA 91910 Chula Vista, CA 91910 Chula Vista, CA 91913 477 Willowcrest Way 698 Gilbert Place 2022 Teton Pass Chula Vista, CA 91910 Chula Vista, CA 91910 El Cajon, CA 92019 682 Mission Court Cheryl Dye Councilman David Malcolm Chula Vista, CA 91910 Councilman Jerry Rindone Councilman Leonard Moore Beverly Authelet City Clerk Jim Thomson Dave Gustafson Sid Morris Deputy City Manager Assistant Director of , Assistant City Manager City Hall Community Development City Hall U.S. Fish & Wildlife Service Rohr Industries-Mail Zone 29-C Stoorza Companies 24000 A vila Road P.O. Box 878 225 Broadway, Suite 1600 Laguna Niguel, CA 92677 Chula Vista, CA 91910 San Diego, CA 92101 Asst. Planning Director California Coastal Commission State of California S.D. Unified Port District 3111 Camino del Rio North Commission on Aging .~ P.O. Box 488 - Planning Dept. San Diego, CA 92108 162 Mankato Street I San Diego, CA 92112 Chula Vista, CA 92010 ----- - --- - IC:IWPSIIBAYFRONTILABELS.TJ( ûJ !'>V tJj ¡nJ . . cb"7td ¿" 7J.¿,( .1-0 J}A'V 1 \1 9- 9:<. .-..-.....--- _ _ _ __.___m_~._.____~___.'___'__'_'_ . . I :'NOTICE FOR ALL IS I SAND EIR I S A~E TO BE MAILED TO THIS LIST I ! " I , . I ; i " J ;1 SANDAG 'i b : 401 '~' Street, Ste. 800 I :D. A~sn. of Env;ronmental ., So. Bay.S;erra Club San D1ego, CA 92101 i B10log1sts '. 254 Cam1no Elevado -. 1276 Morena Blvd. J Bon;ta, CA 91902 : San D;ego, CA 92110-3815- -~hambe~-of-Co~erce -.I.m. __0- San D;ego Audubon Soc;ety, Attn: Don Reed 4901 Morena Blvd., Ste. 70: 233 Fourth Avenue . 1130 F;fth Avenue San D;ego, CA 92117-3430 Chula V;sta, CA 91910 Chula V;sta, CA 91911 I I I -~ I -- . - Chula V;sta Star News i Sweetwater Un;on H.S. D;str;ct I C;t;zens Coord. For Centur Attn: C.V. Cay Hall Reporter I Attn: . Three 835 Th;rd Aveñue :.' ... - ¡ 1130 F; fth Avenue ¡ 1549 El Prado Chula V;sta, CA 91910 Chula V;sta, CA 91911 San D;ego, CA 92103 Otay Water D;stdct crossroïds D;r. of Anthropology Attn: ___. , . Sàn D;ego State Un;vers;ty 010595 Jamacha Road 3703 Alta Lorna Dr;ve San D;eog, CA 92182 Spdng Valley, CA 92078 Bonaa, CA 91902 Bus;ness & Profess;onal Assn. . Sweetwater Author;ty P.O. Box 284 Attn: Bon;ta, CA 91902 505 Garrett Chula V;sta, CA 91910 o \ tI!f Cal;f. Nat;ve Pla~ty The Tr;bune . - ____ 555 I H I Street P.O. Box 985 Chula V;sta, CA 91910 Nat;onal C;ty, CA 91950 ....--. Sweetwater CORlnunay . ~da Way I Plann;ng Group : Chula V;sta, CA 91910 I Attn: ¡ I P.O. Box 460 , . ! Bonaa, CA 91902 u _ _J. u. . 0 -s~eet~~t~;~~l~e; C~v';co ¡~sn'- '~I 'Ch-ula V;sta Elementary School i P.O. Box 232 " D;stdct i . Bonna, CA 91902 ' Attn: I o 1 ~u~:s~;~~~~ s¿~ee~~~10 0 u. _.J u . _.n______ u u _ , San D;ego Un;on ! San D;~O B;odhersay Project ! 555 'H' Street : Attn: : Chula V;sta, CA 91910 i P.O. Box 1944 I I JuHan, CA 92036 ! : I I I ----.... ----,-,---~-- -----, I ! i ¡ I : q-Y$ j : . I __.1_..._.___ _ ____ __.__,..__._..______~ .,. __ ,_.'.__" , - - BAY FRONT MAILING LIST Chula Vista Investors 5670213700 864 Prospect St. El Toro Associates La Jolla, CA 92037 , Orville o. Nix Jr. P. O. Box 824 5652901900 De Soto, TX 75115 Trustees 5670213800 9751 Talbert Ave. California Hotel Properties Fountain Valley, CA 92708 Ltd. Partnership , Tollman-Hundley Hotels 5652904000 730 Fifth Avenue Stratford Properties II New York, NY 10019 11022 Santa Monica #260 Los Angeles, CA 90025 5653101400 Southern Pacific Land Co. 'Tax Commissioner 1 Market Pl aza San Francisco, CA 94105 5670900300 5653101500 Prudential Overall Supply California First Bank, Trustee P. O. Box 11210 , McDonalds Corp. Santa Ana, CA 92711 P. O. Box 66207 AMF O'Hare Air 60666 5670900400 - 11I" 5653101600 736 "F" Street California First Bank, Trustee Chula Vista, CA 91910 P. O. Box 109 San Diego, CA 92112 5670903000 5653102500 Ioannis Merziotis, George Merziotis Voula Parashos , Gus Pappas 203 Church Avenue 541 Sea Vale Ct. Chula Vista, CA 91910 Chula Vista, CA 91910 5670110400 Rohr Corporation P. O. Box 878 965 "F" Street Chula Vista, CA 91912 Chula Vista, CA 91910 ·11 5670212900 California Coastal Commission -1912 S. Maryland Parkway San Diego District 3111 Camino del Rio North Las Vegas, NV 89104-3106 Suite 200 San Diego, CA 92108-1725 WPC 2543N (Rev. 10/22/91) -1- 9-91 .'-...."""----. '-"--"'--'-"-'-~-'-------"'--'-"-'---'"'-' · BAYFRONT MAILING lIST Department of Interior CAlTRANS Headquarters Interior Building 1120 N Street ·C" Street between 18th & 19th Streets Sacramento, CA 95814 Washington, DC 20240 U. S. Army Corps of Engineers San Diego County Department of Public Works los Angeles District 5555 Overland, Bldg. 2 300 N. los Angeles St. San Diego, CA 92123 los Angeles, CA 90012 Attn: Department of Defense ~ The Pentagon Washington, DC 20301 California Coastal Commission 631 Howard Street San Francisco, CA 94105 S. D. Chapter-Sierra Club 3820 Ray St. Department of Transportation San Diego, CA 92104 Nassif Building 400 Seventh Street, SW Washington, DC 20590 Sierra Club legal Defense Fund Coastal Conservancy 2044 Fillmore Street The California State San Francisco, CA 94115 1330 Broadway, Suite 1100 Oakland, CA 94612 Pacific Southwest Biological Services P. O. Box 985 State Department of Justice National City, CA 91951 San Diego Office 110 West "A" Street Deputy Director Suite 700 City Administration Building San Diego, CA 92101 202 ·C" Street, Fifth Floor San Diego, CA 92101 State Department of Justice 1515 "K" Street San Diego Unified Port District Sacramento, CA 95814 P. O. Box 488 San Diego, CA 92112 State Dept. of Fish & Game 1416 Ninth Street Sacramento, CA 95814 'Øirector of Planning Attn: Environmental Services National City Planning Dept. CAlTRANS 1243 National City Blvd. District 11 National City, CA 91950 P. O. Box 85406 San Diego, CA 92138-5406 Bay land Company 625 Third Avenue Fish & Wildlife Service, US Chula Vista, CA 91910 24000 Avila Road ~una Niguel, CA 92677 ... - WPC 2543H (Rov. 10/22/91) -2- 9-95 - --- -- ------_._--"---~._---~--_._--,--.._._.--_.. - BAY FRONT MAILING LIST El Torita-La Fiesta Restaurant 2450 White Road Hanken Cono & Assad Irvine, CA 92714 5550 Baltimore Dr. La Mesa, 91942 SANDAG 401 B Street, '800 Ratner Development Co. 1200 Third Avenue, Ste. 524 S Greenwald/McDonald San Diego, CA 92101-4231 2635 Camino del Rio South '107 San Diego, CA 92108 Western Salt Company - P. O. Box 149 I . -. ~ San Diego, CA 92112 527 Sea Vale Ct. Chula Vista, CA 91910 Dept. of Transportation District 11 562-210-05/562-300-02; 565-010-12/ - 15/567-010-07; 567-011-01 2829 Juan Street S.D.G.&E. San Diego, CA 92138 Land Planning P. O. Box 1831 Inland Industries San Diego, CA 92112 , - .- 565-290-39; 562-300-11; 567-022-16; 64 Fi fth Avenue San Diego, CA 92101-6127 567-021-11; 567-031-18/22; 567-090-43/47; 562-210-12/14 MTDB S.D. Imperial Valley RR 1255 Imperial, Suite 1000 743 Imperial Avenue San Diego, CA 92101 San Diego, CA 92101 State of California 567-031-03 Department of Fish and Game San Diego County Region 5 Dept. of Planning and land Use ~ . . 1. 5201 Ruffin Road 330 Golden Shore, Suite 80 San Diego, CA 92123 Long Beach, CA 90802 567-090-02 Santa Fe Pacific Realty Corp. South Bay Irrigation District 3230 E. Imperial Hwy., Suite 100 505 Garrett Brea, CA 92621 Chul a Vista, CA 91910 'U n. _I ..... ~enue 547 Sea Vale Ct., #B Chula Vista, CA 91910 Fountain Valley, CA 92708 Pathway Inc.; Coleman Mtg. 9879 Hibert St. 'A 7821 Obrien Street San Diego, CA 92131 la Mesa, CA 91941 Dixieline lumber Co. 3250 Sports Arena Blvd. P. O. Box 80307 San Diego, CA 92138 WPC 2543" (Rev. 10/22/91) -3- 7'-96 --..-------- ---...... --.-"--.-----.-,--.,..------------------" - BAYFRONT HAILING lIST Vice President Anthony's Fish Grottos Central Offices 5232 lovelock Street San Diego, CA 92110 -~ San Diego n ied Port District P.O. Box 488 San Diego, CA 92H2 California Coastal Commission 3111 Camino del Rio North, Ste. 200 San Diego, CA 92108 . WPC 2543H WPC 2543H (Rev. 10/22/91) -4- r? -9 7 -.-...-.... _.__._---"-----_._._--,.._---_.._"~ . I' re - ~ :: Chu1a Vista Investors · 864 Prospect st. ~ La Jolla, CA 92037 · ~ · 1900 ~ · TNstees .. 9751 Talbert Ave. Fountain Valley, CA · 1- --_. --.' , · 2904000 Ie Str ord Properties II l ~ .. 11022 a Monica #260 . Los Anse1es, 90025 , , í · . -- - -- __oj , 56 01400 ~ Southe Pacific Land Co. · "Tax CODDII sioner 1 Market P1a .I San Francisco, · .1 · 5653101500 ø California First Bank, TNstee · " McDona1ds Corp. · P. O. Box 66207 AIIF O'Hare Air 60666 · · , I · 565 1600 - Califo TN.tee · P. O. Box - San Dieso, · · · · - -- - · · · 9-f? eJ '-~- '-- -- -------. ----:-~.::.._~-~....... - .__......--_r... --~ ~- .. . .. 5670311500 · · Reder EDI · 6181 caminito Pan · San Die&o, CA 92120 · · 567 0300 · pn¡den 1 OVerall Supply · P. O. Box 210 · 8anta Ana, CA · · · 5670900400 · · 736 "P" Street · Chula vista, CA 91910 · .. .. 5 903000 · · 28 Lake ix Drive .. La lIesa, CA · .. · .. 541 8ea Vale ct. · Chula Vista, CA 91910 .. · .. · Corporation .. P. O. 878 · Chula Vista, · · · · · California Coastal Commission · 8an Die&o District · 3111 Camino 4el alo Borth SUite 200 · 8111\ Die&o, CA 92108-1725 · · 9-9/ · ----..--.- . ~~:.~~..~:~...~ior - "-.-..... -~-----_._~--_.-_._._~---."-_..._._._-- . Department of Interior - Interior Building · "0" Street between 18th & 19th streets . WaBhinston, DC 20240 · !IÞ · ~ San Diego County Department of Public Works 5555 OVerland, Bldg. 2 · San Diego. CA 92123 , .. iÞ .. ~ .. California Coastal Commission ., 631 Howard Street .. San Francisco, CA 94105 ., .. ., " ' Department of Transportation .' lIassif Building ., 400 Seventh Street, SW ~; Washington, DC 20590 ., ~ fÞ , Coastal Conservancy .. The California State {þ 1330 Broadway, Suite 1100 .~ Oakland, CA 94612 4iÞ ~ · ,- State Department of Justice -. San Diego Office · 110 West "A" Street ~ Suite 700 San Diego, CA 92101 .. - .. State Department of Justice '" 1515 "I(" Street ~ Sacramento, CA 95814 ~ · ~ · State ~ Fi.d, .. Game c¡ - /{JO .. 1416· reet - . - -- ..-"". _._-~._.-^ ._~- . .---, ----_._.._--_._-_..._---_.~_._-".._---- , . - state Dept. of rish & Game - 1416 .inth street Sacrlllllento, CA 95814 0 . Attn: Environmental Services ie - r. CALTIWlS .. District 11 ~ P. O. Box 85406 ie San Diego, CA 92138-5406 " ¡,. Q rish & Wildlife Service, US Ie 24000 Avila Road - Laluna .lguel, CA 92677 · . - · ~ CALTIWlS Headquarters · 1120 II Street .. Sacramento, CA 95814 '. Ie \e: '-' U. S. Army Corps of Engineers ~, Los Angeles District '" 300 II, Los Angeles st. '-\ Los Angeles. CA 90012 ~ '", ~ ~ Department of Defense .' The Pentagon Q Washington, DC 20301 '"" ~ .. Ie '- S. D. Chapter-Sierra Club ,.. 3820 Ray st. Ie.: Ie San Diego. CA 92104 r. , - - ~ Y-íÒ/ · --------- _,______n__ ------_.._.__.._--_._.~-~-~-- - - · Sierra Club · Lesal Defense l'und · 2044 Fillmore street San Francisco, CA 94115 " · · · Pacific Southwest Biolosical Services P. O. Box 985 Ie · .ational City, CA 91951 · · -. · City Administration BuildinS 202 "C" Street, Fifth Floor - '- San Dieso, CA 92101 · .. - '- San Dieso Unified Port District · P. O. Box 488 .. San Dielli CA 92112 W ." .. .. W Director of Plannins ~ .ational City Plannins Dept. i4J 1243 .ational City Blvd. .ational City, CA 91950 · '" · Bay Land Company ~ 625 Third Avenue · Chula Vista, CA 91910 ~ · ~ · orita-La Fiesta Restaurant '- 2450 e Road · Irvine, 714 . · .. 7 - /del · . ..-.--- Ji~~_.. .--- -"--"-'-~-- .. _.__._-----_.._.__.._-,-_._-----_._~_._--,-- - . . SAIlDAG - 401 B St., 1800 ~ San D1eso, CA 92101-4231 --'! - - - . Western Salt Company . P. O. Box 149 ,. San Dieso, CA 92112 .. .. .. '- Dept. of T~an8po~tation - District 11 - 2829 Juan St~eet .. .. San Dieso, CA 92138 "- " .. Inland Indust~ies ... 964 Fifth Avenue .. San Diego, CA 92101-6127 . .. ... I .. IITDB . 1255 Impe~ial, Suite 1000 San Die&o, CA 92101 (~-\ .. .. r. '- '- State of California .'- Depa~tment of Fish and Game ié. Kesion 5 , ,. 330 Golden Sho~e, suite 80 r. Lon& Beach, CA 90802 - .. Santa Fe Pacific Realty Corp. . 3230 E. 1mpe~ial Hwy., SUite 100 Bnla, CA 92621 .. . . .. ,. r T -/(23 - Wil:U~.. . lEd; -I. I1IIpt8øe ... _n~'_"_____~___"'" _____..,.."'__".._.__~,_.._2__"_ ___.._,..___..__...___._~__ __ - - . " j¡,. · " 547 Sea Vale ct., IB " Chula ViBta, CA 91910 0 '. · ., - · Pathway Inc:.; Coleman Iftg. · 9879 Hibert st. fA San Diego, CA 92131 · .. · · · Dixieline Lumber Co.. - 3250 Sports Arena Blvd. ¡¡. P. O. Box S0307. ¡- San Diego, CA 92138 - · ¡;. · k - .. Ran en Cono & Assad · 5550 Baltimore Dr. r La Ifesa, CA 91942 .. · .. · I Ratner Development Co. .~ ~ Greenwald/Mc:Donald · 2635 Camino del Rio South #107 I San Diego, CA 92108 - ~ ,.. I ~ · 527 Sea Vale Ct. · Chula Vhta, CA 91910 , ) ,.. " - " · 5 210-05/562-300-02; 565-010-121 ;) 15/5 10-07; 567-011-01 - S.D.G.&!. . " Land Plannin .. P. O. Box 1831 "- San Diego, CA 92112 4-; - 7-/cJ'( i ~90 39,--. 562-300-11; .567-022-16; · .... .. ~.___,u·.__·,,,. - .. 562-300-11; 567-022-16; '- 567-031-18/22; · 567-090-4 . 562-210-12114 Q S.D. Imperial ley RR 743 Imperial Avenu · San Diezo, CA 92101 . Q 567-031-03 - San Diezo County · Dept. of Planninz and Land Use 5201 Ruffin Road - San Oiezo, CA 92123 .. .. .. -090-02 "- Sou ay Irrization District .. 505 Garre ¡. Chula Vista, CA · ~ · :. 9715 Talbert Avenue · Fountain Valley, CA 92708 ~ '- .. '- , .. 7821 Obrien Street · La lIesa, CA 91941 '- · .. · -- .. Vice President · Anthony's Fish Grottos , Central Offices .. 5232 Lovelock Street .- San Diezo, CA 92110 , ¡a - .. .. .. · .. - 7' -1ò5 .. .~--.._-_..- ~-~--~ ....::.__&. . ~_...t..--..-__,__.. - · · San Dielo Unified Port District · P.O. Box .88 · San DielO. CA 92112 · · · · California Coastal Commission · 3111 Camino del Rio Borth, Ste. 200 · San Di810, CA 92108 · · - -,.,- - -~ .__. . ~_u ,____ · · , · · ; · - · · · · · · · · · · · · · -- · · . · · · · ~. · · , .. · Ie , · 7' -/Òþ · d' -'------'-' -,- ~. . ---.--..----- 41 - - . . . . ........ 0' . . .-, h'".· ~ -- ~ -. .'~' ,- - -~. . ~ . .. - "~ ili M~ .)C)C'WKW _X:O,(",o: ~ i . ,,~ ~ j" ..;¡ """, -~ ..>eM.. 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MURNANE CHY FILE No. January 10, 1992 C!T( C. 3848.001 Mayor Tim Nader and Members of Chula Vista city Council CITY OF CHULA VISTA 276 Fourth Avenue Chula Vista, California 92010 Re: January 14, 1992 Chula Vista Bayfront Concept Plan Dear Mayor Nader and Members of Chula Vista City Council: We represent Chula Vista Investors, which is the owner of the majority of the property in the Mid-Bayfront plan area. As you know, a special Chula Vista Bayfront Planning Subcommittee was created to study the land use aspects of the Mid- Bayfront Plan and to see whether or not a suitable compromise could be reached between the differing positions of the developer, the Planning Department, and the Community. The Subcommittee has now forwarded to you its recommendations, which were arrived at after more than 40 hours of meetings. This Reduced Density and Modified Design Concept Plan represents the Subcommittee's best efforts in recommending an appropriate development for the Bayfront. On December 18, 1991, the Planning Commission approved the Subcommittee Proposal and recommended to the City Council approval of the Reduced Density and Modified Design Concept Plan. _'___"_U.·.'_~_,._,",'_"'_' Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 2 City staff has also made its own recommendations, which in one case differs materially and importantly from the recommended Concept Plan of the Subcommittee. Attached as Exhibit "A" is a Chula Vista Bayfront Program Comparison Chart. Our client, by utilizing the Subcommittee recommendations, would make substantial and considerable changes in this project in terms of reducing the density and intensity of development, and reducing the height and the mass of buildings. The high-rise buildings have now been relocated away from the sensitive National Wildlife Refuge and a CuI tural Arts facility location has been identified by the removal of the luxury hotel west of Marina Parkway. In addition, the amount of open space and parks have been substantially increased. The only issue which your staff does not agree with is the total number of hotel rooms. HOTELS Our financial consultant, Price-Waterhouse, has reached the conclusion that 1,610 hotel rooms should be allowed on the deve.loper·s portion of the Mid-Bayfront Plan. This allows for major bookings on a national and international basis (a minimum block of approximately 1,200 to 1,300 rooms) to accommodate the destination conference center and destination resort activity. Our client and its financial consultants feel this number of rooms is essential for this project. The remaining 300 to 400 hotel rooms would be available for other visitors to Chula Vista that would not be part of the National or International Conference booking. ...- .--..-..-" Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 3 If the number of hotel rooms is further reduced, this would put the project in jeopardy, and could well create a situation where there is just another collection of local hotels, serving and competing with the local markey" Orientation toward serving only the local or regional market makes the project far less feasible. Since staff's proposed reduction in hotel rooms will not serve any beneficial purpose, we would urge you to accept the Subcommittee's recommendation and not to follow staff's suggestion. RESIDENTIAL COMPONENT Our client has made a substantial reduction in the number of residential units from 1550 units down to only 1000 units. Our client has planned the residential portion of the Mid- Bayfront for a mid- to high-end neighborhood. The units will be larger in size with luxury amenities, and command a better price because of the panoramic views and the proximity to San Diego Bay. In addition, these units, because they are a part of a significant and exciting mixed-use project, should be highly desirable. With regard to financial feasibility, the residential component is very important. The profit associated with the residential units' sales is needed to off-set the tremendous infrastructure, environmental mitigation and community benefit features associated with the project. To reduce either the square footage of the residential units any further, or to reduce the total number of units further, places the project into a situation where it may not make economic sense. - ~---_.._,~,-~._--~_.- Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 4 ECONOMIC FEASIBILITY One final comment concerns the financial feasibility of the project. Our financial consultant, Frederick W. Pierce of Price- Waterhouse, will be at the City Council hearing to provide more detailed information, and to show you how different assumptions affect the analysis. As you know, different investors have different goals. Not every investor is driven solely by an IRR approach in determining whether or not it is going to make an investment in a particular development, nor is there any absolute percent of IRR that must be projected before a project will go forward. As an example, Horton Plaza was built with a projected IRR of less than 10%. In any event, while we will be prepared to go into the financial feasibility of the project if desired, we would hope that the City Council would deal primarily with the land use issues, as did the Subcommittee and the Planning Commission, leaving the financing feasibility issues to future Development Agreement negotiations and approvals. Much of the financial feasibility will depend on the resolution of a Development Agreement. The staff has repeatedly told the developer that it will not begin negotiations on the Development Agreement until the basic land use decisions have been reached. In our view, the Development Agreement will be the key to determining ultimate financial feasibility of the project. Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 5 TIMING Finally, and most importantly, as you know, this project has been in the planning process for over two years now and the site has remained vacant for many, many years. While there is no question that the past several months have been beneficial, we believe that it is absolutely essential that your staff is informed that this project is a high priority for the City, and therefore, is directed to prepare, on an expedited basis, the revised LCP resubmittal, Redevelopment Plan Amendment and the General Plan Amendment. For your information, we submitted a revised LCP resubmittal (based upon the Subcommittee's recommendation) to your staff on December 6, 1991- Since staff has already approved the LCP resubmittal as to form and content, the only review that needs to take place deals with the reductions and modifications recommended by the Subcommittee and/or the City Council. Therefore, we believe that staff should need no more than 3 to 4 weeks to review the revised LCP resubmittal and forward it to the Planning Commission and the City Council for approval. Specifically, we would request that you direct staff to immediately review the LCP resubmittal and forward it to the Planning Commission by no later than February 12, 1992 and then back to the City Council by no later than February 25, 1992 . CONCLUSION Based upon all of the above, we would respectfully request ........ Mayor Tim Nader and Members of Chula Vista city Council January 10, 1992 Page 6 that you: 1- Certify the final Environmental Impact Report and Addendum; 2. Approve the Concept Plan (Bayfront Subcommittee proposal) ; 3. Adopt the Findings and Statement of Overriding Considerations; 4. Adopt the Mitigation Monitoring Program; and 5. Direct Staff to take whatever steps are necessary to have the LCP Resubmittal, the Redevelopment Plan Amendment, and the General Plan Amendment back to the City Council for action by no later than February 25, 1992. Thank you for your consideration of this request. Sincerely, PETERSON & PRICE A ~Ofoõ~onal ¡oCpocation / / / /' 1/ ! I I ti<l{ 1t1 k_~_ Paul A. Peterson t&f' J IN-- Ii ¡ /' /~ ff!~-'\ ! c ;¡ f¡) Matthew A. Peterson Enclosure cc: Chula Vista Investors City of Chula Vista Redevelopment Department City of Chula Vista Clerk EXHIBIT "A" CHULA VISTA BAYFRONT DEVELOPMENT PROGRAM COMPARISON Bayfront Reduced Planning Original Density Subcommittee Staff Proposal Proposal Recommendation Recommendation --------------------------------------------------------------------------- Retail (sf) 150,000 150,000 150,000 150,000 City Parcel 0 80,000 80,000 250 rms (sf) (Hotel, Retail 203,000 or office) Hotel (rms) 2,028 rms 1,800 rms 1,610 rms 950 rms (sf) 1,650,000 1,465,000 1,310,000 773,000 Conference (s f) 40,000 40,000 40,000 40,000 Sports(sf) 206,000 206,000 206,000 206,000 Prof. /Office(sf) 640,000 560,000 560,000 560,000 Residential (du) 1,550 du 1,400 du 1,000 du 1,000 du (sf) 1,500,000 1,355,000 1,355,000 1,355,000 Cultural Arts Center(sf) 0 0 100,000 100,000 --------------------------------------------------------------------------- Site Area 165 acres± 165 acres± 165 acres± 165 acres± Traffic 41,958 38,125 35,455* 33,055* Generation (ADT) --------------------------------------------------------------------------- Public Parks 28.9 acres 33.2 acres 29.2 acres 29.2 acres Semi-Public 16± acres 16± acres 24.5 acres 24.5 acres open space 12± acres 12± acres 17.7± acres 17.7± acres --------------------------------------------------------------------------- TOTAL (parks 56.9 acres 61. 2 acres 71. 4 acres 71.4 acres and open space) * Excludes ADTs for Cultural Arts Center January 9, 1992 -_.__._...~_..... ..-... ATTACHMENT A ~ UNOrfFICSAL NUNU:: PC Minutes -5- December 18, 1991 ITEM 3: PUBLIC HEARING: PCM-92-ü9: CONSIDERATION OF CONCEPTUAL DEVELOPMENT PLAN FOR MID-BAYFRONT Community Development Director Salomone gave a brief history of the project. He noted the Redevelopment Agency had directed that the Bayfront Subcommittee determine the various issues outlined in the staff report, and the recommendation would be presented by the Subcommittee Chairman to be considered by the Planning Commission. Mr. Salomone stated that the Commission would be considering a developer/subcommittee proposal and a staff report which responded to that proposal. He noted the Commission was being asked to define the basic issues of the development land use density intensity. He felt it was appropriate to acknowledge the issue of economic feasibility, the full data was incomplete. He recommended that they consider the other issues of development, however, to the Commission's ability. Staff would return during the next year with the Local Coastal Plan, the General Plan Amendment, the project and development agreement, in addition to other issues. Mr. Salomone then turned the presentation over to Diana Richardson, the environmental facilitator, who updated the Commission on the Final EIR, which was considered adequate for either the subcommittee alternative or for the staff alternative. At the January 8, 1992, meeting, the Planning Commission would consider the Findings, Statement of Overriding Considerations, and the Mitigation Monitoring Program, along with an Addendum to the Final EIR which would explain and update the Final EIR packet. Ms. Richardson then presented Gary Cinti. Gary Cinti, the planning consultant, reviewed the plans recommended by the subcommittee and staff and noted the differences, including the land uses, density, and square footage of units. He also noted the preferred site for the cultural arts facility, but said that data was not available to determine the size of the cultural arts facility, the parking requirements, or the height. Mr. Cinti then introduced John Moot. John Moot, Vice Chair of the Bayfront Planning Subcommittee, described the subcommittee activities and the resulting recommendation. He noted the subcommittee had considered 12 staff position papers, reviewed an economic and traffic analysis prepared by the City consultant, reviewed the environmental impact report and various position papers on the history of Bayfront development and the planning process that was prepared prior to the formation of the subcommittee, in addition to many issues affecting the conceptual development plan. Lyman Christopher, Director of Finance, spoke on the economics of the project, giving background information, the status of the current economic data, and indicated the intention of staff in order to provide additional economic analysis. He noted that the economic model was based on a discounted cash flow method which looked at two financial performance measures-- the Internal Rate of Return (lRR) and the net present value of the projected cash flow. The discount rate used in the economic analysis was 15 %. Part of the additional economic work staff intended to do was an analysis with a target 12 % IRR instead of the 15 %, so there could be a comparison of the different rates of return. Mr. Christopher informed the Commission that the current economic analysis was not to be considered the "final" economic analysis of the ..