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HomeMy WebLinkAboutPlanning Commission Minutes 2000/05/176:00 p.m. Wednesday, May 17, 2000 MINUTES OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA Council Conference Room City Hall 276 Fourth Avenue, Chula Vista ROLL CALL/MOTIONS TO EXCUSE: Present: Chair Willett, Commissioners Castaneda, Hall, Thomas, Cortes, O'Neill Absent: Commissioner Ray Staff Present: Jim Sandoval, Assistant Director of Planning and Building Brian Hunter, Planning and Environmental Manager Elizabeth Hull, Deputy City Attorney PLEDGE OF ALLEGIANCE/SILENT PRAYER INTRODUCTORY REMARKS~ Read into the record by Chair Willett APPROVAL OF MINUTES: MSC (Hall/Castaneda) (6-1-0-0) to approve minutes of April 12, 2000 as submitted. Motion carried unanimously. ORAL COMMUNICATIONS: No public input. PUBLIC HEARING: Consideration of the following application filedby the Superior Ready Mix Concrete for 1855 Maxwell Road. Amendment to the Otay Valley Road Redevelopment Project Area Implementation Plan and Design Manual Addendum to list a concrete batch plant as an allowed use. Commissions Castaneda and Thomas stated for the record that they both spoke separately to Arne Veldkamp (applicant) prior to lonight's meeting at the request of the applicant. Background: Brian Hunter, Planning and Environmental Manager, reported that the applicant submitted an application for a Special Use Permit for a concrete batch plant at 1855 Maxwell Road, located within the Otay Valley Road Redevelopment Project Area. The existing ordinance governing the site does not al Iow th is type of use either conditionally or by right, and since a site-specific land use amendment is not feasible, the applicant decided to pursue the proposed use through an application for an amendment to the Implementation Plan, enabling a concrete batch plant to be an allowed use in this area. Planning Commission Minutes - 2 - May 17, 2000 The proposed project site is zoned I-P (Industrial Precise Plan) and normally one would think that a concrete batch plant would be an allowed use, however it is in direct conflict with the specific objectives and purpose of the Otay Valley Road Redevelopment Project Area. The Otay Valley Road Redevelopment Project Area was formed in December 1983 in order to eliminate conditions of blight, which were impacting industrial development in the area. The Plan identified the following blighting conditions in the Project Area that this property exhibits today: Undeveloped, unproductive and underdeveloped properties throughout the Area. A concrete batch plant would be a continuation of the underdevelopment of this property, which the Plan envisions as an industrial park-like development. The lack of proper utilization of man~/ properties within the Proiect Area boundaries resulting in development constraints on a number of these properties, thus producing a stagnant and unproductive condition of land, which is otherwise potentially useful and valuable A concrete batch plant may have a negative economic effect on surrounding properties by sending the message that the vision of the Redevelopment Plan is still premature. The objectives of the OVRRP Area Five Year Implementation Plan for the year 2000-2004 applicable to the subject property are as follows: The elimination of existing blighted conditions, be they properties or structures, and the prevention of recurrin~ bliF~ht in and about the Proiect Area. The concrete batch plant is viewed as an underdevelopment of this site. The development of property....in the Proiect Area consistent with goals, ...guidelines and requirements as set forth in the City's adopted General Plan and ZoninR Ordinance The batch plant is not in conformance with the Zoning Ordinance. Beautification activities to eliminate all forms of blight include, but_ not limited to, visual blight, in order to encourage community identify The land uses envisioned by the Plan include light manufacturing facilities, warehouses, distribution centers, research institutions, and produce~levelopment plants. A concrete batch plant would not meet this criteria. To allow a concrete batch plant in this area would be contradictory to the objectives and goals of the Redevelopment Plan. Staff Recommendation: That the Planning Commission adopt the Resolution recommending that the Redevelopment Agency adopt the Negative Declaration and deny the project in accordance with the Redevelopment Agency Resolution based on the findings of fact contained therein. Planning Commission Minutes - 3 - May 17, 2000 Public Hearing Opened 6:30 Arne Veldkamp, applicant (Superior Ready Mix Concrete) gave a brief description of how concrete ready-mix is processed and a presentation on the company, stating it is a family- owned business in operation in San Diego for approximately 40 years and is one of 3 or 4 ready-mix concrete companies in San Diego County. The company services and delivers a lot of concrete in City of Chula Vista, which comes from the plant located on Mission Gorge Rd. in the City of San Diego. The company is present throughout the County, but does not have a plant in Chula Vista. This site is split in two levels with an approximate 35 foot slope, which is ideally suited for this type of plant because the materials would be on the higher pad and transported on a conveyor belt to the plant located on the lower pad. Any other type of industry or building would require substantial grading. Mr. Veldkamp reaffirmed his belief that this is an appropriate use for the site because the ready- mix concrete batch plants is not considered a heavy industrial use, in fact, within the City of Chula Vista they are allowed by right in the Industrial Zone and do not require a Conditional Use Permit. There exists a misconception, a "guilt by association", that ready-mix concrete batch plants are generators of dust and air pollution because a lot of them are situated in rock quarries. To the contrary, a ready-mix concrete batch plant is quite dusk-free, which is supported in the findings of au analysis conducted by an engineering firm contracted by the applicant in which it compared air and dust emissions from an asphalt and concrete plant to a batch plant. Mr. Veldkamp stated that the plant utilizes state-of-the-art equipment used in this industry, which virtually eliminates any dust or air pollution. This plant is expected to generate approximately $10 million gross sales per year, from which the City of Chula Vista would receive tax revenues as well as property tax revenues. Presently, all of the concrete that is delivered to the City comes from the batch plants located outside of Chula Vista, and most likely from plants located in the City of San Diego, therefore, the tax revenue goes back to San Diego. Dick Chase, Pacific Waste Services, 881 Energy Way, Chula