HomeMy WebLinkAbout2026.03.25 Agenda Packet
**POST-MEETING AGENDA**
Date:Wednesday, March 25, 2026
Time:6:00 p.m.
Location:Council Chambers, 276 Fourth Avenue, Chula Vista, CA
Planning Commission Regular Meeting
Watch live in English and Spanish: chulavistaca.gov/boardmeetings
Free Spanish interpretation is available on-site.
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In-Person Public Comments: Join us for the Planning Commission meeting at the time and location specified on this
agenda to make your comments.
Electronic Public Comments: At www.chulavistaca.gov/boardmeetings, locate this meeting and click the comment
bubble icon. Select the item and click on "Leave comment." The deadline to submit e-comments or any comments
emailed to PC@chulavistaca.gov will be noon on the day of the meeting.
Watch Live or Recorded Meetings: Visit www.chulavistaca.gov/boardmeetings. Click "ES" at the bottom to switch to
Spanish. Closed captioning is available in both languages.
ACCESSIBILITY: In compliance with the Americans with Disabilities Act, if you need special assistance to participate
in this meeting, please contact PC@chulavistaca.gov or (619) 691-5041. Providing at least 48 hours' notice will help
ensure that reasonable arrangements can be made.
Gov. Code § 84308 Regulations: To promote transparency and fairness in the governmental decision-making process,
there are rules to prevent public officials from being unfairly influenced by contributors to their campaigns. The type of
activity these laws were enacted to limit is often referred to as “pay-to-play,” and is governed in California by
Government Code section 84308. Parties to any proceedings involving a “license, permit, or other entitlement for use,”
as that term is defined in the Political Reform Act, pending before the City Council must disclose any campaign
contribution over $500 (aggregated) within the preceding 12 months made by the party, their agent, and those required
to be aggregated with their contributions under Gov. Code § 82015.5. The disclosure must include the amount
contributed and the name(s) of the contributor(s). "G.C. § 84308 Regulations Apply: Yes" on this agenda indicates that
the item is subject to these regulations.
Time Allotted for Speaking (subject to change by the presiding officer)
- Consent Calendar (any or all items): 3 minutes
- Agenda Items (not on Consent): 3 minutes
- General Public Comment (not on agenda): 3 minutes
Individuals who use a translator will be allotted twice the time.
Pages
1.CALL TO ORDER
2.ROLL CALL
3.PLEDGE OF ALLEGIANCE TO THE FLAG AND MOMENT OF SILENCE
4.PUBLIC COMMENTS
The public may address the Commission on any subject matter within the Commission's
jurisdiction that is not listed as an item on the agenda. State law generally prohibits the
Commission from discussing or taking action on any issue not included in the agenda. The
Commission may schedule the topic for future discussion or refer the matter to staff.
5.PRESENTATION
The following item(s) will be presentations given to the Commission. Action on these items(s) is
typically limited to Commission receiving the presentation and providing direction or feedback to
staff, as appropriate.
5.1 Chula Vista Economic Development Strategic Plan Discussion - Presentation by David
Graham, Director of Economic Development
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Recommended Action:
Hear the presentation.
6.PUBLIC HEARINGS
The following item(s) have been advertised as public hearing(s) as required by law. If you wish to
speak on one of these items, please fill out a "Request to Speak" form and submit it to the Deputy
City Clerk prior to the meeting or submit an electronic comment per the instructions on page one
of this agenda.
6.1 Conditional Use Permit (“CUP”) To Renew an Expired CUP Permit (PCC-12-053) for a
50-Foot Wireless Telecommunication Facility (“WTF”) Consisting of a Nine-Panel
Antenna Array and Associated Equipment for T-Mobile
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Location: 740 Hilltop Dr (APN: 574-281-41)
G.C. § 84308 Regulations Apply: Yes
ENVIRONMENTAL NOTICE
The proposed Project was reviewed for compliance with the California Environmental
Quality Act (CEQA) and determined that the project qualifies for a Class 1 categorical
exemption pursuant to Section 15301 (Existing Facilities) of the CEQA Guidelines. No
further environmental review is required.