---- PC Minutes -6- December 18, 1991 project. Staff would be incorporating modifications pursuant to comments received and .suggestions on Table 7 into a new economic run which would be available in early January. Commissioner Tugenberg, after reading a statement from a letter received from Peterson & Price, asked why a person would enter into a development other than IRR. Ann Simpson, economic consultant with Williams-Kubelbeck & Associates, answered that in all of the consultant work they had done both in private sector as well as public agency clients, they typically look at the Internal Rate of Return. There was no such thing as cash-on-cash internal rate of return; they looked at a cash basic internal rate of return which they typically used as a benchmark. Commissioner Decker questioned the inflation rate assumed for the foreseeable future. Ms. Simpson answered that they were using a 4% annual inflation rate. They were trying to look at a very long-term project and an average over a very long projection period. They would be considering a lower Internal Rate of Return at 12 % for comparative purposes in subsequent analyses. Finance Director Christopher noted that the target Internal Rate of Return to a large extent was driven by the size and the complexity of a project. Regarding the staff alternative recommendation internal rate of return with the smaller units, Commissioner Tuchscher asked if the economic analysis took into account the fixed cost involved of the infrastructure, the lagoon, land cost, etc. Ms. Simpson answered that they assumed the same infrastructure cost for the less development intense alternative, which took into consideration 25 % surface parking and the rest subterranean parking. Commissioner Tugenberg asked what type of bond would have to be sold to finance Chula Vista's participation in the infrastructure. Mr. Christopher answered that several types of bonds had been discussed. Commissioner Tugenberg commented that mutual funds made up of tax-free California municipal bonds had been liquidating most of their Mello-Roos bonds. Mr. Christopher concurred. Community Development Director Salomone closed the staff presentation and asked if there were any questions. Commissioner Tugenberg asked about the restriping of the "E" Street overpass and the normal width of a lane. Dan Marum, representing IRK & Associates, the traffic consultant for the project, answered that the standard lane width was 12' on the bridge structure. Commissioner Tugenberg asked the method of redistribution of traffic from the "E" Street interchange south to the "H" Street interchange. Mr. Marum explained the logic of redistribution, after which there was general discussion regarding the traffic. Commissioner Tugenberg did not agree with Mr. Marum's methodology for traffic redistribution. PC Minutes -7- December 18, 1991 Commissioner Decker commented that the ttaffic from Rohr would probably be lessening because of the reduction in personnel. He also asked if the northeast parcel on the map had been considered as an office complex. Mr. Marum answered that he believed the alternative analyses included both hotel-type and commercial uses at that site. Commissioner Decker questioned Mr. Moot regarding the northeast parcel and asked why the subcommittee had made no recommendation on that. Mr. Moot said that since it was a City- owned piece of property, the City at a later time would ultimately reassess what would be best at that site. The subcommittee felt the option should be remain open for the best use at that time. Commissioner Carson asked Mr. Moot why the developer was an ad-hoc member on the subcommittee. Mr. Moot explained that not all members were in unanimous agreement that he sit as an ex officio member, but the subcommittee took a very practical approach. They felt it was important for the subcommittee to understand what the developer's plan was and whether what they felt was appropriate matched what he intended to do with it. The fact that he was there as an ex officio member turned out to be a great benefit to the committee. Commissioner Carson asked about the view of the water and natural vegetation. Mr. Moot answered that it had been discussed in the environmental impact report; that any development in the area would significantly block a view of the water. It had been the subject of two position papers presented by staff and discussed during preparation of the environmental impact report. It was apparent that any development in that area of any size would significantly block the view. One of the reasons for the reduction of the number of high rises was to preserve the view corridor. Commissioner Casillas, as a member of the Bayfront Subcommittee, stated that he had never felt it was inappropriate to have the developer as an ex officio member of the subcommittee, because in many instances they helped to clarify the concept and what they were trying to do, and much time was saved. Commissioner Tuchscher concurred with Commissioner Casillas and Mr. Moot in that there was a lot of benefit, that it saved a lot of time, and it let the subcommittee look at several sides of various issues. He added that Mr. Barkett's team brought forth some ideas specifically with regard to the cultural arts center and other design issues which were truly beneficial. Regarding square footage, Commissioner Martin asked Mr. Moot where the differences were between the staff conceptual plan and the subcommittee conceptual plan. Mr. Moot answered that it was in the amount of residential square footage, the number of hotel rooms, and the subcommittee had not designated a particular use for the City-owned portion in the northeast. Commissioner Tugenberg asked if during their discussions of the cultural center there was any mention of locating the cultural center on Otay Ranch. Mr. Moot said that if there had not been -_.~_...- PC Minutes -S- December IS, 1991 a site large enough, they encouraged the Cultural Arts Commission to look to other sites. When this site was offered, the subcommittee felt it would be an ideal place for a cultural arts center. Commissioner Tuchscher clarified that this was one of the sites being considered by the Cultural Arts Commission, but not necessarily the site the consultant would recommend. Commissioner Tugenberg questioned Community Development Director Salomone regarding the density of the core area and its confonnance to the General Plan. Mr. Salomone answered that in the core area it was almost impossible to calculate the density, because it was mixed with hotel and retail uses. The density was calculated only on the northern village where it was solely residential. Discussion followed regarding density. Chair Fuller asked if, in staff's recommendation, the "inn" designation on the City-owned parcel in the northeast was to include it as part of the total concept as opposed to allowing, in the subcommittee's report, the City to put something other than a hotel on the parcel it would be in addition. Mr. Moot said the subcommittee did not want to go forward on the City-owned parcel and recommend a particular number of rooms. They wanted to make it clear to the Commission that the number of rooms in their recommendation were on the balance of the ownership, and that any hotel rooms that the Planning Commission might want to put on that parcel would be in addition to their recommendation. The subcommittee was trying to define the land use a little differently than if zoned Commercial. Chair Fuller asked if the subcommittee desired the Commission to consider that as a definition of land use as part of the conceptual plan, that it was a very different point from the subcommittee's view. Mr. Moot concurred, and said that staff's recommendation was that it be an inn. Commissioner Tuchscher asked for clarification regarding the number of rooms. Mr. Moot answered that, in the staff recommendation, the total number of hotel rooms was 1200 -- 400 in the two parcels were visitor-serving commercial with no particular distribution of the 400 units, although it was the subcommittee's assumption that there would be 250 on the City parcel and 150 on the other parcel. Regarding the Chula Vista Investors' property, there would be 950 on both the resort, as well as the visitor-serving commercial site. Chair Fuller called a 5-minute recess at 9:10 p.m. The meeting was called back to order at 9:17 p.m. This being the time and the place as advertised, the public hearing was opened. Paul A. Peterson, 530 B Street, Suite 2300, San Diego 92101, attorney representing Chula Vista Investors, stated that Bill Barkett, the applicant, was in attendance to answer questions and noted that their presentation would consist of discussion of the conceptual merits of the planning PC Minutes -9- December 18, 1991 aspects of the project, and then with the financial aspects. He then introduced Carl Worthington, and thanked the Bayfront Sub<¡ommittee for the work they had done. Carl Worthin~ton, Jerde Partnership, 913 Ocean Front Walk, Venice 90291, architects for the applicant, dealt with the differences between the staff recommendation and the applicant's (subcommittee's) recommendation. Among other differences, he noted that in the redesign of the residential area there were two very clear view corridors that were important, one from the top of the bridge and the Nature Interpretive center, and the second from the crest of the hill. At that point, the residential area was cut back. Mr. Worthington said the applicant agreed with the subcommittee regarding the residential inn and felt the inn should be kept in the core. There were a number of alternate uses on the City site. Mr. Worthington said the phasing and financing were continuing to be refined. Fred Pierce, Price Waterhouse, 15768 Caminito Cercado, SD 92138, marketing consultant commented on cost, revenue, and fmancing alternatives. Mr. Pierce stated it was critical that there was an opportunity to have rental housing, which would be accommodated in the core area, and for-sale housing. The 1,000 units were needed to amortize the heavy infrastructure costs. The blend of square footage and number of units was integral to both marketing and to the economic feasibility of the project. He noted there was still work to be done regarding economic feasibility; that assumptions were critical in any measurement, in IRR or net present value, and there were extremely varied assumptions being used by Price Waterhouse versus the City's consultants in the areas of costs, revenues, and financing mechanisms which all impact the feasibility. Commissioner Decker asked about the number of hotel rooms to serve a convention center based upon the 40,000 sq. ft. of meeting rooms. Mr. Pierce said there would be additional meeting rooms within the individual hotel properties that would create more meeting space. A minimum of about 25,000 sq. ft. was needed in a single ballroom to handle large groups. Commissioner Casillas questioned Mr. Pierce regarding page 4 of Mr. Peterson's letter relating to Mello-Roos and assessment district financing. Mr. Pierce explained that the numbers on a project in terms of what Internal Rate of Return was acceptable to an investor was based upon the capital structure; how much money could be borrowed, how much equity had to be put into the project; how much it cost for the different types of debt fmancing. Peter Watry, 81 Second Avenue, CV 91910, representing CROSSROADS, spoke in opposition of the project. He complimented the subcommittee on the work they had done and the time they had devoted. He also had accolades for City staff. However, CROSSROADS could not support all the components of either the staff or subcommittee recommendations. They supported the idea of a cultural arts center somewhere in Chula Vista, and supported staff s suggested location of the northeast intersection of Lagoon Drive and Marina Parkway. They objected to the recommended land use, the number of high-rise structures, traffic, funding and impact to schools. They objected to the City requirement of the third lagoon in the condo residential complex, and felt it should be optional; the scope of the Bayfront Plan should be significantly ~~"-,_.._- --------"- PC Minutes -10- December 18, 1991 reduced, thereby improving its economic viability while decreasing the adverse affects of traffic and schools; subterranean parking needed to be reduced; and felt the project as proposed would put the City at great risk. CROSSROADS recommended disapproval of both conceptual proposals. Robert J. Spiegel, 1400 Fifth Avenue, San Diego 92101, an MAl appraiser, spoke in favor of the project and spoke to the reliability, dependability, and honesty of Mr. Barkett. He also suggested that any additional economic studies made be done on an after-tax basis. No one else wishing to speak, the public hearing was closed. Commissioner Decker commended the Bayfront Subcommittee on the work they had done. He felt the proposal was realistic and well thought out; felt the number of dwelling units may be on the low side. He supported the report. Chair Fuller reminded the Commission that the Subcommittee accepted the recommendation of the Planning Commission and the six key issues given them. She felt the Subcommittee had addressed those and some of the issues brought up by staff, and that the Commission had been asked to accept the plan in concept and was ready to do that. There were many unanswered questions, but the Commission would have the opportunity to deal with those. Commissioner Carson commented that, since she had been appointed to the Commission to represent the community, and after talking with members of the community, she would vote against the project in order to represent the members of the community who were strongly against the high density, the problem with the traffic, the problems with the schools, and the feasibility of the project. Commissioner Tugenberg said he had no confidence in the traffic report, especially with the redistribution of traffic. He generally liked the concept, but felt the intensity and the density both in the core and in the residential area were much too intense and unhealthy. The principal concern of the people in the community was the intensity and density of the Bayfront. He would not support either the staff or the Subcommittee's recommendation. Commissioner Casillas asked the Assistant City Attorney to clarify condition no. 18, as to who would approve the economic feasibility analysis. He wanted to more about how the economic feasibility factor would be tied in, so the City would not go out and commit future generations to something which mayor may not work. He also commented on the density, and felt square footage should be used rather than number of units; would support staffs recommendation regarding number of hotel rooms; felt there should be better economic data and wanted to make sure that future generations are not committed to something that would not benefit all of Chula Vista. Assistant City Attorney Rudolf stated that Mr. Casillas was asking when in the subsequent process, assuming there was some kind of recommendation out of the Commission and some PC Minutes -11- December 18, 1991 action by the Council with regard to approval of a project, the development agreement would have to be negotiated and the fme tuning of the economic analysis would have to fall into place. He understood condition no. 18 to say that staff's recommendation for the Commission was to get that done before the LCP resubmittal. Community Development Director Salomone stated that should the Commission choose a plan to send forward from this meeting, staff would be back on January 8, 1992, with a number of clarifying languages to address the addendum to the EIR. Before recommending the adoption of those Statements of overriding considerations, staff would want to be reasonably assured as staff that in fact it was economically feasible. Every attempt would be made to do so by that time. Commissioner Tuchscher echoed Commissioner Casillas' comments regarding economic feasibility. He discussed some of the Subcommittee's procedures, and some of the reasons for their recommendations especially regarding square footage and number of units. Commissioner Tuchscher endorsed the subcommittee's recommendation regarding the square footage and number of units in the residential area. Commissioner Martin expressed disappointment in the last-minute information received from staff, but noted that the Planning Commission was considering a concept to do something progressive. He felt the subcommittee had done an excellent job and would support their recommendation. After discussion, it was decided that a basic motion would be made to approve the conceptual development plan of the Bayfront Planning Subcommittee with the following clarifying text, and then go through the staff's recommendation and vote on the inclusion of them one at a time. At the end, a vote would be taken on the motion as amended. MS (Decker/Tuchscher) to approve the Bayfront Planning Subcommittee! Applicant Alternative Plan, with the following clarifying text which specifies certain items to be specifically addressed in the LCP Resubmittal, the General Plan Amendment submittal, or an agreement between the applicant and the City or Redevelopment Agency: 1) Public Lagoon: The lagoon west of Marina Parkway shall be investigated for the possibility of swimming/wading; 2) Cultural Arts Facility: The area west of Marina Parkway shall be the preferred location for a facility. If this location is proven to be infeasible, then a location somewhere in the core area will be used for the facility. Development of limited recreation/commercial uses could be allowed adjacent to this facility (within parameters of certified FEIR); .' ~.~__mm_'.,_,,_~ ..._." PC Minutes -12- December 18, 1991 3) Density: The residential maximum is 1000 du's comprising a maximum square footage of 1.355 million. A maximum of 700 du's will be contained in the residential area north of Marina Parkway. The maximum number of hotel units is 1610; 4) Building Heights: -- Residential: Residential structures adjacent to the Park along the western and northern edge of the residential parcel shall be limited to two stories. Two residential high rise structures are required and may be no higher than 22 stories. Residential uses in the Resort area shall not be permitted on the first level, but shall be mixed with and above other retail uses; -- Hotels: A minimum of 2 high rise hotels are required and shall be no higher than 22 stories (229 feet). VOTE ON MOTION: 5-2 (Commissioners Carson and Tugenberg voted against) In addition to the recommendation that the City Council adopt a resolution approving the conceptual plan of the Bayfront Planning Subcommittee, the Planning Commission voted individually on the following text which had been included in the Staff Alternative. Those which were included in the Bayfront Planning Subcommittee Alternative or considered routinely were disregarded. MS (Tugenberg/Carson) that in addition to the aforementioned, that the words "no development of any sort will occur prior to an agreement to house the students generated by the project. " Commissioner Tuchscher asked if the motion meant any particular phase of the project which was being built. Commissioner Tugenberg answered that he was asking that an agreement be made prior to the development starting that would assure that the schools were there when needed. In answer to Commissioner Casillas' question, Commissioner Tugenberg explained that the agreement should be made at the very beginning, not when the residential goes in, but before any development began. Commissioner Tuchscher suggested removal of the word "residential" from the sentence. Commissioner Tugenberg concurred. PC Minutes -13- December 18, 1991 AMENDED MOTION: 1) Schools: Development shall be restricted until assurance that facilities for students generated by the project will be available when needed. VOTE ON MOTION: 6-1 (Commissioner Decker voted against) MS (Decker/Casillas) to accept the following as worded: 2) Phasing: Project phasing shall be programmed to ensure fiscal benefits to the City, and early implementation of public parks. Updated and objective market, economic, and fiscal analyses shall be provided prior to the commencement of any phase of development. The first phase shall include development of the core area comprising the lagoon, core hotels, retaiUcommercial with residential above, and sports complex. Residential development in the northern area (north of Marina Parkway) may be included to a maximum of 25 percent of the total number of units. Assistant Planning Director Lee clarified that the last sentence regarding the residential development in the northern area may be included to a maximum of 25 % of the total number of units in the first phase. VOTE ON MOTION: 7-0 (The following were considered but not voted on.) 3) Public Lagoon: Subcommittee's alternative accepted. 4) Cultural Arts Facility: Subcommittee's alternative accepted. 5) Community Purpose Facility: Already addressed in zoning ordinance; if it becomes a Planned Community District, it is a requirement in the P-C zone. The Cultural Arts facility would be considered a community purpose facility. 6) Density: Subcommittee's alternative accepted. 7) Building Heights: Subcommittee's alternative accepted. 8) Parking: Determined that it would be considered in the future. -- .-.~-'"...---"._-,--"--" · PC Minutes -14- December 18, 1991 MSUC (Carson/Decker) 7-0 to accept as stated: 9) BikelHi~ng Trails: An integrated trail system to maximize trail and visual access to the bayfront shall be provided and shall provide linkage to the Chula Vista Greenbelt (as described in the General Plan). MSUC (Decker/Carson) 7-0 to accept as stated: 10) Water Access: A location for future direct access to the Bay shall be identified on the final plan in the event that future Federal, State, and Port District approvals would permit such access. MSUC (Decker/Carson) 7-0 to accept as stated: 11) Traffic: A traffic monitoring program shall be established as an implementation and phasing requirement. MSUC (Carson/Decker) 7-0 to accept as stated: 12) Conversion of Hotels: Hotels may not be converted for residential use. (The following were considered but not voted on.) 13) Family and Luxury Housing: To be determined later. 14) Affordable Housing: To be addressed in development agreement. MSUC (Carson/Decker) 7-0 to accept as stated: 15) Air Quality: An Air Quality Improvement Plan (as defined in the Growth Management Ordinance) shall be required for approval concurrently with the project submittal (SPA Plan). MSUC (Carson/Decker) 7-0 to accept as stated: 16) Water Conservation: A Water Conservation Plan (as defined in the Growth Management Ordinance) shall be required for approval concurrently with the project submittal (SPA Plan). PC Minutes -15- December 18, 1991 MSUC (CarsonJDecker) 7-0 to accept as stated: 17) Nature Interpretive Center Assessment District: The properties enjoying the benefits of the Nature Interpretive Center (including the Midbayfront) will be included within a yet- to-be-established Assessment District which will contribute funds toward Center programs). MSUC (Carson/Decker) 7-0 to accept as worded: 18) Economic Feasibility: An Economic Feasibility Analysis shall be approved prior to, or concurrently with, the approval of the LCP Resubmittal. The report shall be prepared in a fonnat acceptable to the City's.Director of Finance and be available with adequate lead time for a thorough staff review. The criteria for approval of this report shall be that it demonstrates clearly that the project/phasing proposed is economically feasible. The report shall include a supportable statistical basis for marketing (revenue/absoq>tion) and costs associated with the feasibility analysis. Community Development Director Salomone asked that the Planning Commission direct staff to prepare an Addendum to the Final EIR, the Findings, the Mitigation Monitoring Program, and a Statement of Overriding Considerations, and bring the package back to the Planning Commission at the meeting of January 8, 1992, to consider, deliberate, and act upon as it related to the Commission's action at the present meeting. MSUC (Carson/Martin) 7-0 to direct staff to prepare an Addendum to the Final EIR, the Findings, the Mitigation Monitoring Program, and a Statement of Overriding Considerations, and bring the package back to the Planning Commission at the meeting of January 8, 1992, to consider, deliberate, and act upon as it related to the Commission's action at the present meeting. -....".-,---.,-.....-.,-......---......