Vista, stated there is a steep grade going uphill on Maxwell Road. There are daily over 200 25-ton refuse trucks on this road and with the City Corp Yard and the school district going in, his objection to the project is solely related to the cumulative traffic impacts on the road and perceived danger with heavy-loaded trucks egressing this site on an uphill grade. Dave Shibley, 1923 Bedford Place, Escondido, representing Arie de Jong, owner of the properly stated this site is ideal for the batch plant because of the split-level 35 foot grade on the property. He further stated that he has worked with Lowell Billings of the school district and reaffirmed their interest in the northerly acres for sometime in the future. Planning Commission Minutes - 4 o May 17, 2000 Mr. Shibley stated that Mr. Veldkamp, Dr. Billings and himself met to discuss the feasibility of sharing a common entrance where the two properties intersect on the 1 ~3 acre site, to avoid exiting the site on an uphill grade, which was a well-received idea. Mr. Shibley disputed staff's comments regarding this project creating a blighting condition, because in that case, the school district's bus fleet would equally, if not more, would be considered a blighting condition. Public Hearing Closed 7:10. Commission Discussion: Commissioner Hall inquired if there were any prospective new businesses or any existing businesses in that area that are looking to expand who have expressed an interest in this site. Additionally, Cmr. Hall asked if Mr. Hunter could give a brief update on what the City envisions and what is presently in the works for this Redevelopment area. Mr. Hunter responded that the school district has expressed an interest in this site, as well as Gold Coast Engineer is looking to expand their existing business in that area. In terms of present and short-term development in the area; the Auto Park expansion is an on- going endeavor; another site has been purchased and is actively being marketed, which the City is working at locating some businesses that are being displaced by the ball park expansion in the City of San Diego. As previously mentioned, the school district has expressed an interest in this area; CD has received an application for an industrial building. Some long-range plans are to continue industrial parks-type development in this area. Commissioner Castaneda inquired how many trucks and trips would be generated. Mr. Veldkamp responded that they would anticipate having approximately 20 trucks stationed on site, and each would make 2, to 4 daily delivery trips. Additionally there would be approximately 40 to 43 daily truck trips bringing material in. Chair Willett asked for clarification on the term "allowed by right" in the IL Zone. Brian Hunter stated that this an "allowed by right" use in the Industrial Zone, not in the IL Zone, which is the zoning of this site. Commissioner O'Neill clarified that the action that the Commission is considering at this point, is strictly to amend the ©VRRP Area Implementation Plan, which then enables the applicant to proceed with submitting an application for a Conditional Use Permit that will address in detail issues that have been brought up tonight. Commissioner O'Neill stated that he believes this is an appropriate use for this area and disagrees with staff's comments regarding the creation or perpetuity of existing blighting P~anning Commission Minutes - 5 - May 17, 2000 conditions in the area in light of the existing landfill and potentially the school district moving their bus yard to that area, therefore, he supports the project for the following reasons: · Presently Nelson Sloan is quarrying and running trucks of aggregate down Main Street to their site on 4t~' and Main Street and that's in the middle of town. · Chula Vista needs another batch plant and certainly would benefit from the tax revenues. · The dust issues are practically non-existing as supported by the engineer's air emissions analysis. Elizabeth Hull clarified that the issue before the Commission tonight and the focus of the discussion should be toward the benefits or disadvantages to the area in al lowing batch plants in general. To approve amending the Plan, the Commission is charged with making certain findings that this would be of a benefit to the Redevelopment Area. Since staff has not presented a resolution to that effect, if that were to be the Commission's motion, this item would need to be continued to allow staff time to draft the necessary documents containing those finding. MSC (O'Neill/Thomas) (6-0-1-0) to continue this item the Planning Commission meeting of June 144" to allow staff time to prepare and submit the necessary I~ositive findings of fact for this use within the Redevelopment Area as well as an overall presentation on the overall plan for this Redevelopment Area. Motion carried. Public Hearing Re-opened to allow one more speaker from the public who had previously been overlooked. Hector Tamayo, 505 Tamarack Street, Chula Vista, stated he represented concerned neighbors of the area and they are concerned with additional traffic, noise, and air pollution impacts that this project would create. Additionally, Mr. Tamayo indicated that this use, in his opinion, is not compatible with the envisioned goals and the OVRRP Area Plan because there are other uses, i.e. office buildings with light manufacturing, assembling, research facilities that would be better suited in a Light Industrial Zone, therefore he urged the Commission vote against the project. Public Hearing Closed. Planning Commission Minutes - 6 - May 17, 2000 2. Report: Comprehensive General Plan Update. Jim Sandoval, Assistant Planning Director presented an overview of the content and timeline for the General Plan Update process. COMMISSIONERS COMMENTS: Chair Willett gave a presentation on the progress that has been made in the clean-up efforts of the Otay Valley Regional Park. The clean-up program, which is spearheaded by Chair Willett, and comprised of community volunteers has, to date, since the program's inception last Fall, cleaned up and collected in excess of 102 tons of debris. Chair Wi llett further stated that the success of the program is in great part due to the concerned citizens who have volunteered their time and efforts and also to supportive businesses like Pacific Waste Management, who has donated their equipment, trash receptacles and haul away the debris. The clean-up program goes out during the first week of every month and is also comprised of volunteers groups from the Urban Corp, a 20-man crew from the correctional facility, Alpha Project, and shortly hope to have volunteers from the California Conservation Corp. ADJOURNMENT at 8:00 p.m. to the Planning Commission meeting of May 24, 2000. Diana Vargas, Secretary to ~ a~nning Commission