Recommended Action:
Conduct a public hearing and adopt a resolution recommending that the Planning
Commission approve Conditional Use Permit PLN25-0008 allowing for continued use of
a wireless telecommunication facility, based on the required findings and subject to
conditions contained in the draft resolution.
7.ACTION ITEMS
Action items are considered individually by the Commission and are expected to elicit discussion
and deliberation.
7.1 Approval of Meeting Minutes 103
Recommended Action:
Approve minutes dated: February 11, 2026
8.STAFF REPORT
9.CHAIR'S COMMENTS
City of Chula Vista Planning Commission
March 25, 2026 Agenda Page 2 of 105
10.COMMISSIONERS' COMMENTS
11.ADJOURNMENT
to the regular meeting on April 8, 2026, at 6:00 p.m.
Materials provided to the Planning Commission related to any open-session item on this agenda
are available for public review at www.chulavistaca.gov/boardmeetings or the City Clerk's Office
at 276 Fourth Ave, Chula Vista.
City of Chula Vista Planning Commission
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March 25, 2026
David Graham, Director of Economic Development
Economic Development Strategic Plan
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Meeting Objectives
•Receive your insight on the strategic framework to finalize development of the Economic
Development Strategic Plan
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Agenda
Project Overview 04
Key Analytical Findings 07
Strategic Framework 11
Next Steps 22
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Project Overview
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The HR&A team is helping Chula Vista develop a clear economic development vision, leaving it with a set of prioritized next
steps to realize that vision.
PROJECT CONTEXT | STRATEGIC PLAN FRAMEWORK
Clear Vision
grounded in data and stakeholder engagement and input
Strategic Frameworks
with measurable outcomes the City can evaluate
Priority Actions
to take in the near-, mid-, and long-term
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Oct-Nov 2025
Consultant worked with the City of Chula Vista to create an economic development
strategic plan that is analytically rigorous and reflective of community perspectives.
PROJECT CONTEXT | TIMELINE
Dec–Mar 2026Jul-Sep 2025May-Jun 2025Mar-Apr 2025
Existing Conditions AnalysisEngagement Work Plan Final Action Plan
TASK 1: Project Kickoff and Direction
TASK 2: Existing Conditions Analysis
TASK 3: Stakeholder Engagement and Visioning
TASK 4: Strategic Vision and Action Plan Recommendations
WE ARE HERE
Draft Action Plan
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Key Analytical
Findings
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CHALLENGESSTRENGTHS
Large, educated, and diverse resident workforce powering the regional economy.
Government and healthcare anchor the economy with stable, well-paying jobs.
Strong standalone retail capturing significant cross-border spending.
Robust small-business and entrepreneurial base; a source of local pride and visitor
appeal.
Limited tradable sectors; economy dominated by lower-wage, non-specialized jobs.
Key commercial corridors need infrastructure upgrades and placemaking.
Weak coordination and engagement with regional economic development partners.
Outdated public perception; fragmented branding and marketing.
KEY ANALYTICAL FINDINGS | SWOT ANALYSIS
Strong fundamentals and strategic location position Chula Vista for growth, while gaps in industry
mix, placemaking, and branding remain.
THREATSOPPORTUNITIES
Well positioned to develop regional and international business and workforce
partnerships.
Potential to unify tourism identity around entertainment, recreation, and the arts by
leveraging Bayfront investments and major venues.
Commercial corridor revitalization can deliver walkable districts and stronger small
business ecosystems.
Future university partnerships and growth industries offer pathways to train, attract, and
retain talent.
Strong competition from neighboring cities with established ecosystems and brands.
Ongoing decline in brick-and-mortar retail risks vacancies and corridor blight.
Insufficient or fragmented business support may constrain small business growth.
Environmental and infrastructure challenges, including the Tijuana River sewage
crisis, aging systems, and limited developable land.