-. , . . , i. I .,\ MEMORANDUM January 13, 1992 TO: Honorable Jerry Rindone, Councilman VIA: John D. Goss, City Manager ~ FROM: Chris Salomone, Community Development Director SUBJECT: Responses to Your Questions Regarding Midbayfront Report for January 14, 1992 Council Meeting Here are responses to your questions regarding the Midbayfront report. In areas where it may appear that detailed, specific commitments or obligations are not fully articulated, I would reiterate the indication in the staff report that this action is conceptual in nature and that that conceptual nature is made clear in the Alternative Resolutions by the following language: The City Council approved the Midbayfront LCP Conceptual Development Plan (Subcommittee Alternative). By approving the conceptual plan, the City Council intends only to give development processing direction to the staff of the City in order that staff may efficiently and effectively develop an LCP amendment and General Plan amendment. Such approval is not intended to constitute final approval of the Plan at this stage, nor is it intended to convey any entitlement or expectation of development to the developer; finally, approval of the concept plan is not intended to commit the Council to approval of the LCP Resubmittal, the General Plan Amendment, or the Redevelopment Plan Amendment, or any other land use right. Rather, the Council shall retain full and unfettered discretion to consider the LCP Resubmittal, the General Plan Amendment, and the Redevelopment Plan Amendment without consequence, despite its decision to approve the Conceptual Development Plan. Resoonses to Ouestions Question: 1. On Page 2 under Exhibit "A", the report indicates that minor changes between Alternative #8 and the Subcommittee alternative have been made. It indicates that the previously proposed luxury hotel has been replaced by the Cultural Arts facility and amphitheater. I don't see this in the report. All the report indicates is that the Subcommittee alternative has designated a proposed location but does not provide for construction of facilities, planning, phasing or parking. Please update. - -~"--"---'------"~'-"'~'--"'---'--"--- - Honorable Jerry Rindone, Councilman -2- January 13, 1992 , Staff Response: Staff and the Subcommittee agree that the size and components of the Cultural Arts facility should be detennined after a study has been performed by the Consultant. This study is in process, so only a candidate site has been recommended. Attached for your information is the Phase 1 Preliminary Results presentation made by the Consultant to a Joint Meeting of the Bayfront Planning Subcommittee/Cultural Arts Commission on January 9, 1992. Question: 2. Will you please provide a comparison chart listing Alternative 8, staff recommendation, and Subcommittee alternative, comparing the following factors: 1) Residential units 2) Hotel units 3) Number of square feet of commercial/retail 4) Professional office square feet 5) Square feet of atlùetic facilities and conference center 6) Square feet of cultural arts center 7) Square feet of ice rink 8) Number of acres of parks 9) Acreage of lagoons (NOTE: Even though this information may be available in the report, I would like to have it all in one place for comparison purposes.) Staff Response: A comparison chart is attached. Question: 3. On Page 58, it indicates that the proposed high-rise buildings would require an additional ladder truck and four-person crew by the Fire Department. How would these additional requirements be funded by the applicant in a manner that would be acceptable to the City and the applicant? , Honorable Jerry Rindone, Councilman -3- January 13, 1992 Staff Response: Lyman Christopher, Director of Finance, will telephone you to respond to this question. Question: 4. Several places in the report (i.e., Page 74) it discusses the development of a cultural arts facility that would provide space for municipal festivals and events. No where do I see any detail or guarantee that such a facility will be provided. Please explain. Staff Response: The Conceptual Development Plan only provides a candidate site. The specifics of the Cultural Arts facility are to be determined after completion of the Consultant's study. Pending results of the Consultant's study, the issue would logically come back to the City Council at the Disposition and Development Agreement stage. Question: 5. I did not find any resolution of mitigating impacts for schools. Both elementary and secondary students need to be accommodated and the compilation of students from this area will have significant impacts on schools. What is the proposed plan to address this concern? Staff Response: The staff and Planning Commission recommendations include a restriction on development until the City is assured that facilities for students generated by the project will be available when needed. This issue will be dealt with in greater detail at the Disposition and Development Agreement and Project Level stage. Question: 6. Please provide appropriate language for the following amendment to the phasing statement on Alternative I-C, Page 9-B-ll. I am interested in including a cultural arts center and propose the following wording for an amendment: "Project phasing shall be programmed to ensure fiscal benefits to the City and early implementation of public parks and cultural arts center.... The first phase shall include development of the core area comprising the lagoon, core hotels, retail/commercial with -----"-+.,.__.,..".._.~_...._..,,-'_.,- · Honorable Jerry Rindone, Councilman -4- January 13, 1992 residential above, and cultural arts center. Delete sports complex. " Would this wording accomplish the change I am seeking? (NOTE: HA VB BRUCE LOOK AT THIS.) Staff Response: This request will be responded to by the City Attorney. Question: 7. The Williams Kuebelbeck and Associates propose an internal rate of return (IRR) as a measure of financial feasibility of the project. They have also proposed in evaluating the staff alternative to include an analysis of each alternative and assume that the Redevelopment Agency financial participation utilizes up to 50% of the net property tax increment revenues generated by the project. How as the 50% level arrived at? Staff Response: The 50% level of Agency participation was arrived at purely for purposes of analysis. There was no logic to the number except to show some arbitrary level of impact on the project as a result of Agency participation. It should be made clear that there was no commitment to that level of jùnding or arry level of 'funding by the Agency. Question: 8. The City's Cultural Arts Consultant is to present a verbal report to the Council on Tuesday night. Under whose direction was the City's Cultural Arts Consultant hired, when was it authorized, for how much, and what was the scope of the project? Staff Response: Attached for your infol71lation is a copy of an Agency Agenda Statement from the Agency meeting of October 17, 1991 at which the ¡redevelopment Agency approved Resolution #1207 approving an agreement with the cultural arts consultant for the subject activity. Question: 9. On Page 9-B-19, it discusses the project build-out and delineates the possible fiscal benefits to the City. What is the project build-out date for each phase? Honorable Jerry Rindone, Councilman -5- January 13, 1992 Staff Response: The attached Tables 1 through 3 (pages 16, 17, 18) of the Williams Kuebelbeck Memorandum dated January 3,1992 on the subject offinancialfeasibility of the project alte71Ultives attached to the Staff Report indicate the phasing assumptions and dates for the following alte71Ultives: · Subcommittee Alternative with ~&A Phasing · Subcommittee Alternative with Developer Phasing · Staff Alte71Ultive with ~&A Phasing. Those pages have been attached to this memorandum for your convenience. [c:\wps 1 IBA YFRONTlRlNDONE.Q5T] Th1IJllD)IB3A 1f'Il?]RcQ)N1I' AIL 1rJEffi.N A 'JTII"Y1E§ Staff Subcommittee Alternative 8 Recommended Recommended Residential Units 1400 du 1000 du 1000 du (1355 ksf) (1355 ksO (1355 ksf) Hotel Rooms 1800 nns 1200 nns 1610 rooms(a) Comm,/Retall 150 ksf 150 ksf 150 kst") (sq. ft.) Office(e) 60 ksf 60 ksf 60 ksf<b) Conference Center (sq. ft.) 40 ksf +/- 40 ksrd) + /- 40 ksf<d) Cultural Arts Center Not included in Not Determined, Not Determined, (sq. ft.) this Alternative Pending Consultant Pending Consultant Analysis Analysis Ice Rink 62 ksf +/- 62 ksf +/- 62 ksf (sq. ft.) Public Parks 23.2 ac. 29.2 ac. 29.2 ac (acres) Lagoons 10.8 ac. 9.6 ac.(d) 9.6 ac.(d) (acres) (0) On developer's property, exclusive of City-owned parcel. (b) May vary depending on decision on City-owned parcel. (e) Excludes Rohr Campus. (eI) Area included within primary land use category, i.e., Park, Resort, or Residential. [C:\WP51 IBA YFRONTICOMPARE.CIIT] -- ---+--.". . CHULA VISTA CULTURAL CENTER PHASE ONE PRESENTATION January 9,1992 Chula Vista Cultural Center Phase One Presentation PHASE ONE OBJECTIVE . Assess Market Demand and User Needs for New Cultural Arts Facilities in Chula Vista ~ I _._--_.~....~--,.._.__.._-----_.._--"_.._--_. Chula Vista Cultural Center Phase One Presentation MARKET AREA . PRIMARY MARKET: City of Chula Vista . SECONDARY MARKET: Surrounding communities of Lemon Grove, Spring Valley, Bonita, National City, Imperial Beach, , Coronado, San Ysidro ~ . Chula VISta Cultural Center Phase One Presentation PO PULA TION m.n .122n ~ Chula Vista 115,186 145,021 169,119 Surrounding 294,070 379,300 449,977 California 23,667,900 29,760,022 33,751,700 The City of Chula Vista and surrounding areas are growing at rates higher than the national average ~ . . Chula Vista Cultural Center Phaoe One Prœentation GENERAL OBSERVATIONS · Managing growth, controlling crime, and improving transportation · Strong perception of separation between the East and West sides of town · General support for Bayfront location and strong desire to improve cultural opportunities ~ . Chula v..ta Cultural Center Phaøe One PrœentatiOD AGE . ~ Percentage of Chula Vista Pop ation is under 30 years -- r "".... 25.... ...... i· ........... !15-O% IrQ tom_ 10.0% ..... (] ..... ~ I)' 0: =' :r; H I - J 51 , 51 .. '" ~ . ------~-_._._-",._-_._~._--- . <:hula V"J.Ota Cultural Center Pha.e One Preeentation INCOME . Chula Vista is an Upper Middle Class Community . 45% of Households Have . Incomes Over $35,000 u- n ... ..... ,... ~.._- ... D_ .... ..~ I ~ ~! ~! ~~ ~~ ~! §i ~ f :¡- ::: £~ !i':' ~- £, . <:hula Vista Cultural Center Phase One Preeentation EDUCATION . 40% of Chula Vista Rhidents Have Attended Some College (1980 data) r-· ----- ..- . 1::/ ,. ¡2O.... ~,.__. ,15.~ UCotll..... [10.0% 1 $.0% i 0.0% I ~ '" ;J H !~ '" I j I '" x ~ . Chula Vista Cultural Center Phase One Presentation TARGET MARKET . FAMILIES & kniNICITY Children Under 19 28% Households with Children 43% Hispanic 35% . ADULTS Age: 25 to 59 Years 48% Income: Over $35,000 45% Education: Some College or Grad. 35% ~ . Chula Vista Cultural Center Phase One Presentation LIFESTYLES . PRIMARY MARKET · 19% ''On Their Own" · 15% ''Prosperous Ethnic Mix" · 14% "Great Beginnings - . SECONDARY MARKET · 34% ''Stars and Stripes" · 14% 'Trying Metro TImes" · 8% "Home Sweet Home" ~ .. "- --...,,--.-.---.---- Cbula Vista Cultural Center Phase One Presentation LIFESTYLES SUMMARY . PRIMARY MARKET · 39% are "Mainstream Singles" · 290/0 are ''Accumulated Wealth" · 23% are ''Mainstream Families" , . SECONDARY MARKET · 57% are "Mainstream Families" · 20% are ''Mainstream Singles" ~ n , Cbula Vista Cultural Center Phase One Presentation MARKET RESEARCH · 49% of those surveyed attended at least one . performing arts event last year · 49% of those surveyed attended at least one visual arts exhibition last year · Of those who attended the performing arts, 46% attended plays/theatre, 41% attended "non-rock" concerts, and 25% attended other performing arts events . ~ u . , Chula VISta Cultural Center MARKET RESEARCH Pbase ODe Preaentation (Continued) · 46% of those surveyed had no time or were too busy to attend arts events more frequently · Nearly 19% had no interest in attending · 64% of the sample indicated that other forms of entertainment compete for their spare time · 42% indicated participation in group activities, 34% in exercise/outdoor activities, and 28% in sports ~ .. Chula Vista Cultural Center Pbase One Presentation MARKET RESEARCH (Continued) . 79% of those surveyed reported they would be likely to attend at least one event each year at a Chula VlSta Arts Center . Respondents were asked to indicate which performance types they would attend: · Headline ArtistslEntertainers (5.2110) · Touring Programs (4.9/10) · Regional Theatre (4.5110) ~ .. "._-. -- .-- __ ~___m._.~."'___."'__' Chula Vista Cultural Center Phase One Presentation MARKET RESEARCH (Continued) · 73% get information on arts events from the newspaper, while 43% look to television for cultural information · 35% of the sample currently donates or belongs to a zoological society · 56% of those surveyed attended at least one professional sporting event last year , ~ .. Chula Vista Cultural Center Phase One Presentation PROSPECTIVE USERS 100-250 SEATS Ensemble Arts 3 4 Lamb's Theatre Resident Company New Works S 10 (est.) -- TOTAL 8 14 ~ ~ .. Chula Vista Cultural Center PIuuie One &e.entation PROSPECTIVE USERS 300-700 SEATS ldm mm Centro Cultural 3 3 Helen Pierce Dance 6 12 lIan·bel 12 20 Mexlceyotl 3 3 PASCAT 1 1 Samahen Dance 2 3 S.D. Academy 3 3 S.D. Early Music 2 .s S.D. Youth Symph. 1 2 Young Audiences 4 ø Community/Other 5 20 , TOTAL 42 SO ~ " Chula Vista Cultural Center PIuuie One Presentation PROSPECTIVE USERS 700-1,000 SEATS I.RYt tfuII¡ Body Arts 12 12 CaJ Ballet 3 6 Christian Comm. Th. 3 6 E Street Dance 4 12 In Motion Dance 1 2 Malashock Dance 2 2 S.D. Chamber Orch. 3 5 S.D. Comic Opera 3 3 Community/Other 5 20 TOTAL 36 6Ø ~ u ---._....----_.._-~. "-- - Chula Vista Cultural Center Phase One Presentation PROSPECTIVE USERS 1,000-2,000 SEATS 1.øï J:IIgh Inst. for Arts Ed. 5 10 (est.) Mainly Mozart 2 5 (est.) S.D. Fndn. for Arts 6 12 S.D. Master Chorale 1 1 S.D. Symphony nla nla · Community/Other 5 20 TOTAL 19 48 ~ .. · Chula Vista Cultural Center Phase One Presentation PROJECTED USE 60 50 40 o Low · 30 20 . High 10 0 100- 300- 700- 1,000 2,000 250 700 1,000 to plus 2,000 ~ .. · - . Chula Vista Cultural Center Phase One Presentation RECOMMEND A TIONS · Flexible multi-form. multi-purpose space to accommodate wide variety of community and professional arts programs, commercial events, and community functions · Seating capacity between 750 and 1,500 · Black box studio theatre for audiences up to 200 and to serve as rehearsal space · Classrooms and Meeting Rooms · Facility should include serving kitchen ~ .. Chula Vista Cultural Center Phase One Presentation RECOMMENDATIONS (Continued) · Bayfront is preferred location · Look to DerngatelCerritos as model · Incorporate Latino aesthetic into facility design · Integrate closely with proposed commercial and residential developments adjacent to site ~ II -..-.-'-..'._-..-.--~-~..-.--- . . Chula VIBta Cultunll Center FORMATS Pbaaa One Presentation . LYRIC -. Drama, Opera, Ballet, Ge~" m"· Popular Concertø, Fully " ... i; ,," '!::; ::::~! .... : "'1,111.... ' Sta¡ed Sho_ ''','',r'· ': ,",";:1.' ~ Up to 1,200 Seat. ES:~ I,,' ' .. . CONCERT OO~ I\~' Perfcnm"""". and ¡ -'L i Popular Artioto I ! €JDBu. Up to 1,500 Seat. ~ . Chula VIBta Cultunll Center FORMATS (cont'd) Phaoe One Preoentation . FLAT FLOOR -. ~e§' Dances, Banquets, I Edùbit. , Up to 600 Seat. 'Ô G~C'ð . ..- . ARENA - ~[jj ¡---, - .. .... Sport. Event&, Ice Sho_ I:· 1- ...,: Circuøeo, Theatre in the ,;.-J ~ .., . ~~ Round -£1-'" e. Up to 1,500 Seat. ~ .. , . . .. . . ......... r ¡........ . ;:::: e ~ 'g ::":::::::::::: ..§ :;~r:¡: i ~ ·i·..·· :. ~ III .~.:::;:::: 't: '; ~........ ~ '" _ri........ 1: _ ~8;;¡..... E j .. .......... ~ !!"Ii 8 ".¡:!I". 1! , 1: .. :2::.....: ~ JI! m ",e·::::. c 'tS :.~:.:: ê . :.... .:&.:.:.:.: õ I! .i "'0 ¡¡"... ;; . 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Table 1 DEVELOPMENT AND PHASING ASSUMPTIONS SUBCOMMITTEE ALTERNATIVE· WK&A PHASING [1] CHULA VISTA BAYfRONT PROJECT PHASE I PHASE n PHASE m PHASE IV TOTAL GROSS SF BY USE (1993-19971 (1998-1000) (1001.1004) (1005-1008) (1993-1008) Office 0 60.000 0 80,000 140.000 Retail 145.000 0 5.000 0 150,000 Hotel 492,000 246.000 377,200 200,000 1,315,200 High-Rise Condos 0 0 135,500 196,475 331.975 Low-Rise Condos 135,500 237,125 149.050 94.850 616,525 Center Core Apanments 406,500 0 0 0 406,500 Conference Center 40.000 0 0 0 40.000 Tennis Cub 58,000 0 0 0 58,000 Spans Center [2] 79.000 0 0 0 79.000 Child Care 0 7.000 0 0 7.000 -- Total Excl. Parking 1,356,000 550,125 666.750 571,325 3,144,200 SublcIT'3I1ean Parking 837,480 258.600 275,520 207.000 1,578,600 Surface Parking [3] 330.015 75,425 263,760 152.775 821,975 ---- --- -- Total Parking S.F. 1,167,495 334.025 539,280 359.775 2,400,575 TOTAL GROSS S.F. 2,523,495 8S4,150 1,206,030 931.100 5.544,775 HOTEL ROOMS 600 300 460 250 1,610 <Auium) (Extended Stay) (Reson) (Inn) DWELLING UNITS (D.U.'s) High-Rise Condos 100 145 245 Low·Rise Condos 100 175 110 70 455 Center Core Aparuncnts 300 300 ---- TOTAL D.U.'s 400 175 210 215 1.000 [I] Years of phasing refer /0 years of construction by phase. Does 110/ ¡nelude projects proposed/or Rohr Industries. [2] 62,000 SF ice rink stadium has been elimÙllJledfrom the analysis. [3] This analysis assu"",s 75% SublerraMan and 25% surface parking. SubterraMan parking is as:rumed a/400 square feel per space, while surface parking ¡s assum£d al 350 square feet per space. Surface parking also ¡neludes landscaped parking along SDG&.E Right-of-Way (Phase Ill) and surface parking for office on Ciry-ow~d parcel (Phase lV). Source: The Jerde ParI~rship; Ciry ofCluùa Vista; Williams-Kuebelbeck &. Associales. 5,e3236-01dnew ]6 .._..--,,--~_._. , . Table 2 DEVELOPMENT AND PHASING ASSUMPTIONS SUBCOMMrITEE ALTERNATIVE· DEVELOPER PHASING (1] CHULA VISTA BAYFRONT PROJECT PHASE 1 PHASE n PHASE m PHASE IV TOTAL GROSS SF BY USE (1993·1997) (1997.20011 (2002-2004) (1993·2004) Office 60,000 0 80,000 0 140,000 ReIaiI 145,000 0 5,000 0 150,000 Hotel (Aaium/Inn) 492,000 200,000 0 0 692,000 Hotel (Extended Stay) 246,000 0 0 246,000 Hotel (Reson) 377;100 0 0 377 ;100 High-Rise Condos 0 135,500 196,475 0 331,975 Low-Rise Condos 271,000 257,450 88,075 0 616,525 , Center Core Aparunents 406.500 0 0 0 406.500 Conference Center 40,000 0 0 0 40,000 Tennis Club 58,000 0 0 0 58,000 Spans Center [2] 79,000 0 0 0 79,000 Child Care 0 7,000 . 0 0 7,000 ------- Total Exc1. Parking 2,174,700 599,950 369,550 0 3,144,200 Subtemmean Parking 1,194,600 252,000 132,000 0 1.578,600 Surface Parking [3] 434,175 73,500 314,300 0 821,975 -------- - · Total Parking S.F. 325,500 446,300 1,628,775 0 2,400,575 TOTAL GROSS S.F. 3,803,475 925,450 815,850 0 5.544,775 - - HOTEL ROOMS 600 250 300 (Inn) 460 1,610 DWELLING UNITS (D.U.'s) · High-Rise Condos 100 245 145 Low-Rise Condos 200 190 65 455 Center Core Aparunents 300 300 -- TOTAL D.U.'s 500 290 210 0 1,000 [1J Years of phasing refer to years of construction by phase. Does IIOt inclwde projects proposedfor RON ruiJ,stries. (2J 62,000 SF ice rink stadium has been elil1Ùnatedfrom the analysis. [3J This analysis assumes 75% subterranean and 25% surface parJ:ing. Subterranean parking is QSSII1IIed at 400 squarefut · per space. while SUJ"face parlång is assumed at 350 square feet per space. Phase JJJ surface parking also inclwdes landscaped parking along SDG&E RighI-o¡'Way and surface parking for office on Ciry-ow1ll!d parcel. SOUJ"ce: The Jer/Ú Part1ll!rship; City ofClwla Vista; Williams-KULbelbeck & Associates. 5,e3236-0IEnew 17 , . Table 3 DEVELOPMENT AND PHASING ASSUMPTIONS ST AFT AL TERNA TIVE . WK&A PHASING [1] CHULA VISTA BAYFRONT PROJECT PHASE I PHASE D PHASE m PHASE IV TOTAL GROSS SF BY USE (1993-1997\ (1998-1000) l1OO1.1O(4) (1005-1007\ (1993-10071 Office 0 60,000 0 0 60,000 Retail 145,000 0 5,000 0 150,000 Hotel 287,000 205,000 287,000 200,000 979,000 High-Rise Condos 0 0 112,800 169,200 282,000 Low-Rise Condos 70,500 117,500 . 94,000 94,000 376,000 Center Core AparunenlS 282,000 0 0 0 282,000 Conference Center 40,000 0 0 0 40,000 Tennis Club 58,000 0 0 0 58,000 Sports Center [2] 79,000 0 0 0 79,000 Child Care 0 7,000 0 0 7,000 -- Total Exc1. Parking 961,500 389,500 498,800 463,200 2,313,000 Subtemltlean Parking 741,863 198,938 222,450 214,500 1,377,751 Surface Parking [3] 302,127 58,023 248,281 62,563 670,994 -------- ---- -- Total Parking S.F. 1,043,990 256,%1 470,731 277 ,063 2,048,745 TOTAL GROSS S.F. 2,005,490 646,461 969,531 740,263 4,361,745 ----- - ------ HOTEL ROOMS 350 250 350 250 1,200 (Atrium) (Extended SlaY) (Reson) (Inn) DWELLING UNITS (D.U.'s) High.Rise Condos 120 180 300 Low-Rise Condos 75 125 100 100 400 Center Core AparunenlS 300 300 --------- ----- TOTAL D.U.'s 375 125 220 280 1,000 , [I J Years of phasing refer 10 )'ears of constrllclÏon try phase. Does 1101 include projects proposed for RON Industries. , [2J 62,000 SF ice rink sladium has been elirtUNJledfrom lhe analysis. [3J This analysis assumes 75% subterranean and 25% swface parJdng. Subterranean par/dng is assumed al400 squme feet per space, while sv.rface par/dng is assumed at 350 squme fret per space. Swface par/dng also includes landscaped parking along SDG&.E RighI-of-Way (Phase 111). SoW'ce: The Jerde Partnership; City ofClwla VisÚl; Wil/iams-K¡¡ebelbeck & Ássociates. 5,e3236-01fnew 18 .---_. ..- -...-- ..-.- - -,,-.._._--~.,_._-_.._-_._- FINAL ENVIRONMENTAL IMPACT REPORT MIDBAYFRONT LCP RESUBMITTAL NO.8 AMENDMENT VOLUME I ~ ~ f.? ~ '----------- ~ ~----- - - -- CllY OF CHUlA VISTA Prepared by: Invironmental Keller Environmental Associates, Inc. 1727 Fifth Avenue San Diego, CA 92101 July 1991 Impact Report --- "--.. ----"--_.._-~---_..- . FEIR INSTRUCTION SHEET This Final Environmental Impact Report (FE/R) for the Midbayfront LCP Resubmittal No.8 Amendment consists of two volumes: . Volume / - Includes Comments and Responses received as a result of the Draft and Recirculated Environmental Impact Report (DE/R). These Comments and Responses are contained in Section 3.0 and Section 6.0, respectively. For ease of reference, comments on the Recirculated DE/R follow sequentially the lettered comments received on the original DE/R (starting with "EE"). The original or first DE/R was submitted by the City of Chula VISta for public review on August 6, /990. Based upon the incorporation of new infonnation and altematives, a second public review period was held on the Recirculated DE/R between April /0, /99/ and May 22, /99/. The public review period on the Recirculated DE/R was extended until May 24, /99/ to allow additional response time for the U.S. Fish and Wildlife Service. Volume / also contains a summary of new infonnation incorporated in the Recirculated DE/R, and an analysis of two new alternatives. . Volume II - Contains text changes to the original DE/R and Recirculated DE/R. Text changes have been made based upon the comments received, as well as new infonnation presented in Volume I. The Recirculated DE/R, Volumes / and II, the Comments and Responses, and text changes constitute the Final Environmental Impact Report (FE/R). Where revisions occurred in the DE/R text, shading is shown to highlight these changes. Changes to the Recirculated DEIR are shown in italics. Where text has been eliminated, lines are drawn through the narrative to indicate which language was deleted. Volume II also contains a re-analysis of all impacts to incorporate new infonnation and to clarify plan-level versus project-level issues. Appendices also accompany the two volumes of the FEIR The appendices are the final Technical Reports prepared by the City's EIR Project Team. --".---- TABLE OF CONTENTS Section Title Pa¥e 1.0 INTRODUCfION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-1 2.0 NEW INFORMATION PRESENTED IN THE RECIRCULATED DRAFT EIR . . . . . . . . . . . . . . . . . . . . . . . . . 2-\ 2.\ Description of New Data Submitted By the Applicant. . . . . . 2-\ 2.2 Description of New Data Generated In Response to Public Comments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-6 3.0 RESPONSES TO COMMENTS ON DRAFT EIR . . . . . . . . . . 3-\ 3.\ General Responses Regarding the Document As A Whole. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-2 3.2 General Responses Regarding Geotechnical and Hydrological Issues .............................. . 3-5 3.3 General Responses Regarding Biological Issues .......... 3-20 3.4 Public Comment Responses ......................... 3-46 4.0 ALTERNATIVE 8 - APPLICANTS NEW REVISED DEVELOPMENT PLAN ............................... 4-\ 4.\ Alternative 8 Description .. . . . . . . . . . . . . . . . . . . . . . . . . . 4-\ 4.2 Impacts of Alternative 8 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-7 5.0 ALTERNATIVE 9 - ALTERNATIVE DEVELOPED IN RESPONSE TO PUBLIC COMMENT.................... 5-\ 5.\ Description of Alternative 9 . . . . . . . . . . . . . . . . . . . . . . . . . 5-\ 5.2 Impacts of Alternative 9 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-2 6.0 RESPONSES TO COMMENTS ON RECIRCULATED DRAFT EIR . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-\ - ii - 89-04 07/12/91 ---. LIST OF TABLES On or Table Title Follows Pal!e 2-1 Comparison of Applicant's Revised Project (Alternative 8) with Original Project Addressed in Draft EIR 2-2 3-1 Comment Letters Received on Midbayfront Draft EIR 3-1 4.2.14-1 Projected Levels of Service - Future Conditions Year 2000 With Original Distribution Assumptions 4-26 4.2.14-2 Projected Levels of Service With Phased Mitigation Future Conditions Year 2000 4-28 4.2.14-3 Projected Levels of Service Future Conditions Year 2000 - With Restribution Analysis 4-28 4.2.14-4 Projected Levels of Service With Mitigation - Future Conditions Year 2000 4-29 6-1 Comment Letters Received on Midbayfront Recirculated Draft EIR 6-1 - III - 89-04 07/12/91 LIST OF FIGURES On or Fi!rure Title Follows Pa!!e 2.1-1 Alternative 8 - Applicant's Revised Development Plan 2-2 3.2-1 Proposed Drainage 3-5 3.2-11 Water Quality Control Structure 3-5 3.2-III Possible Control Valve Designs 3-5 3.2-IV Discharge Control Valve Locations 3-5 3.2-V Proposed Outlet Protection Design Data 3;5 4.1-1 Alternative 8 - Applicant's Revised Development Plan 4-1 4.2.12-1 Shade/Shadow Conditions - Summer Solstice - 7:00 A.M. 4-19 4.2.12-11 Shade/Shadow Conditions - Summer Solstice - 5:00 P.M. 4-19 4.2. 12-III Shade/Shadow Conditions - Winter Solstice - 9:00 A.M. 4-19 4.2. 12-IV Shade/Shadow Conditions - Winter Solstice - 3:00 P.M. 4-19 4.2.14-1 Proposed Bayfront Land Use and Daily Trip Generation 4-24 4.2.14-11 Proposed ADT (In Thousands) At Bayfront Buildout No Build/Alternative 1 Year 2000 4-25 4.2. 14-III Projected ADT (In Thousands) At Bayfront Buildout Alternative 8 Year 2000 4-25 5.1-1 Alternative 9 - Public Comment Alternative 5-1 Plates I, II and III 4-7 - IV - 89-Q4 07/12/91 -",.._--- Appendices Volume I Notice of Preparation and Responses A Proposed Local Coastal Program Resubmittal No.8 B (Bound Separately and Available at the City of Chula Vista) Biological Resources C Archaeological/Historical Resources D Paleontological Resources E Air Quality F Letter From City Traffic Engineer G Regarding Striping Plan for "E" Street and Bay Blvd. in the Vicinity of 1-5jBayfront Development Project Volume II Traffic Report H - v - 89-04 07/lZ/91 1.0 INTRODUCTION The Midbayfront LCP Resubmittal No.8 Amendment Final EIR (FEIR) contains the CEQA compliance record for this plan-level action that has been processed between preparation of the NOP in June 1989 and the FEIR in June 1991. The Draft EIR was initially completed in August 1990. The public review period for the Midbayfront LCP Resubmittal No. 8 Amendment Draft EIR (DEIR) extended from August 6 through September 26, 1990. Volume I, Section 3.0, of this FEIR contains the comments received on that DEIR and responses to public comments. In addition to responding to comments, Volume I outlines for the reader additional information and analyses prepared subsequent to the original DEIR public review period that were considered in preparing the Recirculated DEIR These new data and environmental analyses have resulted in a re-evaluation of impacts and mitigation measures for this plan-level CEQA document. The reader should review Section 1.2 of Volume II for the summary of impacts and mitigation measures for the Midbayfront LCP Resubmittal No. 8 Amendment. Based upon the incorporation of new information and alternatives, a second public review period was held on the Recirculated Draft EIR between April 10, 1991 and May 22,1991. The public review period on the Recirculated Draft EIR was extended until May 24, 1991 to allow additional response time for the U.S. Fish and Wildlife Service. Section 6.0 of this FEIR contains the comments received on the Recirculated Draft EIR and responses to those comments. 