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Strategic
Framework
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STRATEGIC FRAMEWORK
The Strategic Plan provides a roadmap for how
the City and its partners will work toward the
vision for the City’s economy.
Photo credits: City of Chula Vista
5 Goals
15 Strategies
Evolving Actions
Vision for Chula Vista
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STRATEGIC FRAMEWORK | VISION STATEMENT
A Thriving, Inclusive and Globally Connected Chula
Connected Chula Vista
Chula Vista will lift up its people and industry as the
as the foundation of a thriving, inclusive, and globally
globally connected economy. The City will harness its
harness its diverse talent, strategic location, and unique
and unique assets to attract investment, support local
support local businesses and vibrant districts, and
and enhance a dynamic, binational economy.
Photo credits: Chula Vista Living
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STRATEGIC FRAMEWORK | GOALS
The Strategic Plan outlines the goals and strategies for five core areas where Chula Vista and its partners can
concentrate efforts to work towards the City’s vision.
1.INDUSTRY ATTRACTION AND GROWTH
Position Chula Vista to grow its existing industries and capture high -value industry activity that occurs in the
context of the San Diego binational region.
2. TALENT ATTRACTION, RETENTION, AND
UPSKILLING
Develop, retain, and attract a skilled and diverse workforce by aligning education, training, and upskilling
programs with growing industries.
3.SMALL BUSINESS, ENTREPRENEURSHIP,
AND PLACEMAKING
Foster a vibrant small business and entrepreneurship ecosystem that strengthens local commerce and
support lively places to enhance quality of life.
4.TOURISM AND ENTERTAINMENT
Promote, leverage, and expand Chula Vista’s entertainment assets to make it a vibrant, well-known
destination for recreation, entertainment, and culture.
5.BRANDING AND MARKETING Strengthen Chula Vista’s identity and storytelling to attract investment, visitors, and talent from across the
region and beyond.
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GOAL 1. INDUSTRY ATTRACTION AND GROWTH
Positioning Chula Vista to expand its existing industries and
capture high-value activity requires aligned action across public
agencies, private employers, and regional partners.
STRATEGY 1.1
Develop and build partnerships and resources that support the
growth of local industry clusters.
STRATEGY 1.2
Leverage Chula Vista’s strategic position in the binational
region to bring logistics and manufacturing to the region.
STRATEGY 1.3
Proactively market to and recruit growing
industries and businesses to show the benefits of
locating in Chula Vista.
Photo credits: Chula Vista Chamber of Commerce
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EMERGING INDUSTRIES
Chula Vista has an opportunity to build on its legacy industries and geographic advantages to focus future efforts on
emerging industries, layering in opportunities to build strategic logistics hubs that add value for these industries.
A E ROSPACE C LE AN T E C H I NNOVATION M AQUILADORA
M A NU FACTURING
•Evolved from traditional manufacturing into advanced
aerospace and unmanned systems, building on a
legacy that dates back to the 1940s.
•Through partnerships such as the Drone as First
Responder program with the Chula Vista Police
Department, the City has demonstrated its role as an
early adopter and public-sector innovation partner.
•The broader region supports thousands of cleantech
jobs in energy efficiency, testing, design, and advanced
manufacturing, creating spillover opportunities for
adjacent cities.
•Chula Vista is well positioned to complement this
ecosystem through manufacturing, logistics, and
potential university-anchored research activity rather
than competing directly on R&D.
•Chula Vista’s proximity to the Otay Mesa port of entry
and Baja California’s maquiladora ecosystem creates a
competitive advantage for cross-border manufacturing.
•While audio-visual maquiladora activity has declined,
medical device manufacturing continues to grow,
building on the region’s life sciences strengths.
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GOAL 2. TALENT ATTRACTION, RETENTION, AND UPSKILLING
Investing in talent not only strengthens workforce readiness but
also reinforces the City’s appeal to employers by demonstrating
that Chula Vista is a place where businesses can reliably grow and
thrive.