1-1 89-4.001 07/12/91 -.-.--..,.-'.. .......---- 2.0 NEW INFORMATION PRESENTED IN THE RECIRCULATED DRAFT EIR 2.1 DESCRIPTION OF NEW DATA SUBMITIED BY THE APPLICANT Since the publication of the Draft EIR in August, 1990, the applicant's consultants -- Peterson and Price, the Jerde Partnership, A.D. Hinshaw Associates, GEOCON, J. Harlan Glenn Associates, Rick Engineering, Urban Systems Associates and David S. Smith and Associates have submitted new data to be considered in preparing the EIR for the Midbayfront LCP Resubmittal No.8 Amendment. The new data submitted by the applicant include the following major components: · A new Revised Development Plan - termed "Alternative 8" in the current DEIR. The plan includes reductions in density and building heights, increased parkland acreage and a revised phasing plan. · New Geotechnical and Hydrology Baseline Information and Design Details - regarding groundwater supply and use of groundwater for the proposed lagoons, water quality, the lagoon design and operation, and the design and operation of the desiltation/detention basin. This information has been submitted by the applicant in response to various public comments received on the DEIR. · Applicant Proposed Biological Mitigation Measures - including design standards and performance standards to reduce impacts reported in the DEIR. · Applicant Proposed Traffic Mitigation Measures - including a striping plan for the "E" Street overpass and the widening of Bay Boulevard and the 1-5 northbound off-ramps in order to reduce traffic impacts reported in the DEIR. A summary of each of the new data submittals is presented below with an explanation of how and where the new information is incorporated in the DEIR. Revised Proiect - Alternative 8 At the close of the public review period, the applicant presented a new revised Development Plan. The revised project was presented by the Jerde Partnership and the law offices of Peterson and Price at the public hearing on the Draft EIR (DEIR), held at the City of Chula Vista Planning Commission Meeting, on September 26, 1990. This revised project was also described in comments on the August 1990 DEIR, submitted by Chula Vista Investors and A.D. Hinshaw Associates. Comments AAl, AA2, ZI, Z24, Z51 and Z69 specifically address this new revised project. The revised project consists of changes to the proposed project Development Plan, addressed in the DEIR as the "ultimate project action" that would be allowable under the LCP ResubmittaI. Primary differences between the old proposed Development Plan and 2-1 89-4.00203/12/91 -."'.-. the revised plan are shown in Tab]e 2-l. Overall, the development plan concepts are similar. However, the revised project plan provides for reductions in the total intensity of development and selected building heights, as well as modifications to parking and the phasing plan. Increases to the amount of parkland have also been incorporated into the revised plan. Figure 2.1-1 shows the revised Deve]opment Plan and project phases (the various phases are designated with capital letters). The applicant is not proposing to modify the LCP Resubmitta] No.8 document, however. Consequently, the ultimate development that would be allowab]e with the adoption of the LCP Resubmitta] No.8 remains the same as was previously described in the DEIR. For these reasons, the proposed project addressed in the DEIR has not been changed. Rather, the applicant's new revised Deve]opment Plan is termed "Alternative 8" in the current DEIR and is described in Section 4.1 of this volume. The environmental effects of this new revised project are described in Volume I, Section 4.2. New Baseline Information and Desien Standards ADDlicable to Groundwater and Surface Water Hydrolol!V. Water Ouality A number of impacts were identified in the DEIR as significant and not mitigab]e since design details and/or baseline information were not availab]e, at the time the DEIR analysis was prepared, that substantially demonstrated that impacts could be avoided or mitigated to a level below significant. Since the publication of the DEIR, the applicant and his consultants have submitted additional information and mitigation commitments to address some of these issues. New geotechnical and hydrological information submitted by the applicant includes the following: a) J. Harlan Glenn and Associates - Letter dated 10/10/90 In response to comments on the August 1, 1990 DEIR, the applicant's consultant J. Harlan Glenn has provided additional information concerning the lagoon design, the use of groundwater for the initial lagoon filling and replacement water and nutrient trapping and stripping. These data are available at the City of Chu]a Vista. This information has been considered by the Project Team in preparing the responses to comments on the DEIR. (See Volume I, Section 3.0.) b) GEOCON Environmental Consultants (GEC) - Letter dated 7/5/90 This letter provides estimates on the average and 'maximum water supply requirements for the lagoons as well as the results of a production well that was installed and tested by GEe. This Jetter is on file at the City of Chula Vista and has been considered by the project team in preparing response to comments on the DEIR (See Volume I, Section 3.0). c) GEOCON Environmental Consultants· Letter dated 9/24/90 The applicant's consultant prepared this letter in response to issues raised in the August 1990 Draft EIR. Information provided in the letter includes data on water 2-2 89-4.0œ 03/12/91 Table 2-1 Comparison of Developer's Revised Project (Alternative 8) with Original Project Addressed in Draft EIR Developer's Project Developer's Revised Addressed in DEIR Project - Alternative 8 I. Land Use Comnarison Total Square Feet of Development 4.18 Million 3.9 Million · Residential 1,500,000 (1,550 units) 1,791,000 (1,400 units) · Commercial Visitor 1,896,000 (2,028 1,791,000 (1,800 hotel units) hotel units) 80,000 (at City-owned site) · Commercial Retail 150,000 150,000 · Professional Administrative 640,000 (inc. 500,000 560,000 (inc. 500,000 sJ. for Rohr) sJ. for Rohr) Parks (acres) 18.9 23.2 Parking 12,023 spaces 9,932 spaces II. Buildin!! Hei!!hts Comnarison BII;TJin,¡: Height Stories Hei~ht Stories Resort Hotel 265' 26 176' 17 Luxury Hotel 120' 8 69' 5 Atrium Hotel 265' 26 229' 22 Extended Stay Hotel 172' 17 172' 17 Residential (north)t Apt. Bldg. a 44' 2 53' 4 Apt. Bldg. b 176' 17 106' 9 Apt. Bldg. c 44' 3 53' 4 Apt. Bldg. d 176' 17 141' 13 Apt. Bldg. e 44' 3 53' 4 Apt. Bldg. f 176' 17 176' 17 Apt. Bldg. g 44' 3 44',53' 3,4 Residential/Commercial (central)'t Tower h 71' 5' 71' 5' Toweri 71' 5' 71' 5' Tower j 75' 4" 75' 5" Tower k 75' 4" 60' 4'" Source: The Jerde Partnership, Inc. Notes: . 1 story retail/4 stories residential ,. 2 story retail/3 stories residential ... 1 story retail/3 stories residential t See Figure 2.1-1 for building designations _ __m.._.__.._.___..~...__ L '"- x·' "'",""" C ".ttR '. 8I..ß1:RPARI<'-. . --..-..-..-..-..-.. P R B ... E --- 10 INJERPR£TM CEN1ER S U B M I · · \ T · · \ '" . " T . \ Õ . û; ~ TENNS , " A T_ING C ~. L # B ~ (hidInG) ~ F Street @ æ ==== . . ". i E ROHR OFTICE æ:==: REsmvEO r '" ç STRŒT tu.RSH § D læ§ ææææ ææ:æ ~ ~ææ . ~··_··_.._.._.._l._.._.._.._.·.i ". j§§~ ==== l§šl · · I l§gl · · ææææ L.... .. -=- § ææ I R1MNd 01/10/01 ree ~§ªª i§æ¡g §a~ lEi AL TERN A TIVE B -=- ~ ffillIlIlIlIIllIIlIlIlIlIIlIlIlIlIlIIlIIlIlIIlIIlIIllIl"""""III"''''''' I'''IIIIII'I''I'''II''''"'''11I""""'III"''''''"IIIIIIIII''''''''"'III'''"''''II'''IIII I'''II''''III'''II"IIIIIIIII'''"'1"r""""rlllllllll"'II"'''''''II'''''IIIII''II''''''''"IIIIIIII''''''I"lrll1111111111'''''111111"'''1111'''111 ~~IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII...;;;;;..:.:::::: ..:::::. :::::: 111I11' 111I11 :::::::::::::1 111I11 "'" :::::: I "'''II !ji""'"""""I""""""""""'"""""""""""'""""""IIIIIIIIIIIIIIIIIIIIIIIII/111II11I1111111111I1111I111111I11I1 111111I11I1111I1111I111111111111111111I1111111I11111111111I111I1111I1111111111I11111I11111I1111111I111I11111111I1111111111 11I1111111111I111I111111111111111111I111111I11 Figure 2.1-1 chemistry testing at well PW-A, the relationship between tidal fluctuations and groundwater level variations at well PW-A, aquifer capacity, the potential for groundwater contaminants, and water salinity and the potential for saltwater intrusion into groundwater wells. This letter is on file at the City of Chula Vista and has been considered in the response to comments in this volume (Section 3.0). d) GEOCON Report - 'Limited Groundwater Supply Report: November, 1990. This hydrogeologic report details the field investigations, the results of hydraulic (well) and water chemistry testing. The study includes data interpretations, estimates on groundwater production capacity, and discussions on the various effects and impacts of groundwater pumping. Baseline information contained in the report was considered by the Project Team in preparing the responses to comments (Volume 1, Section 3.0), and is on file at the City of Chula Vista. e) A.D. Hinshaw Associates - Responses to Comments, dated November 4, 1990. The applicant's consultants, A.D. Hinshaw, et aI., submitted both comments and responses to comments to the City of Chula Vista and project team for consideration in preparing the Recirculated EIR. The responses to comments were reviewed and used by the project team only to the extent that they either (1) provided new baseline information relevant to the project, and/or (2) provided new or expanded mitigation measures to which the applicant was willing to commit. The A.D. Hinshaw comments are included in Section 3.0 of this volume, Comments ZI through ZI64. New geotechnical/hydrological information contained in the Hinshaw comments and used by the project team in preparation of this DEIR included data and mitigation measures regarding (1) design of storm drains, (2) the lagoon management and street sweeping programs, (3) water quality testing and monitoring programs for addressing dewatering and water contaminant concerns, and (4) the proposed functioning and monitoring of the detention/desilting basins to eliminate freshwater flows to the "F" & "G" Street Marsh during the dry season. 0 Rick Engineering Company - Report dated 10/17/90 This report provides detail on the location, operation and design of the oil grease traps, the storm water discharge system and the design and operation of the desiltation basin. This document sets forth commitments by the applicant and is considered in the responses to comments (Volume I, Section 3.0), and is on file at the City of Chula Vista. g) David S, Smith and Associates - Letter dated 12/5/90 This letter outlines the design standards and performance requirements that have been developed by the applicant's consultants, in coordination with the USFWS, to mitigate potential biological impacts to the Sweetwater Marsh NWR and sensitive resources. These measures are discussed further below. Standards are included for 2-3 89-4.002 03/10/91 ,.__.~_._-^ surface water drainage systems, the discharge of freshwater into the "F" & "G" Street Marsh, landscaping, and a water quality monitoring plan (on file at the City of Chula Vista.). The design and performance standards have been committed to by the applicant and are therefore incorporated into this document. New Standards AnnIicable to Biolo¡:ical Resources Biological mitigation measures have been developed and committed to by the applicant. These standards were submitted to the City of Chula Vista on December 5, 1990. The standards consist of both "design requirements" and "performance requirements" that are intended to reduce, to the maximum extent possible, the development-related conditions or activities that may adversely affect sensitive species using wetlands and related habitats in the adjoining National Wildlife Refuge. The standards are organized according to five issues: · Reduction of Predator Pressures · Reduction of Potential for Bird Strikes · Reduction of Potential Adverse Effects of Lighting · Control of Human Activity to Reduce Impacts on Wildlife · Reduction of Potential Adverse Effects on Water Quality Issues not addressed in the standards are (1) those which would require a major redesign of the project, (2) those that require details beyond the level of specificity appropriate for a plan-level EIR, and (3) those that are regional (bay-wide) or systemic, in scope, thereby requiring a multi-party or region-wide program that is beyond the scope of this project. The standards have been incorporated into the DEIR. ADnIicant Pronosed Traffic Miti¡:ation Measures The applicant's traffic and engineering consultants, Urban Systems Associates, and Rick Engineering, have prepared a proposed striping plan/lane alignment study for the "E" Street/I-5 interchange and overpass in order to mitigate traffic impacts reported in the DEIR. This plan is on file at the City of Chula Vista. The plan calls for a number of improvements that have been incorporated into this analysis: · Restriping of the "E" Street overpass to provide a dual left-turn lane from eastbound "E" Street to northbound 1-5 · Addition of a fourth lane on the future 1-5 southbound off-ramp to "E" Street, and the lane alignment across "E" Street to Bay Boulevard · Widening of Bay Boulevard by approximately 15 feet to the west, thereby providing three northbound and one southbound lane at the south leg of the Bay Boulevard/"E" Street intersection. Also shown is the minimum clearance of nine feet between the new westerly curb and the centerline of the AT &SF railroad tracks 2-4 89-4.002 03/10/91 · Widening of the 1-5 northbound off-ramp at "E" Street to provide a third lane to be used as a "right-turn-only" lane in the future. Also shown are topographic elevations that indicate that the third new lane at elevation 30 feet is within ramp grade requirements when compared with the 31.8-foot elevation at the trolley tracks on "E" Street · Revision of median and north curbs on "E" Street east of the 1-5 northbound ramps to align with the revised bridge deck striping and a third westbound lane at the approach to the northbound ramp. It is important to note that these measures do not meet City or Caltrans standards and have not been approved by either Caltrans or the City of Chula Vista at this time. 2.2 DESCRIPTION OF NEW DATA GENERATED IN RESPONSE TO PUBLIC COMMENTS In addition to evaluating the new information submitted by the applicant, this document incorporates the following new analyses that have been completed in response to public concerns: · A new Alternative 9. .This has been developed and evaluated in response to a number of public comments suggesting various redesigns. These types of comments were received from the U.S. Fish and Wildlife Service, the State of California Department of Fish and Game, the Bayfront Conservancy Trust, etc. Volume I, Section 5.1 describes Alternative 9 characteristics that are intended to respond to those concerns. An environmental evaluation of Alternative 9 is subsequently presented in Section 5.2. · An Expansion of the Cumulative Impact Analysis. The Cumulative Impact Analysis has been expanded to specifically address future development projects that are known to be proposed or considered in the San Diego Bay region. The cumulative impact analysis further describes how the various resource studies had incorporated cumulative issues into their DEIR analyses. The Cumulative Impact Analysis is presented in Section 9.0 of Volume II. · An Expanded Traffic Analysis. JHK was directed by the City of Chula Vista to include five additional intersections and all additional arterials that would be impacted by the proposed development. In addition, the City requested that critical signalized intersections which would be impacted by future trolley gate operations be further analyzed using the "Operational Analysis" method from the 1985 Highway Capacity Manual (HCM). Thus, an analysis is presented of existing and future levels-of-service at the intersections listed below for each of the following site development scenarios: the Alternative 1 (No Build); the Developer's Original Proposal; and Alternative 8 (Developer's New Proposal) site development scenarios. The five new intersections are as follows: . "E" Street/Woodlawn Avenue 2-5 89-4.00] 03/10/91 .".- · "E" Street/Broadway · "F" Street/Woodlawn Avenue · "F" Street/Broadway · "H" Street/Broadway This re-analysis is contained in Volume II, and is on file at the City of Chula Vista. . A Refinement and Re-evaluation of Impact Significance and Mitigation Measures. In order to incorporate the applicant's new information and to distinguish impacts that are significant and unmitigable from those that are significant and may be mitigated later at the project-level of environmental compliance, all impacts reported in the August 1990 DEIR were re-evaluated. This re-evaluation of impacts is presented in Volume II, Section 1.0 and in Table I-I-A. Table 1-2 explains mitigation measures, including the need for additional studies and design information at the project-level of CEQA compliance. 2-6 89-4.0()2 03/11/91 3.0 RESPONSES TO COMMENTS Twenty-four (24) letters and five (5) memorandums were received on the August 1990 Draft EIR from federal, state and local agencies and the public. Table 3-1 lists the sources of comments received on the Draft EIR and the letter designations referenced for each in this section of the Recirculated DEIR. The transcript of the public hearing on the August 1990 Draft EIR, held on September 26, 1990, is also incorporated in the comment record. The preparers of the responses to comments are the same project team that prepared the Draft EIR. Responses have been provided by: · Keller Environmental Associates, Inc. - Ms. Christine Keller Ms. Diana Richardson · Group Delta Consultants, Inc. - Mr. Walt Crampton Mr. Ford Garner · Pacific Southwest Biological Services - Mr. Keith Merkel Mr. Jim Bahr · JHK and Associates - Mr. Dan Marum · Giroux & Associates - Mr. Hans Giroux GENERAL RESPONSES In reviewing the public comments, a number of issues have been raised that are shared by various groups and agencies. In order to best provide responses to these concerns, and minimize redundancy in the current document to the extent possible, the first part of Section 3 presents a series of General Responses to such comments. Subsequently, specific responses are provided to each comment with references back to applicable General Responses. 3.1 GENERAL RESPONSES REGARDING THE DOCUMENT AS A WHOLE General responses related to the document as a whole have been prepared to address the following two types of concerns and comments: · The type of CEQA document prepared and the level of information required for this EIR · Cumulative impacts and how they are factored into the DEIR 3-1 89-04.013 03/11/91 ...-- Table 3-1 Comment Letters Received on Midbayfront Draft EIR A. National Marine Fisheries Service (NOAA), letter from E.C. Fullerton, Regional Director, dated September 24, 1990 (2 pages). B. U.S. Fish & Wildlife Service, letter from Martin Kenney, Acting Office Supervisor, dated September 26, 1990 (21 pages). C. California Coastal Commission, letter from Deborah N. Lee, Assistant District Director, dated September 25, 1990 (4 pages). D. California Department of Water Resources, memorandum from Charles R. White, Chief Planning Branch Southern District, dated September 20, 1990 (1 page). E. California Department of Transportation, District 11, memorandum from James T. Cheshire, Chief Environmental Planning Branch, dated September 19, 1990 (2 pages ). F. California Department of Fish & Game, letter from Pete Bontadelli, Director, dated September 21, 1990 (5 pages). G. City of Chula Vista, memorandum from Clifford Swanson, City Engineer, dated September 27, 1990 (1 page). H. Chula Vista City Fire Marshal, memorandum from Carol Gove, dated August 27, 1990 (1 page). I. Sweetwater Union High School District, letter from Andrew B. Campbell, Administrator of Planning, dated May 31, 1990 (1 page). J. Sweetwater Union High School District, letter from Thomas Silva, Director of Planning, dated August 23, 1990 (3 pages). K Chula Vista City School District, letter from Kate Shurson, Director of Planning, dated September 21, 1990 (2 pages). L. Chula Vista City School District, letter form Kate Shurson, Director of Planning, dated July 13, 1989 (2 pages). M. Chula Vista City School District, letter from John E. Linn, Assistant Superintendent for Business Management, dated September 11, 1989 (1 page). 89-4.001 03/12/91 Table 3·1 (continued) N. Save Our Bay, Inc., letter from William E. Claycomb, dated September 17, 1990 (6 pages). O. Citizens Coordinate for Century 3, letter from Judith M. Collins, San Diego Bay Committee, dated September 26, 1990 (1 page). P. Bay Users Group of San Diego, memorandum from Judith Collins, President, dated September 26, 1990 (1 page). Q. Letter from Elizabeth Cooper dated September 24, 1990 (2 pages). R. San Diego Chapter Sierra Club, letter from William J. Robens, Conservation Chair, South Bay Group, dated September 19, 1990 (6 pages). S. San Diego Audubon Society, letter from Norma Sullivan, Conservation Chair, dated September 11, 1990 (1 page). T. Environmental Health Coalition, letter from Laura Hunter, Clean Bay Campaign Coordinator, dated September 25, 1990 (6 pages). U. Starboard Development Corporation, letter from Mr. Ian Gill, dated September 26, 1990 (5 pages). V. Sierra Club Legal Defense Fund, Inc., letter from Laurens H. Silver, dated September 25, 1990 (2 pages). W. Bayfront Conservancy Trust, letter from Dr. Stephen Neudecker, Executive Director, dated August 31, 1990 (18 pages). X. Bayfront Conservancy Trust, letter from Dr. Stephen Neudecker, Executive Director, dated September 12, 1990 (17 pages). Y. Bayfront Conservancy Trust, letter from Board of Directors, dated September 19, 1990 (4 pages). Z. A D. Hinshaw Associates, letter from Philip L. Hinshaw, dated September 26, 1990 (86 pages). AA Chula Vista Investors, letter from William J. Barkett, dated September 26, 1990 (8 pages). 89-4.001 03/12/91 .0.__. Table 3·1 (continued) BE. Peterson & Price, letter from Paul A. Peterson and Matthew A. Peterson, dated September 26, 1990 (8 pages). Cc. Planning Commission Public Hearing Verbatim Transcript of Peter Watry's Testimony on September 26, 1990, sent by Robin Putnam, City of Chula Vista, dated October 15, 1990 (4 pages). DD. Office of Planning and Research, letter from David C. Nunenkamp, Deputy Director, Permit Assistance, dated September 20, 1990 (1 page). 89-4.()()1 03/12/91 3.1.1 'lJne of CEOA Document - Plan Level versus Proiect Level EIR Numerous comments were received from agencies and the public that questioned whether the impacts of the project could be determined at this time in light of the general type of information available on the project. The Draft EIR for the LCP No.8 Resubmittal is a plan-level CEQA document and is not a project-level compliance document. As stated in Volume II (pg. 1-1) this EIR addresses the resubmittal of the City of Chula Vista's certified Local Coastal Program (LCP); and, as such, analyzes the environmental consequences of approval and adoption of the proposed Resubmittal. This ErR also addresses changes to the other City plans that would need to be amended to correspond to the LCP - including the City's General Plan, Bayfront Specific Plan and Bayfront Redevelopment Plan. Since the applicant has also submitted a development plan for the site, this ErR addresses this development plan as the "ultimate potential action" of the project. By addressing the "ultimate potential action" of the LCP resubmittal adoption, this ErR has evaluated the types and magnitudes of impacts that could be expected from construction and operation of the proposed development plan and alternatives. The CEQA Guidelines distinguish between the degree of specificity necessary for program approvals versus construction projects in Section 15146 as follows: (a) An ErR on a construction project will necessarily be more detailed in the specific effects of the project than will be an EIR on the adoption of a local general plan or comprehensive zoning ordinance because the effects of the construction can be predicted with greater accuracy. (b) An EIR on a project such as the adoption or amendment of a comprehensive zoning ordinance or a local general plan should focus on the secondary effects that can be expected to follow from the adoption or amendment, but the EIR need not be as detailed as an EIR on the specific construction projects that might follow. It is important to recognize that this development plan (or any of the alternatives except the No Project Alternative) will require a project-level CEQA compliance prior to final project approval by the City of Chula Vista and issuance of permits. Project-specific details, including among others: grading plans, geotechnical studies, groundwater studies, testing and monitoring, engineering plans and the biological Habitat Restoration and Management Program will be required for subsequent CEQA review and approval at the project level. 3.1.2 Cumulative ImDacts Cumulative impacts "shall be discussed when they are significant" (CEQA Guidelines, Section 15130(a». Cumulative impacts may be defined as environmental changes resulting from a single project (Midbayfront) or a number of separate projects. As defined in CEQA Guidelines, Section 15355(b): 3-2 89-04.013 03/10/91 -- The cumulative impact from several projects is the change in the environment which results from the incremental impact of the project when added to other closely related past, present, and reasonably foreseeable future projects. Cumulative impacts can result from individually minor but collectively significant projects taking place over a period of time. The August 1990 DEIR incorporated cumulative impact issues into the individual resource studies. For example, the biological assessment took into account the rapidly diminishing habitat for raptors within the region, as well as for other sensitive species. Similarly, the traffic analysis utilized regional SANDAG projections. A number of commentors noted, however, that cumulative impacts were not addressed. Consequently, an expanded Cumulative Impact discussion is provided in Volume II, Section 9.0, that specifically describes how cumulative effects were addressed in each resource analysis. This cumulative impact discussion is organized in two parts: (1) the cumulative environmental effects of the Midbayfront Project alone (Le., environmental consequences when all documented project impacts are considered collectively); and (2) environmental effects on a more regional scale, considering other bayfront projects in the South Bay area that may incrementally impact one or more environmental resources. 3.2 GENERAL RESPONSES REGARDING GEOTECHNICAL AND HYDROLOGICAL ISSUES Geotechnical and hydrological comments received on the DEIR were largely related to the following general issues: · Site Drainage Control, Detention Basins, and Oil/Grease/Sediment Traps · Design and Maintenance of Proposed Lagoons · Groundwater Pumping and Effect on Water Quality These and a number of sub-issues raised during the public comment period are addressed in General Responses 3.2.1 through 3.2.3. The General Responses are based upon the information available during preparation of the August 1990 DEIR, as well as the additional data which have subsequently become available since the close of the public review period. These new data are summarized in Section 2.0 of Volume I, above, and are on file at the City of Chula Vista. The General Responses, consequently, summarize and describe the results of additional studies and engineering designs proposed by the applicant and further evaluate the degree to which these data reduce impacts previously discussed in the DEIR. 3.2.1 Site Drainae-e Control. Detention Basins. and Oil/Grease/Sediment Trans Numerous comments were received from the agencies and the public regarding how and where the site would drain and how the drains would be designed and constructed to minimize impacts to the area's mudflats and eelgrass beds. Although site surface drainage will be altered by proposed development, the velocity of flows to the bay will be no greater than current (undeveloped) conditions. Drainage water 3-3 89-04.013 03/10/91 will be controlled by a series of sediment traps upstream of outfalls, and a detention basin upstream of the "F" & "G" Street Marsh. Oil, grease, and litter carried by drainage water will be controlled by the sediment traps and a rigorous street sweeping program. 3.2.1.1 Site Drainage Rick Engineering Company (REC) has performed several studies relating to various segments of site drainage and hydrology (Rick Engineering Company, 1989a, 1988b available at the City of Chula Vista). Of the total site area, approximately 35 acres will drain directly to San Diego Bay via one 24-inch pipe, and through twin 36-inch pipes. The remaining approximately 100 acres of the project will be directed into a detention (and desiltation) basin to be constructed at the current site of the seasonal fresh water marsh. This basin is fed by an 18-, a 36-, and a 60-inch pipe. Directly upstream of each of the five pipe outfalls a "Water Quality Control Structure" (Oil/Grease/Sediment Trap) is proposed. The purpose of the detention basin is two-fold: 1. To act as a desilting facility - primarily during and immediately following construction, until vegetation is established; and 2. To act as a detention basin to attenuate the rate of storm runoff discharging from the development to a level such that both the lO-year and 100-year design discharges will be at or below existing discharges. From the basin, flows would be transported by pipe to the "P' & "G" Street salt water marsh to the south of the basin probably controlled by a weir or side/flap gate (refer to Figure 3.2- III, Possible Control Valve Designs, and Figure 3.2-IV, "F" & "G" Street Marsh). At the request of the USFWS, the applicant has committed to developing a monitoring and mitigation plan designed to mitigate the discharge of pesticides, fertilizers, and heavy metals into the "F" & "G" Street Marsh. Development of an appropriate monitoring plan is to be worked out with USFWS and City staff prior to submission of the project-level EIR. The detention basin has been designed to use an "open" control valve during winter rainy periods to control flow of runoff through the "F" & "G" Street Marsh. Likewise, the control valve will be "closed" during dry summer periods in order to contain low-volume fresh water flows. However, no provision has been made for the possibility of intense summer tropical storms. These storms, although of short duration, can produce enormous quantities of rain and subsequently runoff. During the summer months, the control valves to the detention basin will be closed, and the basin may already contain some water from impounded dry- season runoff. A high intensity tropical storm could potentially fill the basin and crest the adjacent roadway, spilling over to the "F" & "G" Street Marsh. The applicant will address the potential for this type of flooding in the project level monitoring and mitigation plan. An emergency spillway from the basin to the "F" & "G" Street Marsh is a possible mitigation measure. The figures following this page give additional graphic information on these features. 3-4 89-1>l.013 03/10/91 '"-.-..,--. · Figure 3.2-1: Site Drainage - Figure 3.2-1 is a schematic representation of site drainage considerations. The proposed project plan is to divide the site into two watershed areas. These two watershed areas will direct surface runoff water (rainfall, irrigation, etc.), via collection drains and a subsurface system of storm drain pipes, to two different locations. The western portion of the site (approximately 35 acres) will direct drainage to two outlet points, as shown on Figure 3.2-1, which empty directly into San Diego Bay. These outfalls are fed by one 24-inch pipe and by twin 36-inch pipes to the south and north, respectively. The outfalls are planned with invert elevations + 1 foot, MSL (approximately +4 feet, MLLW). They will be provided with riprap erosion protection aprons (refer to Figure 3.2-V) for protection of the adjacent mudflats. The eastern portion of the site will drain via a system of three pipes. These are planned as 18-, 36- and 60-inch-diameter pipes, and will direct water to the detention/de silting basin. The basin is designed to regulate flows through the "F" & "G" Street Marsh, with this drainage going ultimately to San Diego Bay. All five of the outfalls discussed above'will have oil/grease/ sediment traps installed just upstream of the outfall. · Figure 3.2-11: Water Quality Control Structure - This preliminary plan shows a possible design for the proposed three-chambered oil/grease/sediment traps. This design is somewhat more robust than the more conventional two-chamber traps, and is anticipated by the designer (REC) to provide a higher level of protection. However, there are no documented performance data on the three-chamber design, and monitoring will be required for at least three years to evaluate their performance. · Figure 3.2-III: Possible Control Valve Designs - Figure 3.2-III presents two possible designs for the manually-operated control valves proposed between the detention basin and the "F" & "G" Street Marsh. The weir type operates by opening "up-and- down," and the side/flap gate is generally designed to operate in a similar manner. Effectiveness of the two designs is similar. · Figure 3.2-IV: Discharge Control Valve Locations - Discharge control valves are proposed to regulate flow from the detention/desilting basin to the "F" & "G" Street Marsh. The proposed locations of these discharge control valves are presented in Figure 3.2-IV. The first location (north of "F" Street) is at the exit point of the detention/desilting basin, with the second location (south of "F" Street) between the seasonal 'fresh water marsh and the "F' & "G" Street salt water marsh. · Figure 3.2-V: Proposed Outlet Protection - Design Data - Current plans call for two of the storm drain outlets to exit to San Diego Bay at invert elevations of + 1 foot, MSL (approximately +4 feet, MLLW). The outfalls would therefore be discharging onto the mudflats, with the potential for erosion and scour of the mudflats due to the effect of the outfall water. The proposed protective structure would utilize design 3-5 89·1J.I.013 03/10/91 . 400 E Street . OJ) œ 2 " ~ TtNNI$ Q) TRAINING - AllY .E · @' '" . ... i · · I · · ... . I . I . EXHI8IT NO.1 (SAM PLE. ONLY) _101' F.U:W7TlON pr./{ FtllN (0[[ /VfL1NHOŒ /JðTC0 1('2.) ~I \\\~ . . . .. ".,.'. '.; :f!'.::~::~· ....: . .'. . . , . ., '" ..;., .: .:: ..; \1\ ,,' ',' .. " "',, . . ". .' .:',".:': .. ,- ,. ~..: ;,;.. " , . . ('" ",^' ,",PC '" , ~ .,:~;/ f'CN 1't!1/Ý PIP€" :!JIZ/!., ~ ¡ ~1lJI'I; \I"ì . 11;~ ''LAN. ~'-I- J' - i'" , , I ~ ... - - '<<.:;"';- 1 1<\ <:> I~II 1-0 ... r< í-f-<1J<J ~t1!~ , , ~Í" !2~¡.J_ ~ -iiJ- - ~ ~ <:. ' .~ ~ I!\ l(i VIIT . I- , ~ s[/: .. .... <> ~> ~ \¡". -- - _I' LlIDr: ~IUMI¡'¡LlM , -l\...c,I?A"IE " -~F~ - '>Tl:J\r~. 1I00.r TO w ~ NOTCH - -'" STRUC TlAK[ WIfII j.y, "(AII_ , /J'.vVé - (;: . II'!"."" Wf:!-IT . ~ .. (MfPl. NO. 1270)· . . . .. ... ·.l·· .:,::..::;,. --'? :.:. " ',' '" ,',. .. PJ:[I)1('E WIV,fú1LY: 110 K~ \rfOrro,,", rLCIIATlolI Vf ".JOIL"? ENðllNECR nr.' I'tIlN SeCTION A-A NO ';·/;'If../3- 'I 7- ONE r"'Cé nICTIJf:Y MIIIJUFACnœ[f) ~ It!" - /"l. 411Ôr: C//P wlm "INIII/LlIK CORRl/enTlOIIJ I~()I \ 11 .rJ' ~.o/ r¡O·Ul' \ 1-.J!"" f ,-ð.~1 ~O~ 0.(;' j l_o.~' I I \ 1'1 tJ.;¡r . J " f . .\ .. :....:-1.:- PM N .L-." . ....; !.Œ""IZATE ~' .. NO ~CAl..é :. HOTC,U OITAI/-:--" I.~' ~.: -- , A MfllII/IU:, \ j :m'IICM7. CfIfX +- -. -. A - 11'/" Ir'íG :-'/1) ) - ---1 U' - .f)y" /)-17 ,/ __ , -- It. it, '"' ~\ ,,' ~ ~:' -'"'- ~~ ~,{ I.ð' (.Iff - ~ ... ~ - .~ +- -- / r~ -:- ~- M/¡lJlIlJlC CðVa: - - . æ~ MIP ¡'JI.JIME 17,·¡: -- ~ . _ J.!b.r,.., r..,lD DW4. J.A,..1.. , \ ~=-';1 ..~' r0/."C MANIIOLC Nilrr.-,'7) \:: 11 / ... --~'.- ~/qNlIIIJ: /'l'YI.""· f I"/t'RIJ7' 0Tf.P":> ( 1YPJC~Li PT:R. /1"/1 ,fa.'¡/{j /JlJr, 11·3 f~œ rlAHII/ilf. NdŒ'':J) KCtiIONAJ. ""TV. VWð1.D-fI (C;:I[,E. I-V,NI-IOf.£ H07[~) Figure 3.2-ll Sou_ Rid: En&inœring Compony, 1990 (A_lIdix I-B) WATER QUALITY CONTROL STRUCTURE ~ .'~:...\\ ~O""j \-,<;...\-.=, ~~ø...' J j,.... ~.-~.~ , II :.1:. . : :1 _. , ..... ; I , ;: J.:: I ·Ilflr.:~ I ; ~ n... .. I .. . , """- 1_...· I - . ( ........................'." ....... W13JR liPe A 1 . - I I . 1---\ ..un ...- [ ,. ,. 1·;4 .... . I . I : t't_D - ---' \~--0 · ~~_ .A~. ~=- L SfD6/ PL-AP 6¡ATl3 EXJ.1/r?IT ~ c/o '2. ( ~AI1PLES (}Á/L'j) Sou"",: Rick IJСiDccri"l Compony, 1990 Figure 3.2-ill <Appendix I-R) POSSIBLE CONTROL VALVE DESIGNS ~ -1- ' , ) I hi . . -1- -I- .' :rJ()"" -, CD 0 ' -- . . ~ ::J GJ'g ç¿2(J)ro '. ~"E'.. â..... -. c ..... o",ro " :J _ ~ "'"S:: :J-'" Cl."'~ - :J u> m,,::r :J 0 ::r~ '" :J C"J 11 ~ n ~~~ ro I ~ 3 ro H 3- Soun:e: Rick I!o¡inccring Compony, 1990 (Appendix I-B) Figure 3.2-IV DISCHARGE CONTROL VALVE LOCATIONS USDA-SCS-Hd July 1975 ~aðJ uT tOçp t~a~awvTO auoJS UPTpaW ~ M N _ -0 ,·",··,,",~~~,~~I"""·;.:Li .;.,~~,. ......~---N'·"-l......~· "....1.,.. .., ... .... ·l8 ~_~;.J.'; ,,,-", .'~. . .~:..c:.; ,,¡:;C.:;: .,,\:-1.,. ,-'-'~. ____-.,.,~. 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';" 'CÏ~'·:2;¡.-~=:'-':'···""l~~.= ,- ~~ ;,' - i=:--. ~~;'I._ .::-~~ :~-:-~-:.: . - 1..·_-: ..~. ..:r ( :J: I' olli····W,,-,:'=,~'.'-"':"":" :.:.:;c- -'-- ... ! ,,~ ~ -f: ~;. ~ N ~~ ~?;::;[~ ~~~~~~ :~~ j:~~:~'3f':',t= M ..¡ I,;:": ... 1'= -5::;:";:::0"-::::1: .J£;:-: --"'-7f.· .,. ~;- "-1"~ ,',¡.". II¡ ~ __.w -- .._- .. ""'=-==-:t::-:E~' ~-,--, t::.;..-.:>:: . .' ..J. '- .-.. -'-= ' ~:::::::."" .- r .' 1:..1'\ .. .......;.,.::;::; -i~ ,......J~_.= 'I;i .....r~. '4,: -...- <- N ,I ~ 0 0 .,ç' - 'i~:¡ " Sowœ: AD. ~ _bet 4, 1990 Figure 3.2-V PROPOSED OUTLET PROTECTION DESIGN DATA criteria developed by the U:S. Department of Agriculture Soil Conservation Service. This generally accepted design is considered by the applicant to be adequate for protection of the mudflats from scour and erosion at the discharge outlets. Desilting Facility One of the major functions of the detention basin is to act as a desilting basin during the early phases of the project. For this reason, it will need to be adequately maintained during the course of mass grading and through the majority of site work. Once the project has been graded and landscaping established, silt generation will substantially diminish, requiring only general landscaping-related maintenance. The basin (after project completion) will then function primarily as a detention facility. Post-Development Hydraulics The proposed modifications to site drainage, as described in the two REC hydrology documents (Rick Engineering Company, 1989a, 1989b available at the City of Chula Vista) include increasing the watershed into the seasonal fresh water marsh from 46.7 acres to 96.3 acres, and converting the seasonal fresh water marsh into a detention basin designed to limit post-construction 10-year and 100-year design discharges to levels at or below existing discharges. By collecting the additional tributary watershed as described in the REC detention basin study (Rick Engineering Company, 1989b), approximately 50 acres of the development, which would have drained into San Diego Bay, has been redirected into the proposed detention basin adjacent to the "F" & "G" Street Marsh. This will attenuate flood peaks and help control the flow of sediment and chemical pollutants into both the "F" & "G" Street Marsh and San Diego Bay as storm runoff will leave the detention basin at a slower, controlled rate. The U.S. Army Corps of Engineers HEC-1 computer program was used by REC (Rick Engineering Company, 1989b) to analyze the project. An existing (pre-development) condition HEC-1 was performed and a final (post-development) condition run was made for each design storm. The HEC-1 Flood Hydrograph Package program has the ability to generate hydrographs and route them through natural, as well as improved, river channels. It also has the ability to model the effects of placing detention basins in the watershed model. In the design of a detention basin, the program takes into account the storage volume of the basin and discharge characteristics of the outlet works. The following table shows the preliminary detention basin design information. These data show post-development flow into the detention basin, and the associated attenuated discharge (19 cfs). 3-6 89-04.013 03/10/91 Detention Basin Design Information 1 DO-year lO-year Design Release Rate Developed Developed Storage Developed at Design Stage Discharge Discharge Volume Area 100-Year Event (cfs) (cfs) (acre-feet) (acres) (cfs) 160 58 9.4 96 19 Source: Rick Engineering Company, 1990 (Available at City of Chula Vista) As calculated in the REC existing condition HEC-l analysis for the project, the H)-year pre- development peak discharge is 8 cfs, and the lOO-year pre-development peak discharge is 41 cfs, at the downstream property boundary. The detention basin and associated outlet structure were then sized such that the peak discharges from the site in the final (developed) condition are also 8 and 41 cfs for the lO-year and lOO-year design storms, respectively. These discharge quantities are generated at the culvert which drains the "F" & "G" Street Marsh to San Diego Bay. It is noted that peak discharge from the detention basin to the "F' & "G" Street Marsh is 19 cfs, and that the 41 cfs and 8 cfs (1 DO-year and lO-year event, respectively) discharges occur at the exit of the "F" & "G" Street Marsh to San Diego Bay. The HEC-l analysis shows that the peak discharges are attenuated equal to the pre- development condition and, thus, satisfies the requirement that the lO-year and lOO-year peak discharges from the project site are not increased. Comparison of Discharge at Design Point Design Existing Developed Storm Discharge Discharge with (year) (cfs) Detention (cfs) 10 8 8 100 41 41 Source: Rick Engineering Company, 1990 (Available at the City of Chula Vista) Design criteria for the detention basin were based on the requirement that the peak discharges from the site for the (1) lO-year, 6-hour and the (2) lOO-year, 6-hour storms be no greater after site development than the discharges prior to site development. The basin has been designed to accommodate a capacity of 9.4 acre-feet. 3.2,1.2 Water Quality Control Structures Oil/Grease/Sediment Traps REC has recommended the use of relatively innovative three-chambered oil/grease/ sediment traps which are intended to intercept pollutants before they enter either San Diego Bay or the detention basin. These traps are to be installed just upstream of the two outfall locations into San Diego Bay and the three outfall locations into the detention basin (see Figure 3.2-1). 3-7 89.04.013 03/12/91 The effectiveness of these basins is directly related to proper maintenance (cleaning). When traps are cleaned prior to the rainy season, the possibility of flushing the collected contaminants through the structure is minimized. Cleaning will be performed at least twice a year (March and October). The operational effectiveness of these three-chambered traps has not yet been confirmed. It is noted that at the present time, the generally accepted standard design for sediment, oil, and grease traps consists of a two-chamber unit. The applicant has committed to the larger three-chamber traps (which presumably provide a higher level of protection than the standard two-chamber traps) at the request of the USFWS. No performance data are currently available on the operational effectiveness of this design. REC anticipates that monitoring data will demonstrate that the operational effectiveness of this design is superior to the current, standard two-chamber unit. Monitoring of these units for operational effectiveness will be performed for at least three years. The applicant will commit to appropriate mitigation measures in the project-level EIR, in the event that future monitoring shows these traps to be inadequate in retaining oil/grease/sediment and other pollutants. A rigorous street sweeping program performed monthly will include both streets and parking lots. This will help remove silts and other particulate matter which pick up or absorb oil, grease, and other contaminants. 3.2.2 Desi~ and Maintenance of Pro Dosed La¡:oons A number of commentors questioned the size and depth of the lagoons, as well as the replacement water, and maintenance of water quality in the lagoons. The two lagoons proposed for the site are intended as closed, recirculating systems. The smaller lagoon is to have a depth of 6 feet and a volume of 10 acre-feet. The larger lagoon is to have a depth of 8 feet and a volume of 46 acre-feet. Although a bay source had been considered, current plans call for using groundwater as the source for replacement water. 3.2.2.1 Proposed Lagoons As shown on the proposed development plan, there are two lakes (interchangeably called lagoons) proposed for the development. These features include the approximately lO-acre central lagoon abutting (but separate from) San Diego Bay, and the approximately 2.5-acre semi-public residential lagoon. Both systems are intended to be re-circulated, essentially closed, systems. The proposed lakes feature an erosion-resistant edge and a shoreline configuration designed to promote safe and nuisance-free conditions. The maximum water depth at the lake edge is I-foot, gradually deepening on a gentle bottom slope (5 units horizontal to 1 unit vertical) to a maximum lake depth of 6 feet for the semi-public residential lagoon, and 8 feet for the central lagoon. The estimated water volume for the central lagoon (with an 8-foot maximum depth) is approximately 46 acre-feet. The . estimated water volume for the semi-public residential lagoon (with a 6-foot maximum 3-8 89-04.013 03/10/91 depth) is approximately 10 acre-feet. Annual evaporation losses for the lakes are estimated at 4 feet, which translates to approximately 46.2 acre-feet. Combined losses from evaporation and seepage are estimated at approximately 80 acre-feet. Losses from evaporation and seepage are expected to be approximately equal. 3.2.2.2 Lagoon Liners In order to limit water loss by seepage from the lagoon bottom, some sort of lagoon lining system is required. Current plans indicate that the lagoons will be lined with a compacted clay soil layer at least I-foot thick. This clay layer is to be covered with a 6-inch layer of soil cement. 3.2.2.3 Lagoon Replacement Water Initial development plans considered the possibility of either a salt water intake located in San Diego Bay (as a straightforWard source of replacement water for the lagoons), or withdrawal of groundwater. Considerable agency opposition to a seawater intake resulted in the decision to use groundwater as the primary water source for filling and maintaining the lagoons. Subsequent responses discuss groundwater feasibility, quantity, and quality. Preliminary groundwater investigation indicates the feasibility of using the groundwater supply. Should subsequent investigation or conditions render this source undesirable, the bay source could be investigated further. 3.2.2.4 Maintenance of Water Quality in the Lagoons Salinity and nutrient build-up due to evaporation losses may occur over time. J. Harlan Glenn maintains (pers. comm., December 13, 1990) that salinity increases are typically much less than would be expected, possibly due to seepage losses or exchange during seepage. In the event that salinity levels become unacceptable, this condition can be treated either in-place (e.g., by reverse osmosis treatment), or by removal (possibly to an off-site disposal facility) of portions of the lagoon water (J. Harlan Glenn, pers. comm., December 13, 1990). Nutrient trapping and stripping will be a part of the lagoon management plan. 3.2.3 Groundwater PumDinl1 and Effect on Water Ouality Issues raised by the public related to groundwater pumping for the lagoons were substantial in number. Specifically, concerns raised included the feasibility of groundwater pumping for the lagoons, impacts on water quality from off-site sources due to groundwater withdrawals, dewatering effects, and the impacts of the project on hydrologic regime changes, particularly the potential for salt water intrusion and effects on the salt water marshes. GEOCON Environmental Consultants (GEe), has performed well hydraulic testing and water chemistry testing at the site. Their hydraulic testing indicates the feasibility of using a well field of five to eight wells to provide replacement water for the proposed lagoons. Water quality testing at the site did not reveal any contaminants. However, the adjacent properties are known to have groundwater impacted by contaminants (VOCs). Although not considered likely, the possibility exists of migration of contaminants to the Midbayfront 3-9 89-04.013 03/11/91 ",,--- project site. If VOCs are encountered at levels requiring mitigation as a result of groundwater pumping, then the VOC contamination problems can be mitigated by existing feasible methods. Salt water intrusion due to proposed pumping is anticipated, primarily in the vicinity of the well field. In addition, lowering of groundwater levels may have an impact on the "F" & "G" Street Marsh. These impacts include plant stress and/or consolidation of the marsh sediments. Geotechnical investigations for various purposes are known to have been performed on and adjacent to the bayfront site as early as 1976, when Southern California Testing Laboratory submitted their "Geotechnical Investigation: Bayfront Public Improvement Report" to the City of Chula Vista Redevelopment Agency. GEC Incorporated performed several geotechnical investigations at the bayfront site, starting in 1984. Woodward-Clyde Consultants (WCe) summarized their investigative work, including investigation of VOC impacts to groundwater on adjacent properties in reports released in 1988 and a report of geotechnical investigation in 1990. Also in 1990, groundwater conditions at the Midbayfront site were addressed in reports prepared by GEC which are available for public review at the City of Chula Vista. Work by GEC includes installation of two pumping wells and of two monitoring wells, testing of well hydraulics, and sampling and chemical testing of water obtained from the wells. Their work generally supports the feasibility of using groundwater for filling and maintenance of the proposed lagoons. 3.2.3.1 Feasibility of Groundwater Supply for the Proposed Lagoon Water Requirements of La~oons Water production of an aquifer is primarily a function of the thickness and the hydraulic conductivity (permeability) of the aquifer. Hydraulic testing of the existing wells indicates that wells capable of producing a supply of 10 to 15 gallons per minute (gpm) can be installed at the site. The estimated production rates of 10 to 15 gpm reflect the limited (20- to 30-feet) saturated thickness of the aquifer. J. Harlan Glenn and Associates (JHG) have estimated that 82 gpm would be needed for lagoon maintenance under peak (summer) conditions (available for public review at the City of Chula Vista). The yearly average flow rate requirement is estimated at 50 gpm. A well field comprised of five to eight wells is therefore considered adequate to provide water for the lagoons. Anticipated Well Sitin~ It is anticipated that the majority of the wells would be sited along San Diego Bay in order to take advantage of natural recharge from the bay. GEC calculations of water level declines suggest that the aquifer can support four wells spaced 200 feet apart and located 75 feet inland of San Diego Bay, and a fifth (currently existing) well located 350 feet inland. These calculations are based on an average pumping rate of 10 gpm per well, and 3·10 89.04.013 03/11/91 drawdowns (water level declines) in the wells being limited to 15 to 20 feet (Limited Groundwater Supply Report available for public review at the City of Chula Vista). Water Ouality Analysis of groundwater sarnples obtained from the wells installed at the site indicate that the water is non-potable and brackish. The analysis did not indicate the presence of petroleum hydrocarbons, VOCs, or organochlorine pesticides above laboratory detection limits (GEC, Limited Groundwater Supply Report available for public review at the City of Chula Vista.) VOCs are light petroleum compounds, and include benzene, toluene, xylene, and ethylbenzene. Gasoline spills are a common cause of introducing these compounds to an aquifer, although they can be introduced by a variety of other sources. Impacts from VOCs have been documented off site, on adjacent properties. Although impacts similar to those documented on adjacent properties have not been observed to date at the Midbayfront site, the potential exists for groundwater impacts from VOCs to be present within the aquifer of the project site. In general, the work performed to date by GEC supports the feasibility of the use of groundwater for the proposed lagoon's water supply. The extent and source history of the VOCs on adjacent properties is unknown. Therefore, the potential for impacts to the well field from migration of VOCs, and other potential sources of impacts, is uncertain. Water Treatment and Monitoring The presence of VOCs (if encountered) in the groundwater used for the proposed lagoons may require treatment of the water prior to use. In general, the treatment of water to remove VOCs is not an uncommon procedure. VOCs can be removed from water by air stripping or activated carbon filter treatment, and can be incorporated into the water treatment system to be designed. Given the concentrations detected nearby to the proposed well field, the groundwater impacts due to VOCs can be mitigated by water treatment, if necessary. Well water will be monitored on a regular basis for the presence of organochlorine pesticides (EPA 8080) and VOCs (EPA 8240). 3.2.3.2 Recharge/Leakage from the Proposed Lagoons JHG has estimated the total leakage of the lagoons to be approximately 25 gpm. The effect of the recharge/leakage out of the lagoon will be to effectively reduce the overall groundwater level decline expected to occur as a result of groundwater pumping. It is noted that preliminary well field designs do not include the effects of the lagoon recharge and, thus, probably overestimate the effect of groundwater withdrawal. Final site design will include consideration for siting of the water wells between the lagoons and San Diego Bay in order to maximize the capture of the leakage/recharge from the proposed lagoons. Benefits of this capture include the reduction in water level declines (thus increasing well efficiencies), and the limiting of the areal extent of salt water intrusion by the hydraulic barrier established from the accumulation of water beneath the proposed lagoons. 3-11 89·04.013 03/10/91 ....- 3.2.3.3 Projected Water Level Decline Preliminary calculations have been performed by GEC to estimate the water level decline (drawdown) produced by five wells withdrawing water at a constant production rate of 10 gpm. JHG estimates a continuous cumulative production of 50 gpm is the yearly average required (JHG Report, available for public review at the City of Chula Vista.) Water levels near and within the well field are anticipated to lower by 15 to 25 feet in the vicinity of the wells after one year of operation. Outside of the well field (approximately 200 to 400 feet), water levels are likely to decline from zero (0) to 15 feet. Recharge water (leakage) from the proposed lagoon and recharge from San Diego Bay will reduce the estimated water level declines (GEC Limited Groundwater Supply Report). 3.2.3.4 Salt Water Intrusion Water chemistry data obtained by GEC indicate that the groundwater at the site is mildly brackish and possesses an average total dissolved solids (IDS) level of approximately 3,000 mg/I. The IDS of seawater is approximately ten times higher. Salinity increases are anticipated in the water obtained from the well field after pumping is established. Locally, salt water has been produced from groundwater sources. An abandoned salt water well is located adjacent to the GEC wells installed at the site. This well was historically used to supply salt water for the reconditioning of water softener agents. The areal extent of the anticipated salt water intrusion into the existing brackish aquifer waters is likely to occur primarily in the vicinity of the well field. Predictions of the rate of salinity change cannot be provided without additional data (GEC, November 9, 1990). The positioning of the line of wells along the San Diego Bay would be designed to attempt to limit the inland extent of salinity increases. Additional investigative work will be needed to optimize this final design and to determine the effects of the project with respect to salt water intrusion. 3.2.3.5 Effect Upon the Hydrologic Regime of the Salt Water Marsh Recharge from the proposed lagoon will help reduce the potential for impacts to the marsh habitats. The effect of the pumping will be to slightly increase the flow of groundwater through the marsh sediments during tidal exchanges. The actual change in sediment through-flow rates is anticipated to be low due to the large area from which the groundwater will be withdrawn by the well field. It is assumed here that the salt water marsh gains water from San Diego Bay during tidal exchanges (GEC, October 26, 1990). There are, however, currently insufficient data to adequately define the actual effect of groundwater pumping on the salt water marsh. Impacts may include plant stress and/or consolidation of the compressible, saturated marsh sediments due to lowering of the water table. As discussed previously, approximately 50 percent of the water used for maintenance of the water level in the lagoon is estimated as lost due to leakage through the bottom of the 3-12 89-04.013 03/11/91 lagoon. Thus, approximately 25 gpm of the projected 50 gpm total water need (pumped from wells) is lost to leakage, and returns to the groundwater system as recharge water. The remaining 25 gpm of the total water (50 gpm) required for lagoon maintenance is consumed by evaporation. This water is essentially "lost" to the system. Thus, a net yearly average of approximately 25 gpm will be drawn out of the aquifer to supply the lagoon. In response to groundwater pumping and the resulting lowering of the water table adjacent to the pumping wells, groundwater will be drawn through the marsh sediments. This water will likely be replaced (the aquifer recharged) predominantly by surface water from tidal exchanges. The water for the wells is estimated as being drawn from an area of 5 to 20 acres around the wells. The preliminary drawdown calculations do not address the vertical flow in the groundwater system (GEC, October 26, 1990). Further investigation at the project level will be required to adequately resolve the possible impacts on the "F' & "G" Street Marsh of groundwater pumping. 3.2.3.6 Water Quality Impacts The Midbayfront site is located in a groundwater resource area designated by the California Water Quality Board (RWQCB) for non-beneficial use and is not considered to be a potential drinking water aquifer. The existing water quality is rated as poor, relative to drinking water standards, and the water is non-potable and mildly brackish. The site is located in proximity to a number of industrial and commercial centers. Water quality impacts have been noted in water samples obtained at adjacent properties located approximately 1,500 feet east-southeast of the proposed well field area. The concentrations of VOCs detected in the samples are on the order of tens of parts per billion (ppb), but are nevertheless present at levels that exceed current drinking water standards (e.g., set at 5 ppb for trichloroethene). Marine water quality standards have not been addressed, as there is no evidence that VOCs are being, or plan to be, discharged into San Diego Bay. In summary, the water pumped from wells to replenish the lagoon water supply is not expected to be contaminated by VOCs. Mitigation measures are, however, included which describe the procedure to be implemented for monitoring the water quality from the wells. History of Off-Site Impacts The source history and extent of groundwater and soil impacts have not been established for the adjacent properties. In addition, other potential sources in proximity to the site have not been investigated. Potential for Contamination at Midbayfront Water sampling and testing has been performed for the wells installed at the Midbayfront site. The chemicals detected at the adjacent properties, including trichloroethene (TCE), petroleum hydrocarbons and organochlorine pesticides, were not observed to occur in the groundwater samples collected at the Midbayfront site at levels above laboratory detection 3-13 89-04.013 03/11/91 --.-. limits. However, the potential exists for the migration of impacted groundwater into the southeast portion of the CVI site in the area adjacent to the impacted properties. 3.2.3.7 Existing Impacts from VOCs Detected in Water Wells Within the Adjacent Properties The concentrations of VOCs measured in the groundwater samples obtained at the adjacent properties ranged from two to ten times the State of California Action Level of 5 micrograms per liter (µg/l - equivalent to parts per billion) for drinking water (WCC, April 1988). The adjacent properties are located within a non-beneficial groundwater use area containing a non-potable aquifer. VOC impacts have not been detected at the Midbayfront site, based upon results of water sampling conducted to date by GEC. The potential exists that VOCs may be transported via groundwater towards the proposed well field. The well water may be monitored by periodic sampling and testing of water obtained from the well field or from sampling wells installed between the well field and adjacent properties. VOCs can be removed from water by air-stripping or activated carbon filter treatment, if necessary, and it is likely that the treatment can be incorporated into the water treatment system to be designed for the lagoon. Thus, any potential impacts from VOCs in the groundwater at the Midbayfront site can be mitigated by conventional means, if necessary. 3.2.3.8 Impact of Projected Change in Hydraulic Gradients on the Movement ofVOCs Movement of a chemical dissolved in groundwater is influenced by the flow of water through the aquifer. The chemical may also degrade, chemically bind to aquifer materials, and/or be dispersed or diluted as the chemical spreads through the aquifer over time. The flow of water is primarily due to the force (pressure) exerted on the water as indicated by the observed hydraulic gradient. The horizontal gradient is measured by the relative difference in water levels observed within the aquifer across the site. The estimated horizontal hydraulic gradient at the site ranges from approximately 0.001 ft/ft to 0.0003 ft/ft. This corresponds to a change in water level from inland to the bay of approximately 1.5 to 0.5 feet over a distance of 1,500 feet. Due to the limited thickness (20 to 30 feet) of the aquifer, water level declines in the wells are limited to a maximum of approximately 30 feet. Hence, for 30 feet of drawdown, the horizontal linear gradient attainable across the site (under the most severe pumping conditions) is 30/1500, or 0.02 ft/ft. The potential exists that the pumping of the well field may enhance the movement of VOCs or other dissolved chemical constituents. However, effects of degradation, chemical/ physical interactions with aquifer materials, and dispersion tend to limit the movement of dissolved chemical constituents. The current extent and source area and history of the VOCs (or other hazardous materials potentially in solution in the groundwater) has not yet been defined at the Midbayfront site. 3.2.3.9 Impacts from Pesticides in the Groundwater Laboratory results from testing of a groundwater sample obtained by GEC from one of their production wells for organochlorine pesticides (EPA Method 8080) did not indicate the presence of the tested pesticides at concentrations above laboratory detection limits. 3-14 89-04.013 03/10/91 3.2.3.10 Potential Water Quality Impacts from Leakage out of the Proposed Lagoon Lagoon leakage is estimated by JHG to be on the order of 25 gpm. Leakage from the proposed lagoons will be entering a non-potable aquifer system. The water within the lagoons is to be managed by water treatment facilities. The water that leaks out of the lagoons will be representative of the water found in the lagoons. Salinity increases are expected in the vicinity of the proposed lagoons. The effective influence of lagoon leakage (the horizontal extent of the groundwater "mound") is likely to be limited by the relatively low hydraulic conductivity soils expected at the site. The well field will also capture water from beneath the lagoon and restrict the circulation of the recharged lagoon waters within the aquifer. 3.2.3.11 Construction Dewatering Temporary dewatering is likely to be required during various phases of construction, and can be properly permitted under existing regulations. The proposed lagoons may also be available to accept water derived from construction dewatering activities. Water chemistry monitoring will be required to obtain information concerning the presence of potential local groundwater quality impacts. If VOC impacted waters are encountered during the dewatering process, the treatment of the impacted water can be achieved by temporary water treatment processes such as activated carbon filtration. 3.3 GENERAL RESPONSES REGARDING BIOLOGICAL ISSUES A number of comments were received which call for additional clarification on particular points of the biological investigations or analyses. These issues have been classified, as follows, for purposes of preparing general responses: · Avian Collisions and Disruption of Flight Patterns · Biological Effects of Lighting · Raptor Perching and Predator Pressures · Losses of Raptor Foraging Habitat · Impacts to Vector Control Requirements · Ratios of Habitat-based Mitigation Recommendations · Isolation of the "P' & "G" Street Marsh · Biological Issues Associated with Site Hydrology General Responses 3.3.1 through 3.3.8 address these issues in light of the public comments received on the August 1990 DEIR. These responses also incorporate, where appropriate, the new information provided by the applicant since the publication of the DEIR. New data relevant to biological issues include the applicant proposed "design requirements" and "performance requirements," as well as related geotechnical studies and engineering designs for the detention and desiltation basin. These new data are summarized in Section 2.0 and are contained wholly in the current DEIR appendices. 3-15 89-04.013 03/10/91 -_..._,----_. 3.3.1 Avian Collisions and Disrnntion of Flil!ht Patterns Three commentors raised concerns over the analysis and results of the investigations into potential disruption of flight patterns and avian collisions with structures proposed for the bayfront. Additional clarification of figures and species specific results as they relate to the endangered Brown Pelican were also requested. 3.3.1.1 Flight Study Methods and Results The avian flight studies conducted at the Chula Vista bayfront sought to identify the patterns of flight activity of sensitive waterbirds in and around the proposed Midbayfront development area. The objectives of this study can be broken down to the following five issues: 1. To document avian flight patterns. and intensity of flight activities within the Midbayfront area, 2. To determine the extent to which flight patterns and activities occur within the proposed development envelope, 3. To evaluate the potential for Midbayfront development to impact existing flight patterns, 4. To evaluate the likely result of any impacts and make a determination as to the significance of any anticipated impacts, and 5. To recommend mitigation or project modification as dictated by the study findings. In more general terms, the goals of this study were to identify the level of bird flight interruption which might occur as a result of building intrusion into various flight patterns and to evaluate the effects of these interruptions with respect to potential bird collisions and loss of habitat utilization. The first goal of the study was achieved by monitoring bird flights from one half hour before sunrise to just past sunset, on one day per week over a 7 month period (October 1989 through April 1990). On each observation day, flight activities, patterns and elevations for various species and groups were documented through the establishment and use of a three dimensional grid system over the entire Midbayfront area. The grid allowed observers to accurately record flight corridors on both a horizontal and vertical plane within the Midbayfront. For each observed flight, the time, bird species, elevations and path (Le., the grid cells through which the flight passed) were recorded. Though more than one field season would have been optimal, we believe the data reflect general flight patterns accurately. The exception is in the case of the brackish marsh along uF' Street, where the ongoing drought has decreased water levels and the utilization of that habitat by shorebirds and waterfowl (see Representative Nature of the Field Data; Section II of Appendix C). Though flights to and from the brackish marsh were recorded, the intensity with which the 3-16 89·04.013 03/10/91 flight corridors to and from that habitat were used during the study period was probably lower that would have occurred under normal conditions. By overlaying the flight data on the project plan and alternative designs it was possible to calculate an expected incidence of co-occurrence of buildings and birds within any given 3.7 acre square at various elevation ranges (referred to as a "cell" in these discussions). In making these calculations, the most conservative approach was taken to identifying these conflicting areas (i.e., when any portion of a grid and elevation range would be occupied by a building, the entire cell was considered to be impacted by the building). This approach was necessary since a calculation of impacts on the basis of proportion of grid or elevation range occupancy may have underestimated true co-occurrence since flight activities were not randomly distributed within any given cell. This conservative approach, therefore, often resulted in a substantial over-estimation of the true incidences of potential co-occurrence. Furthermore, this approach determined the theoretical number of collisions that would occur without considering the physical senses or navigational abilities of the birds i.e., it was assumed that every bird flying on a collision course with a building would stay on course and collide with the building. Even under these extremely conservative assumptions, however, impacts to all waterbird flights, when evaluated relative to the total flight activities within the study area, rarely exceeded a 5 percent threshold level. To factor more realistic features into the analysis of bird flight behavior, an extensive literature review was undertaken to determine how birds truly acted around various structures. The literature review examined all relevant data, however, waterbird and raptor activities were specifically targeted. From studies which empirically examined avian collision rates with existing structures, it was determined that in a worst-case situation where buildings of the proposed development were assumed to have the same collision potential as transmission lines, only 0.06 to 0.002 percent of the 0.5-6.7 percent of the "impacted" avian flights in the study area would be expected to result in collisions (excluding raptors and gulls) (Meyer, 1978; Willdan Assoc., 1981, 1982 as cited in Appendix C, Section II). Based on these analyses, only 1 to 400 flights in every 10 million would result in avian mortality as a result of collisions with structures in the Midbayfront. This rate of mortality was calculated under assumptions that entire grid cells would be impacted by buildings, even though buildings occupy only a minor portion of the cell, and that prominent buildings would have the same visual characteristics and collision probability as more threatening transmission lines. As such, we do not consider this expected rate of mortality to reflect a significant concern. It should be noted, as cited in Avian Flight Patterns Investigation (Section II of Appendix C), that on a national level, the estimated annual avian mortality directly associated with human activities (including hunting) is less than 3 percent of all annual avian mortality, and only approximately 1 percent of all annual avian mortality results from collisions with man- made objects. The vast majority of reported collision incidents corne from the eastern and central United States. Of these, those avian mortalities associated with "hundreds of millions of kilometers of communication (and transmission) lines. . . may represent the largest source of avian mortality" (Avery, 1979). Where structures are concerned, the vast majority of the collisions reported are associated with passerine families and not waterbirds, 3-17 89-04.013 03/10/91 even though some of the most threatening of structures, such as powerplant cooling towers, are frequently built right on the waterfront (see Avery et aI., 1980). 3.3.1.2 Collisions The potential for collisions with windows is increased when reflective glass is used or a perception of through flight is provided. To address this concern, EIR recommendations previously called for the use of non-reflective glass. Since the circulation of the AU/Nst 1990 DEIR, additional design criteria have been proposed by the applicant to address these issues (CVI's proposed "Design Requirements" Regarding Impact Mitigation Measures for Midbayfront EIR, Section II: Reduction of Potential for Bird Strikes, available for public review at the City of Chula Vista). These design criteria are expected to reduce the limited potential for bird/building collisions even further by: 1. Prohibiting both glassed-in see-through corridors on building exteriors, and other design arrangements where the use of glass will suggest open space beyond the glass, 2. Using non-reflective glass for all building exteriors except for east-facing exteriors, 3. Minimizing the use of large picture windows which overlook wetland areas, 4. Encouraging the use of architectural features which inset or shade window areas, 5. Using architectural details that obscure windows facing wetland areas, where practical, and 6. Suggesting that windows be tilted or angled inward to reduce the likelihood of bird strikes. 3.3.2 Biolol!ical Effects of Lil!htinl! Two commentors had a concern about night-lighting of structures and the nearby wetland habitats. The issues associated with lighting revolve around potentially increased levels of predation by nocturnal hunters, potential abandonment of lighted habitats, and potential collision mortality associated with building lighting. 3.3.2.1 Lighting Literature We know of no identified substantial adverse effects of lighting within wetland areas, however reasonably foreseeable effects could include abandonment of night-roosting areas and increased efficiency of nocturnal predators. It has frequently been suggested that nocturnal rodents are less active on moonlit nights as an adaptive response to higher predation pressures. A literature search through the Office of Information Transfer was conducted on the subject of artificial lighting and birds by Martin Kenney of the USFWS. This search resulted in the identification of only one reference on the subject of lights and habitat utilization or predation. This one paper noted apparent incidental foraging by a 3-18 89-04.013 03/10/91 . Bittern within an artificially lighted area, presumably recognizing a benefit of the lighting (Reed, 1978). The general lack of reports may suggest a low occurrence of predation; however it is extremely difficult to determine the actual effects of artificial lighting without extensive study. In that information is not available, a conservative approach is being taken by the project applicant and the EIR consultants. The applicant has prepared design lighting standards for incorporation into the proposed project. This lighting program has the objective of reducing the potential adverse effects of lighting from the Midbayfront project on wildlife in the National Wildlife Refuge. To accomplish this goal, the applicant has proposed a variety of measures (Section III: Reduction of Potential Adverse Effects of Lighting of the proposed "Design Requirements" available at the City of Chula Vista) for structural and operational requirements and restrictions which include: 1. No lights shall be allowed in the 100-foot wide primary zone adjoining the boundary of the National Wildlife Refuge, except for low voltage safety lighting mounted no higher than three feet above the ground. 2. For buildings nearest the NWR, the vertical faces fronting on the NWR shall not be floodlit, and the windows facing the NWR shall contain tinted glass. 3. The use of searchlights and ceilometers shall be prohibited. 4. For building faces not oriented toward the NWR, floodlighting of building exteriors shall be subject to a protocol to be developed by CVI and subject to the approval of the USFWS and the City. 5. In the area adjoining the primary zone, and along Marina Parkway and "F" Street in the vicinity of the "F" & "G" Street Marsh, street lighting shall be shielded commensurate with safety requirements to minimize illumination of the wetlands. 6. As much as feasible, lighting for tennis courts shall be shielded to direct light away from the NWR. Also, tennis courts will not be lighted after 11 p.m. This lighting program has been developed to an adequate level to provide satisfactory assurance of a non-significant effect associated with lighting at a plan-level EIR. Associated considerations include reduction of bird collisions associated with light attractions. The design criteria outlined above require development of specific plans through coordination with the City of Chula Vista and the USFWS. These specific plans should be subject to project-level environmental review. 3.3.3 Rantor Perchine and Predation Pressures Several comments were received with respect to concerns over the impacts of increased predation within the National Wildlife Refuge as a result of the development. Specifically, concerns focused on avian predator use of tall buildings, loss of foraging habitat resulting in an increased prey demand within sensitive refuge lands, increases in mammalian 3-19 89-04.013 03/11/91 ...... ~-- predators in marshland areas, and the potential ineffectiveness or long-term commitment to an effective predator management program. In addition to the concerns over the impacts of the project and the commitment of the applicant to the plan, three commentors took exception to the use of a multi-jurisdictional entity to oversee the implementation of the management program. 3.3.3.1 Species Utilizing Building Perches A concern was raised about which raptors would be expected to utilize various buildings as perch sites. As is indicated in Volume II (pg. 3-92), Peregrine Falcons (Falco peregrinus) do tend to select higher perch sites than other raptors; however, raptors are an adaptable group of birds, and other species besides Peregrine Falcons would not be precluded from using buildings or other project associated features as perch sites. This is especially true when more favorable perch sites are not available or are removed. Observations by PSBS personnel during the Avian Flight Pattern Study indicated that Red-tailed Hawks (Buteo jamaicensis) regularly perched on top of the Rohr building (approximately 70 feet) and on top of the SDG&E transmission towers, at a heights above 150 feet. It should be noted however, that several of the less tolerant raptor species would be expected to abandon the bayfront site altogether. 3.3.3.2 Building Design Reduction of Perch Sites The concern over tall buildings as they affect aerial predators revolves around their use as stationary hunting perches. Raptors which may use such perches are frequently benefitted in their foraging abilities. To address this concern, the applicant has proposed a variety of project features which serve to reduce the utility of such structures as efficient hunting perches. The project design incorporates spatial buffers which have been previously discussed in both the LCPR No.8 and DEIR documents which serve to reduce the threat of low perch sites. Where high rise buildings are proposed, the applicant has commissioned the development of design criteria which would substantially reduce the utility of buildings as perch sites (Section I: Reduction of Predator Pressures of CVI's proposed "Design Requirements" report). These criteria include: 1. All building faces oriented toward, and having a line-of-sight view to the NWR shall be designed to preclude horizontal projections wider than two inches, unless the projection is declined at a 45 degree angle or greater. To determine which portions of given buildings are subject to these design requirements, the applicant has the option to prepare a line-of-sight analysis of the proposed project. 2. All structures with roofs that could provide potential perching or nesting sites for raptors shall be equipped with false fronts to block the line of sight to the NWR. The false fronts shall extend at least three feet higher than any potential perching or nesting site, and the upper surface(s) of the false front shall feature anti- perching material. 3-20 89-1J.I.013 03/12/91 3. All openings in buildings susceptible to roosting or nesting use shall be appropriately screened to prevent roosting and nesting of pest species e.g., European Starlings, House Sparrows. 4. Antenna structures, radio towers, and any similar structures shall be prohibited unless fully enclosed in a housing approved by the City of Chula Vista, the USFWS, CDFG, and CVI. Throughout the development, all project-related electric power and telephone lines shall be underground, unless specifically approved by the City after consultation with the USFWS. As can be seen from the above, criteria 1 and 4 call for information which is not available at the current plan level, (i.e., line-of-sight analysis, accessory structure design), however, such information could be provided at a project-level. For this reason, these items need to be addressed at a project-level environmental review. 3.3.3.3 Concentration of Aerial Predators An issue raised over the loss of upland foraging habitat was the potential concentration of hunting pressures within uplands and wetlands of the NWR. As was previously indicated, many of the raptors currently utilizing the bayfront are fairly intolerant to human encroachment and are wide ranging. For these reasons, it is expected that the general numbers of these species would be reduced under the proposed project or any of the alternatives. It is generally believed that the bayfront is not an area which is prey resource limited. For this reason, it is not expected that the combined loss~ of uplands with a concurrent reduction in raptors will ultimately result in a long-term concentration of predation pressures. 3.3.3.4 Reduction of Mammalian Predator Activity Increases in mammalian predator activity within the National Wildlife Refuge are expected to occur as a result of the proposed development. To address these concerns, the applicant has proposed design-level measures to alleviate possible impacts (Section I: Reduction of Predation Pressures of CVI's proposed "Design Requirements"). These measures specify the development of a Predator Management Plan, which will include specific standards for design, operation and maintenance of enclosures for refuse bins, cans and other features (e.g., fences, landscape features, etc.) that may attract potential mammalian predators. The plan provides for regular reporting and trapping of mammalian predators, should they become a problem. The Midbayfront development will also be governed by CC&Rs (Conditions, Covenants and Restrictions) that prohibit the residence or presence of any cats and dogs (except guide dogs for the blind) within the project area. The use permit for the project will specify signage which indicates that domestic dogs and cats are prohibited in all areas of the development. The effectiveness of these measures will depend upon the ultimate Predator Management Program. Though the above-mentioned standards provide some guidance as to what will be incorporated into the program, the plan should be developed in full detail and incorporated into the environmental review process in the project-level EIR. 3-21 89-04.013 03/11/91 .-. Areas which are not adequately addressed in the design specifications include enforcement actions under the plan to ensure compliance with the measures specified therein. This is a specific concern relative to domestic animals and maintenance of refuse containers. The plan should also work in concert with the design specification items identified in Section IV: Control of Human Activities to Reduce Impacts on Wildlife, contained in CVI's proposed "Design Requirements." With regard to the control of human activity, four measures are related to enforcement actions: 1. The prohibition of construction activities within 200 feet of marsh or mudflat habitats of the NWR between 15 March and 31 August. During this period, non- stationary construction cranes will lower their booms when not in use so that the booms will not be used as perch sites for raptors. 2. A signage system, which serves both interpretive and prohibition-of-entry proposes, shall be designed, installed, and maintained by the project applicant, subject to the approval of the USFWS and the City. 3. Subject to the approval of the USFWS, CDFG and the City, overlook areas will be designed and installed to allow views of portions of the National Wildlife Refuge. The overlook sites will be selected so that their installation and use will have no significant adverse effects on wildlife or marsh habitats. 4. Human activities within a 100-foot wide primary zone adjacent to the NWR border shall be limited to passive recreational use, including pedestrian trails and nature interpretation. In addition to these measures, CVI proposes several site design features, which include design elements for buildings, landscaping and buffers, to prevent human disturbance of wildlife and habitats within the NWR. These features include: 1. A 100-foot wide primary zone adjacent to the NWR border. No buildings shall be placed within this zone. 2. The landscape treatment for the primary zone shall include an earthen berm, native coastal sage scrub and other transitional vegetation, and a fence capable of preventing access to the NWR by people, dogs and cats. The earthen berm, along with the vegetative cover, shall effectively block the line of sight between the NWR and the open space active use areas landward of the primary zone. 3. Large diameter culverts shall be installed under Marina Parkway to promote the interchange of water and wildlife between the existing "F" & "G" Street Marsh and the proposed wetland enhancement area to the west. 4. The "F" & "G" Street Marsh shall be protected by a berm/fence/planting system to block the view of street activities from the marsh areas, and to substantially reduce any visual or noise effects on the marsh from the surrounding development or other activities. 3-22 89-1J.I.013 03/11/91 Again, these p"roject-level details should be developed and reviewed as a part of a project level analysis. 3.3.4 Losses of Rantor Foral!inl! Habitat A mixed group of comments were received on this issue. Comments ranged from a concern that the analysis was flawed since the prior approved LCP had already permitted the loss of raptor habitat (and thus the proposed project would not result in a changed condition), to a request for incorporation of recommendations for mitigation. The most critical comments regarding this issue involved (1) a request for additional discussion of the basis for the determination of significance, and (2) questions concerning mitigation of the loss if the Midbayfront does constitute significant raptor foraging habitat. 3.3.4.1 Raptor Foraging Habitats and Prior LCP Pacific Southwest Biological Services recognizes that the prior approved LCP permitted the loss of raptor habitat; however, contentions that the findings of the August 1990 DEIR are flawed with regard to the Midbayfront's value as raptor habitat are invalid. Since 1985, PSBS personnel have been working at the bayfront and monitoring the biological resources there. During this 5 year period, personnel have accumulated well over 2000 hours at the bayfront, with much of that time spent in systematic observation of resources. In addition, PSBS has evaluated the significance of the bayfront on a regional perspective. As such, the findings of the DEIR are based on a complete understanding of the biological resources and significance of the Midbayfront area. One of the commentors indicated that the existing certified LCP would still result in loss of raptor foraging habitat. It should be noted that the DEIR for the proposed project includes a no-development alternative that would leave the Midbayfront in its present state, and would thus preserve the value of the Midbayfront area as habitat for rap tors. 3.3.4.2 UnmitIgable Loss of Raptor Foraging Habitat Incorporation of mitigation measures into a future environmental review document is a difficult task for the reason outlined on pg. 3-102 of Volume II: "Due to the limited extent of similar coastal habitats...the loss of habitat would be considered...unmitigable." In the San Diego region, there are only a few sites where such uplands occur adjacent to similarly productive aquatic and wetland habitats. These areas include the MKEG property at the Otay River, portions of the Tijuana River Valley, the Naval antenna site, Delta Beach Naval lands, and Fiesta Island in Mission Bay. The next sites which support similar resources are located approximately 22-23 miles to the north at Los Pefiasquitos Lagoon, and 24 miles north at San Dieguito Lagoon. Somewhat similar habitats occur on the east side of Lower Otay Reservoir and around Sweetwater Reservoir. Management practices and encroachment into these areas have restricted the usefulness of some of these areas. As such, the loss of any heavily utilized site, such as the Midbayfront, would constitute a significant impact on raptor habitat. CEQA provides the option for mitigation out-of-kind. Under present conditions where there are few areas of upland habitat next to wetlands, however, no out-of-kind mitigation measure could adequately compensate for the significant 3-23 89-04.013 03/11/91 -----.- loss of valuable, and effectively unreplaceable, raptor habitat due to the proposed development. 3.3.4.3 Significance of Site as Raptor Foraging Habitat As requested, a more thorough discussion explaining the basis for the determination of the Midbayfront's significance as raptor habitat has been provided. This information includes the following: Relative to raptors, the Chula Vista bayfront encompasses three distinct habitat types: salt marsh, open shore and shallow ponds, and fallow field uplands. This combination of upland and wetland habitats within one area supports a faunal array that would not exist if only one habitat type were present. An abundance of upland prey species, particularly Desert Cottontail (Sylvilagus audubonii), California Ground Squirrel (Spennophilus beecheyi), small rodents, doves and pigeons, and small passerine birds exists in proximity to a large and diverse community of waterfowl and shorebirds. Furthermore, these prey items exist in a relatively open area with limited human disturbance. The abundance and diversity of potential prey types and body sizes at the bayfront provides an outstanding prey base that supports a variety of raptor species. A diverse population of predatory birds that includes accipiter, buteos, falcons, kites, Osprey (Pandion haliaetus), and owls utilize the site, especially during the winter months. Some species such as the Red-tailed Hawk (Buteo jamaicensis), American Kestrel (Falco spwverius), and Northern Harrier (Circus cyaneus) can be seen on any day. Barn Owls (Tyto alba) are probably also in this category, but they are nocturnal and are more difficult to observe. Black-shouldered Kites (Elanus caemleus) and Ospreys are noted very frequently while other species, such as the Peregrine Falcon (Falco peregrinus), Merlin (Falco columbarius), Prairie Falcon (Falco mexicanus), Cooper's Hawk (Accipiter cooperii), Burrowing Owl (Athene cunicularis), and Short -eared Owl (Asio flammeus) are seen regularly though less often. Many of these raptor species observed at the bayfront are uncommon or rare in San Diego County (Unitt, 1984). Their presence at the bayfront, as well as general length of stay and fidelity to the site are clear indications of the bayfront's value to raptors. Though there has been an apparent decline in use of the bayfront by some raptor species, usage is nevertheless still quite intense. The decline in use does not reflect decreasing importance as habitat for raptors, but rather reflects gradually increasing impacts associated with human encroachment and disturbance in the area. Intense foraging activities and site fidelity testify to the value of the bayfront for raptors that continue to use the site. The importance of the bayfront to wintering raptors can be inferred from the diversity and abundance of raptors using the site, but it is necessary to also consider the scarcity and limited extent of similar areas of habitat in the region. 3-24 89-04.013 03/10/91 . "Incidental occurrence" (August 1990 DEIR pg. 3-78) of some raptors at the bayfront does not suggest a lack of importance to those species. Rather, the "stable level of incidental occurrence" (August 1990 DEIR pg. 3-78 and Volume II pg. 3-99) indicates that the bayfront is included within the movements of species or individuals with large home ranges. Less than total fidelity to the bayfront by these raptor species does not suggest that the site is unimportant. Rather, the bayfront is viewed as valuable enough to utilize during wide-ranging hunting activities, in spite of its small size and isolation from other habitats. Discrepancies between observed raptor numbers and apparently low levels of use suggested by the flight activity data of the Avian Flight Pattern Study arise from sampling biases against stationary birds. Individuals must move from one grid square to another before they are recorded. Since many raptor species hunt by scanning from perches for long periods, their presence and activities are under-represented in the flight data. Just as multiple flights may be attributed to one active individual, so can a small number of flights be attributed to several individuals that are less active. The statement that Red-tailed Hawks forage "infrequently throughout the study area" (Appendix C, Section II, pg. 49) is a case in point, and is unfortunately misleading with regard to Red-tailed Hawk populations and use of the site. This statement was clarified in the· final document. "Foraging" connotes active searching through movement from one area to another. In fact, this species was always present at the bayfront, but individuals spent long periods scanning from perches, with comparatively few flights. The usage of the site by species such as Northern Harriers and Black-shouldered Kites, which fly extensively over the site as they hunt, will be more accurately reflected by the flight activity data. For these species, however, flight data may suggest larger populations than are actually present. It must be emphasized that flight activity data are specific to flight activity, and do not give reliable estimates of population sizes, or accurate indications of usage by stationary species. With regard to the "low" number of raptors utilizing the bayfront; raptors are top predators in their food webs, and therefore their numbers are naturally low in comparison to populations of fauna lower on the web. Four days of observation per month, though adequate to differentiate the flight patterns of common species, cannot be considered intensive study of raptors, and are inadequate to accurately quantify usage by species that are naturally uncommon or rare. As such, the single observation of any uncommon raptor is important and noteworthy since, under the sampling regime, the probability of sighting an individual of an uncommon species is relatively low. Furthermore, under the sampling regime, the observation of an uncommon or rare species on more than one sampling day is a strong indication of fidelity to the bayfront, given that home range sizes of some species can be up to 50 square miles. In summary, neither population estimates for raptors nor the importance of the bayfront to raptors can be derived or inferred from flight activity data. Recent population declines do not indicate decreases in the importance of the bayfront as raptor habitat, but incremental degradation of the site's resources. 3-25 89-04.013 03/10/91 Population estimates and statements concerning the same are derived from observations other than flight activity data. Raptor populations at the bayfront are probably a function of prey availability, low human disturbance levels, and the scarcity of such sites in the region. The species by species raptor population estimates and activities observed at the bayfront during the Pacific Southwest Biological Services Avian Flight Study follow: · Barn Owl (Tyto alba) Barn Owls were seldom observed during the study. This species probably used the site regularly, but was difficult to observe because it is almost exclusively nocturnal and survey periods were restricted to daylight hours. A barn owl was seen foraging prior to daylight on one occasion and at very late dusk on another. During the second observation it captured a prey item, and has therefore been seen to hunt successfully on site. Individual(s) of this species may have roosted in the abandoned greenhouses; however, these structures were removed near the end of the avian study. The population using the site consists of 1-2 individuals. This species is described as an uncommon but widespread resident of San Diego County (Unitt, 1984). · Short-eared Owl (Asia flammeus) This species was observed over a period of several weeks. An individual was discovered when it was flushed during the morning hours by a Ferruginous Hawk. Subsequent observations were made after sunset as a result of focused searches at the end of Flight Study field days. The population using the site consists of 1-2 individuals. Short-eared owls are rare to uncommon and localized winter visitors (Unitt, 1984). · Burrowing Owl (Athene cunicularis) This species was observed regularly. It is a resident on the site, but is probably present in small numbers. The population using the site consists of 2-3 individuals. This species is uncommon in the County and their populations are declining (Unitt, 1984). · Osprey (Pandion haliaetus) Ospreys were commonly observed foraging along the bayfront· and in the Sweetwater River Channel. They flew over terrestrial areas and marsh tidal channels occasionally. The population using the site consists of 2 or more individuals. Ospreys are uncommon fall and winter visitors (Unitt, 1984). · Black-shouldered Kite (Elanus caernleus) Black-shouldered Kites were common on the site. They were observed while they foraged and as they perched on telephone poles and bushes. They were often 3-26 89-04.013 03/10/91 seen feeding on small mammals. This species foraged over much of the uplands, but individuals seemed to prefer the dry marsh area along "F' Street. The population using the site consists of 2-4 individuals. This species is a fairly common resident (Unitt, 1984) but their population has declined over the past few years. · Northern Harrier (Circus cyaneus) Northern Harriers were among the most commonly observed raptorial birds at the bayfront. They foraged throughout the site. Two pairs used the site regularly during the study, but three pairs were observed on at least one occasion. Two pairs are believed to nest in the wildlife refuge, however, the avian flight study did not continue into the nesting season so the level of use during that time was not determined. The population using the site consists of 4 or more individuals. This species is an "uncommon to fairly common migrant and winter visitor, rare and localized summer resident" (Unitt, 1984). · Sharp-shinned Hawk (Accipiter striatus) This species was observed on numerous occasions over a period of several weeks. It was observed as it scanned from a perch and as it flew rapidly (as if in pursuit of a distant target). The winter population using the site consists of 1 or more individuals. Sharp-shinned hawks are uncommon migrants and winter visitors, extremely rare in summer (Unitt, 1984). · Cooper's Hawk (Accipiter cooperii) Cooper's Hawks were also observed on many occasions as they foraged over the site and scanned from a perch. The population using the site consists of 1-2 individuals. This species is an uncommon migrant and winter visitor, and a rare summer resident (Unitt, 1984). · Red-shouldered Hawk (Buteo lineatus) This species was observed on only one date; however, the individual spent a considerable amount of time perching and foraging during that day's observation. The lack of suitable woodland habitat in the vicinity is the probable reason that this species does not forage on the site more frequently. Red-shouldered Hawks are uncommon to fairly common residents in the County (Unitt, 1984), however, their numbers have generally been up relative to other raptorial species. · Swainson's Hawk (Buteo swainsoni) A Swainson's Hawk was observed on only one date and was most likely a migrating individual. This species is an uncommon spring migrant, a very rare fall migrant. The local breeding population has been extirpated (Unitt, 1984). 3-27 89-04.013 03/10/91 "__0____. · Red-tailed Hawk (Buteo jamaicensis) Red-tailed Hawks were extremely common on and over the property. They were often seen perching on power poles and snags on site, or on towers overlooking the site. They were frequently observed feeding on both ground squirrels and rabbits. Territorial interactions between pairs were noted on several occasions. One individual was observed to scan as it perched on top of the Rohr Building, then fly down into the "F" & "G" Street Marsh and catch a Snowy Egret. Two pairs are believed to reside in the area and forage on the site. During the winter, the population of Red-tailed Hawks using the site increases with an influx of winter visitors. The population using the site consists of 4-6 or more individuals. This species is a fairly common resident and winter visitor (Unitt, 1984). · Ferruginous Hawk (Buteo regalis) One individual was seen in the vicinity of the bayfront for two weeks or more, but it was observed in the Avian Flight Study on only one date as it foraged over the site and attacked a Short-eared Owl. Ferruginous Hawks are regular but uncommon winter visitors to southern California where they typically inhabit extensive open fields or grasslands (Unitt, 1984). · Golden Eagle (Aquila c/¡rysaetos) This species was observed on only one occasion. Despite the large amounts of prey found on the property, Golden Eagles are not expected to utilize the site frequently. Golden Eagles are uncommon residents in San Diego County (Unitt, 1984). · American Kestrel (Falco sparverius) Kestrels were very common on the property, and along with the Northern Harriers, were the most active raptors present. Kestrels were observed most often as they perched on telephone poles along dirt and paved roads in the vicinity, but they also foraged over the site by flying and hovering. The population using the site consists of 4-6 individuals. American Kestrels are fairly common residents in the county (Unitt, 1984). · Merlin (Falco columbarius) Merlins were observed regularly on site in the fall and early winter months. They foraged over the site and scanned from perches. The population using the site consists of 2 or more individuals. Merlins are rare winter visitors that are usually seen around agricultural fields or in grassland, but they are also attracted to mudflats frequented by large flocks of shorebirds (Unitt, 1984). 3-28 89-04.013 03/11/91 . Peregrine Falcon (Falco peregrinus) A pair of Peregrine Falcons have recently nested beneath the Coronado Bay bridge, within 5 miles of the bayfront, and now reside in the area. Although there were only a few sightings of this species during the Avian Flight Study, individuals are seen regularly around the bayfront throughout the year. During the study, ' Peregrine Falcons were observed as they perched on telephone poles along dirt roads, on powerline towers adjacent to the site, as they flew over the site, and as they swooped on Mourning Doves (Zenaida macroura). The population using the site consists of 2 individuals. Some individuals may have been migrants, therefore, more than 2 individuals may have utilized the site. "Peregrine Falcons are seen most frequently along or near the coast, especially around mudflats, shores, or ponds where large numbers of water birds congregate" (Unitt, 1984). They are seen very rarely farther inland (Unitt, 1984). . Prairie Falcon (Falco mexicanus) Prairie Falcons were observed mainly during the fall and early winter months. They were observed more commonly than were Peregrines. Prairie Falcons were seen as they perched on powerline towers and telephone poles, and as they circled over the site. An unidentified falcon that was seen perching on top of the Rohr Building may have been an individual of this species. The presence of a Prairie Falcon resulted in an immediate disturbance of avian prey, particularly among the Killdeer (Charadrius vociferus) and other small shorebirds. On one occasion, an individual perched for several minutes before it attacked a Mourning Dove approximately 3600 feet away. Attempts on Mourning Doves were noted on several occasions; however, only one successful kill was observed. The population using the site consists of 1-2 individuals. Prairie Falcons are rare to uncommon winter visitors, and rare breeding residents (Unitt, 1984). To further summarize the use of the site by raptors, 17 species of raptorial birds were identified as utilizing the site on a resident or seasonal basis. Cumulatively within the group, 31 to 42 or more individual birds may be involved. The relative importance of the site to the various species and individuals is indisputably quite variable; however, the sheer number and diversity of raptors found utilizing a site of less than 220 acres are considered quite remarkable. 3.3.5 Imoacts of Vector Control Reouirements Three commentors noted that the proximity of the proposed project to the Refuge wetlands would be likely to result in increased problems associated with insect pests and potential disease vectors. These comments were followed up with an observation that where factors of human health and safety are concerned, control measures are always dictated. For this reason, a request was made to address this issue in the EIR. Pacific Southwest Biological Services recognizes that this substantial issue should have been identified as a concern in the DEIR, and the lack of such identification was an oversight. The following discussion was included in Volume II pg. 3-101). 3-29 89-04.013 03/11/91 -_._~ 3.3.5.1 Expected Project Requirements for Vector Control It may generally be assumed that the proximity of the proposed development to such extensive wetlands as are found in the Sweetwater NWR will eventually result in conflicts between people and insect pests. In these situations, public safety and, generally, "comfort" have always prevailed as overriding considerations in the determination as to whether or not to implement a vector control program. There are several methods for dealing with vector problems. It must be recognized that control measures can adversely affect non-target species and may even result in negative ecological consequences when only the target pest species are affected. For this reason, control methods must be chosen that offer a minimum of compromise of the goals and purposes of the Refuge, while still abating the vector problem to a satisfactory degree. The least damaging measure for dealing with potential insect pest problems, and one that is presently incorporated into control measures in Florida, is to impress upon prospective tenants and other users of a development that they are choosing to live/recreate next to a wildlife refuge, and that there could be insect pest problems. These citizens must recognize that they are there of their own will, and as such, they should be willing to experience nature to its fullest. For their part, sellers of residential units must bear the responsibility of informing prospective buyers of potential vector problems. Humans are an extraordinarily adaptable animal, and people are already demonstrating their ability to deal with insect pest problems on a personal level in Florida by adapting their lifestyles to the situation. Furthermore, life is not free of risks and annoyances, and to expect or demand such is to not recognize basic realities of existence. Unfortunately, present attitudes in southern California do not appear to encompass this approach. Examples of adaptations currently in use elsewhere in the United States include going indoors before dark, and screening off of areas that people want to use (e.g., swimming pools, balconies). As it is likely that a vector problem will be identified at some point in the future, a pre-emptive plan to address this problem should be developed as part of any project proposed for the site. The plan should include measures to identify precise vector problem areas, seeking to address true health risks and not merely nuisance insect problems. The plan should identify measures to minimize treatment requirements. Finally, the plan should identify control techniques which are least damaging to the environment and non-targeted organisms. 3.3.5.2 Appropriate Vector Control Measures It should be noted that implementation of vector control measures may be required in portions of the National Wildlife Refuge. Such measures are not unknown in National Wildlife Refuges, and are, in fact, a reality in the Tijuana River Estuary, where residents living adjacent to the Refuge demand insect pest abatement. In that situation, vector control measures are allowed under terms specified and strictly controlled by the U.S. Fish and Wildlife Service. Some methods that were considered acceptable several decades ago, such as ditching to drain areas of standing water, are inconsistent with present goals and policies of wetlands 3-30 89-(}I.013 03/10/91 protection, and are now generally unacceptable. Chemical control methods can be effective, but even substances that are fairly target specific, such as Golden Bear (a petroleum product which suffocates mosquito larvae), can still cause mortalities among non-target species. As such, the viability of extensive chemical control of vectors in a federal wildlife refuge is questionable. Biological control methods, including the use ofBTI (a bacterial treatment) in wetlands, and the introduction of fish that eat mosquito larvae into man-made ponds, lagoons and basins may hold the greatest promise for appropriate vector control. Unfortunately, each of these options has its own limitations. Non-chemical, non-biological vector control measures for areas of standing water actually created by the development (e.g., ponds) include reducing the area of calm standing water by keeping water circulating (e.g., with fountains) or by flushing out ponds regularly according to the lifetime of larval stages. 3.3.5.3 Requirements of a Vector Control Plan No matter what approach to vector control is taken, the ultimate development and implementation of a specific vector control plan is a project-level task that must be undertaken under the guidance and terms of appropriate resource agencies. Such a vector control plan undoubtedly will be quite controversial and will need to be evaluated in a project-level environmental review process. 3.3.6 Ratios of Habitat-based MitÌl!ation Recommendations In several instances, the review of the project has resulted in the identification of impacts and recommendations to mitigate these impacts by providing compensatory habitat within lands on the Refuge banked for such purposes. One commentor requested information on how a 13.2 acre degradation of resource value impact was calculated for marshlands along the fringe of the Midbayfront development area. The Coastal Commission commented that they had not officially agreed to any mitigation ratios proposed by the applicant or recommended in the DEIR and that these would be subject to separate Commission review. . 3.3.6.1 Identification and Quantification of Loss of Habitat Value The degradation of habitat quality was identified in several portions of the DEIR as a result of increased predator pressures, human encroachment, drainage impacts, etc. In these situations, it is not as easy to clearly define the extent of the potential effects of the project, as it is where direct footprint impacts are considered. For these reasons, impact evaluation relies on not only established information but also a considerable amount of professional assessment based on experience, reason and observation. As noted previously, PSBS has been working at the bayfront, and monitoring the biological resources there since 1985. In that time, PSBS personnel have accumulated well over 2000 hours in the area, with much of that time spent in systematic observation of resources. As such, there is a strong base of both experience and knowledge on which to evaluate impacts to the biological resources of the Midbayfront area. In the case of the identified degradation along the wetland fringes, impacts were evaluated for both real threats (i.e., predator and competitor pressures and human and pet encroachment) as well as the resulting impacts of "perceived" threats (i.e., 3-31 89-04.013 03/10/91 avoidance responses or modified habitat utilization patterns) which are associated with avian behavior in the vicinity of predators or perceived predator threats. This is discussed on pp. 3-91 through 3-97 of Volume II. The analyses of these issues identified an absence of perceived threats within the sensitive marshlands. True predation and disturbance factors were, however, identified as factors which would be expected to result in degradation of resources and resource values in these areas. The precise extent of these impacts is unknown, although observations within Vener Pond, "E" Street Marsh and the Sweetwater Marsh have suggested that domestic animal intrusion into these areas has generally been restricted to the drier fringes of the marshlands, with some exceptions being due to the activities of retriever type dogs. Further, human encroachment tends to exhibit similar patterns (in which muddy sediments and water tend to act as a effective barrier to deep penetration into the marshlands). Because the vast majority of the intrusion by humans, domestic animals, and presumably a number of other mammalian predators would be restricted to the "dry" marsh fringes, the area considered to be degraded by this type of impact was presumed to be of similar extent. The intent of this assessment was to consider both the presence of proposed buffers and predator management programs. For this reason, it was anticipated that the estimated intrusion to the point at which soft mud and/or water is encountered (100-150 ft) would be adequate with no additional buffer since the levels of these threats would already be greatly reduced by other measures. 3.3.6.2 Determination of Appropriate Compensation Requirements Given the expected degree of the impacts into the marshlands, the areas of the Midbayfront shoreline which were of greatest concern were determined. It was concluded that these constituted all of the marsh shorelines found on Vener Pond, "E" Street Marsh and the Sweetwater Marsh. No such degradation impacts were considered to be of concern at the "P' & "G" Street Marsh due to the current state of the system and the other proposed restoration factors. Further, no such inclusion was made for the San Diego Bay shoreline since the activities engaged in by birds in these areas are not as susceptible to predator or encroachment concerns. For this reason, a total wetland degradation impact area of 13.2 acres of marshlands was determined on the basis of a 150 foot-wide belt of saltmarsh and pond fringe habitat impacted over a 3840 foot long segment of the Midbayfront. Because these marsh areas would not be lost but merely degraded in their utility to certain species, a 1:1 replacement ratio in an area away from the development area was believed to be appropriate over higher ratios generally associated with mitigation for complete losses of habitat or delays in implementation of the mitigation program. A similar situation occurs at the small detention basin near the "F" & "G" Street Marsh. The brackish marsh would be excavated and converted to a low-flow percolation basin and a storm-flow detention basin. Following initial site construction, the maintenance required at this basin should dramatically decrease, and brackish marsh habitats would be expected to develop within the basin. Because these resource values are not lost, as they would be if the basin were lined, covered, or if the marshland was simply eliminated, mitigation is designed to off-set: (1) an interim loss of habitat associated with construction, and (2) a 3-32 89-04.013 03/10/91 degradation of the habitat associated with infrequent but necessary maintenance silt removal. In this instance, the 3.2 acre-freshwater (brackish) marsh which is to be lost would be replaced by the creation of a 3.5 acre-freshwater (brackish) marsh and 4 acres of coastal saltmarsh adjacent to the existing "F" & "G" Street Marsh. The resulting ratio of mitigation land would be 2.3:1 replacement in recognition that basin values are not completely lost. 3.3.6.3 Responsible Agency Purview It should be noted that the project review and recommendations outlined in the biological section of the DEIR have been made on the basis of biological resource considerations and CEQA responsibilities. Under CEQA, the lead agency has the requirement to consider impacts and mitigation measures which are truly linked. While out-of-kind mitigation is possible, there is still a requirement for the mitigation to off-set the actual impact and not unrelated issues. Several agencies may have additional permit or approval requirements which are mandated or provided for under their jurisdictional authority. These include such agencies as the U.S. Army Corps of Engineers, the California Coastal Commission, the City of Chula Vista, etc. It is not the intent of this document to attempt to dictate the actions of these agencies. Instead, it has been the goal to review the project and make sound biological recommendations which mayor may not mesh with other agency permit responsibilities and policies. 3.3.7 Isolation of the "F" & "G" Street Marsh Several comments received identified a concern over isolation of the "F' &"G" Street Marsh and under-valuing its inherent restoration potential. The CDFG and USFWS recommended various alternatives to enhance the linkage of the Marsh with habitats of San Diego Bay and/or the "E" Street Marsh. 3.3.7.1 Clarification of Isolation Issues The "F' & "G" Street Marsh is part of the federally-managed Sweetwater Marsh National Wildlife Refuge. As such, it is recognized that protection and enhancement of resource values are important goals of the USFWS. The DEIR has also indicated that the "F" & "G" Street Marsh is substantially disturbed and degraded by poor hydrologic characteristics. The intent was not to suggest that this Marsh would not benefit from further connection with San Diego Bay and/or the "E" Street Marsh. In fact, quite the opposite is true. We have recommended on pp. 3-90 and 3-92 of Volume II several enhancement programs which would serve to buffer the "F' & "G" Street Marsh from current and possibly future degradation while expanding its connection with the bay. The recommendations made in association with the implementation of enhancement plans included expansion of the Marsh, correction of poor hydrology, use of native upland buffer vegetation and hidden fences along access points, restriction of park uses near the Marsh, and inclusion of large half round culverts to create a suitable Marina Parkway underpass. Clearly there are a variety of factors which would improve this marsh in even more dramatic ways; such as the creation of a marshland link between the "F' & "G" Street and "E" Street marshes, use of a long and narrow piling-supported bridge at Marina Parkway, and creation 3-33 89-04.013 03/10/91 ---"-_. of additional marshland from parklands near the bay. These opportunities are clearly supported biologically; however, they are not considered a requirement to mitigate the anticipated impacts of the proposed project. With regard to concerns that the proposed development will result in an isolation of the "F" & "G" Street Marsh, it is necessary to consider the existing ecological connections between this area and other nearby habitats. It is also important to note the current impingements on the Marsh by existing disturbance. As previously indicated, avian flights to and from the "F" & "G" Street Marsh are primarily direct east-west movements from San Diego Bay and for some groups of birds may be even more concentrated along the narrow "F" and "G" connector channel. Overland approaches from the north, east or south are extremely rare. Further, no native upland habitats occur in the immediate area of the Marsh and connections with upland ecosystems are generally through predation by raptors and mammalian species including domestic dogs, cats, black rats, and Virginia opossum. These are not considered to be desirable features of the current conditions. The Marsh is currently bordered on three sides by a heavily utilized roadway ("F' Street and the existing "F" and "G" connector road -- Marina Parkway) and Rohr Industries' Building 61. To the north and east are open field buffers between urban Chula Vista and the marshlands. Because of this arrangement, the "F" & "G" Street Marsh is, and will always be, primarily a marine-influenced avian habitat area. As stated in the Avian Flight Patterns Investigation (Part II of Appendix C) Waterbird activity levels were found to be extremely low within the proposed upland development areas . . .. Further, flights were found to be generally low-level localized movements between wetland areas. . .. The effects of buildings on flight activities would be the minor modification of incidental flights over upland areas rather than a modification of primary flight patterns. In as much as flights along these courses are not the rule but the exception and are generally goal-oriented movements between foraging or loafing areas . . . no impacts of waterbird use areas are expected to be associated with disruption of flight corridors. This statement holds true for the situation at the "F" & "G" Street Marsh. Further, the lack of any buildings, trees, or other blockages between the bay and the marsh area further maintains this linkage. As has been noted, the proposed expansion of the wetlands between "F' & "G" Street Marsh and San Diego Bay (LCPR, Figure 1) will enhance the existing poor linkage between the marshlands and bay. It is noted that the enhancement of this linkage makes it even more critical that open access be provided under Marina Parkway in order to avoid roadkills of birds crossing between the marshlands. Uplands surrounding the Marsh are extensively degraded and have little ecological linkage to marshlands. These areas do, however, serve as a spatial buffer between humans and the wetlands and, as such, their loss would result in a cumulative increase in the already substantial encroachment pressures on the system. This marsh would not benefit from the same building setbacks associated with the other marsh areas on site, however, the creation of additional wetlands on the site and the added upland fencing and buffer planting would 3-34 89-04.013 03/10/91 be expected to offset the adversities associated with the cumulative encroachment problems. For this reason, we consider this encroachment and isolation issues at the "F" & "G" Street Marsh to be cumulatively adverse, but not significant. 3.3.7.2 Suggested Designs and Measures A considerable number of comments provided design suggestions for the proposed project; however, the comments did not address the LCPR No.8 DEIR specifically. In some cases, these suggestions did not outline measures or features that would result in significant improvements over those already described in the DEIR or by the proposed project. Many of the suggestions had merit, and the positive nature of the suggested measures is acknowledged. Where design measures were recommended by commentors, an effort was made to develop a comment-based alternative which has been incorporated as Alternative #9 in the current document. This alternative has been analyzed under the same assessment criteria as applied to the project and all previously proposed alternatives. Note, however, that some suggested measures represent a level of benefit that is not required to offset the anticipated level of impacts. As such, these measures could not be justified as a requirement of the project to meet the requirements of CEQA These features could, however, be of enhancement value above and beyond that required to compensate for project-associated impacts. Where this is the case, this has been noted. 3.3.8 Biolo~cal Issues Associated with Site Hydrolol!V Several commentors raised issues regarding the effects of various hydrologic modifications proposed within the bayfront. These issues related primarily to erosion, sedimentation and effects of the deteriorated quality of surface water on sensitive resources. In addition, there were concerns over the proposed project's altering of groundwater hydrology and the resulting impacts to wetland habitats. 3.3.8.1 Stormwater Drainage Directed to San Diego Bay The proposed project would include two stormdrain discharges (one 24" and a twin 36") which would drain a 35 acre watershed and outlet directly to San Diego Bay at the top of the mudflat in sediments which are predominantly sandy in nature. Flows from these.outlets would be dissipated at rip-rap protection aprons as described in USDA Soil Conservation Service design specifications. While both the applicant's hydrologic consultant, Rick Engineering Company (REC) and the environmental review consultant, Group Delta Consultants (GDC) have indicated that the rip-rap apron should effectively eliminate major erosion of the mudflats. However, it should be noted that even with the reduction of scouring below the storm drain, some chemical contamination of mudflat sediments, and changes in soil salinity would occur along flowlines exposed at low tide from the fresh water flowing out of the storm drains. Further, gradual movement of finer sediment particles would eventually result in the creation of a delta area near the mean low tide limit. This would result in a reduction in eelgrass habitat. In recognition of these concerns, two alternative approaches to mitigation of these impacts were considered in the recommendations of the DEIR. The first was to extend discharge 3-35 89-04.013 03/12/91 -.---. points beyond the mudflat to the deeper waters of the navigation channel. The pipes would be buried and would emerge at a depth of -10 to -14 feet MLLW within the channel. This plan would allow for some steeper drainage gradients and thus would assist in addressing some other drainage concerns as well (see response to comment B34). The effects of this program would be a guaranteed short-term construction impact which could be readily mitigated by restoring the mudflats to the pre-placement contours and replacing any eelgrass lost to the project. The restoration work would carry a monitoring requirement for a five- year period to confirm restoration and identify any corrective measures required to ensure success. The second alternative and the one proposed by the applicant, takes an approach of mitigating any impacts in a retroactive manner. This proposal is to monitor the environmental parameters of the area around the discharges for a 3-5 year period to identify the extend of any effects after which, any impacts or losses would be compensated by taking corrective measures. A five-year period has been recommended by the National Marine Fisheries Service to ensure that adequate characterization of the site runoff and environmental conditions are experienced. The draw back to this is that the project is to be phased such that it could take many years to actually see any impacts resulting from the development of the discharge watershed and an extreme length of time could elapse prior to correcting any problems. This second alternative is generally consistent with the requirements of special conditions of an active Section 404/Section 10 Permit (#88-267-RH) issued for the drainage improvements associated with the implementation of the City's existing certified LCP. Under special condition 10 of the permit, a plan detailing how monitoring of the mudflats is to be conducted including requirements to evaluate erosion, water quality and sediment degradation is to be completed. The plan is also to include any proposed corrective measures should impacts be identified. At this time, no such plan is available or has been provided to the resource agencies under the Corps permit process or to the environmental consultant. For this reason, it is not possible to evaluate the appropriateness of this plan at this time. This detail should be included in the project level analysis. 3.3.8.2 Governing Body for Predator Management Program A multi-representative body was originally recommended to oversee the implementation of the predator management plan (Recommendation 17, pg. 3-112 of Volume II) to promote cooperative action between agencies so that multi-jurisdictional conflicts would not occur. The Bayfront Conservancy Trust (BCf) was recommended as that body because the BCf already existed (and a new entity would not need to be created), and because the BCf contains representatives from each of the interested parties and local jurisdictions. This recommendation has received considerable negative feedback from two opposing perspectives - those that want to be in charge, and those that don't. Unfortunately, if one or two agencies undertake the sole policy and management responsibility for the program, conflicting ordinances, governing policies and legal constraints will arise when representatives of these agencies wish to operate outside of their jurisdictions. Asa compromise, it may be feasible that the management responsibility for implementing the program be given to a single entity, which is governed by the predator management plan and 3-36 89-04.013 03/10/91 a joint-powers agreement and which is responsible to a more broad-based, multi- jurisdictional policy-making committee for necessary revisions to these documents. 3.4 PUBLIC COMMENT RESPONSES Specific responses to comments received on the August 1990 Draft EIR are presented in the following section. 3-37 89-04.013 03/10/91 ",""----- .: ~ *.£ "'''C 00- 00 8 ~ ~ ~ íi 6 'E ::2::2 ~~ ~§-5<g. = c Ë .,g.s .~ ~ ii ~.p ~ ~ - 0 0 t':!...-, t':! t':! " . " - 1': ~ ~ ~.5 Q) ~ o ~ E ~'.=!§ e:E.@ .~ c c ~.c a'" - Q) ::I 00-5 E:;t: U... 0... P.::I P..= C" " . 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