STRATEGY 2.1
Strengthen partnerships with K-12 institutions to
build clear career pathways for Chula Vista youth.
STRATEGY 2.2
Attract a four-year university and deepen
collaboration with Southwestern College to expand
local higher-education opportunities.
STRATEGY 2.3
Establish data-sharing agreements to identify
employers’ workforce needs and connect those to
workforce development program providers.
Photo credits: Chula Vista Chamber of Commerce
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STRATEGY 3.1
Revitalize and create business districts along key commercial
corridors.
STRATEGY 3.2
Align regulations and simplify processes to be a more
responsive, collaborative partner for small businesses.
STRATEGY 3.3
Position the City as a champion for small business success by
strengthening partnerships, programming, technical
assistance, and resources.
Photo credits: Chula Vista Living
GOAL 3. SMALL BUSINESS, ENTREPRENEURSHIP, & PLACEMAKING
By expanding support for small businesses and entrepreneurs,
Chula Vista can provide equitable economic opportunities for
residents and create a more vibrant community.
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STRATEGY 4.1
Develop a governance structure to consolidate
governance responsibilities of key tourism destinations.
STRATEGY 4.2
Activate Chula Vista’s existing assets to become a premier
regional destination for leisure, sports, culture, and
entertainment.
STRATEGY 4.3
Better market existing assets to attract new visitors and to
connect experiences within Chula Vista.
STRATEGY 4.4
Support the development of the Chula Vista
Entertainment Complex (CVEC) and surrounding creative
production spaces.
Photo credits: City of Chula Vista
GOAL 4. TOURISM AND ENTERTAINMENT
Building on existing visitation and attractions and the city’s
strategic location, Chula Vista has a timely opportunity to become
a regional tourist destination.
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EXAMPLES: TOURISM GOVERNANCE MODELS AND OUTCOMES
Cities using dedicated tourism governance entities funded by lodging assessments have seen positive tourism
performance outcomes.
The San Luis Obispo (SLO) Tourism Business
Improvement District (TBID)
Main Roles: Raise funds for tourism marketing and promote
the city through their website and other channels
Measures of success:Increase in overnight stays and
visitor spending
Outcome: TOT revenue is ~11M annually —more than
double since the TBID was established in 2008
Visit Oxnard (Independent Non-Profit)
Main Roles: Promote and market Oxnard as a premier leisure
and business travel destination
Primary goals:Increase in overnight stays and visitor
spending; position Oxnard as a distinct coastal destination;
support local businesses and attractions
Outcome: ~68% average hotel occupancy and $183 Average
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GOAL 5. BRANDING AND MARKETING
A multi-faceted branding and storytelling campaign will be
critical for the City’s ability to attract investment, tourism,
residents, and workers.
STRATEGY 5.1
Establish consistent economic data collection, analysis, and
communication to align stakeholders around shared goals and
progress and build the City’s capacity for data-driven storytelling.
STRATEGY 5.2
Develop and launch a unified branding and marketing
campaign highlighting Chula Vista’s economy, cultural
richness, and binational connections.
Photo credits: Chula Vista Living
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Next Steps
•Engage with the Planning Commission
•Focus on Role of Land Use in Economic Development
•Finalize Economic Development Strategic Plan
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What is the role of land use in economic development?
DISCUSSION
Land Use & Employment Strategy
Development Process & Regulatory Environment
Place Quality, Talent Alignment, & Business Districts
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DISCUSSION IDEAS
•Grow an economy that creates well-paying jobs, reduces
commutes, and strengthens community.
•Encourage the expansion and enhancement of employment
lands to support sustainability goals and attract high -quality,
well-paying jobs.
•Foster a regulatory environment that aligns with the cities
priorities and efficiently delivers on its business expansion,
attraction, and retention activities.
•Support placemaking, vibrant business districts, and safe
spaces through planning and regulation
Photo credits: Chula Vista Living
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February 5, 2026
Chula Vista Economic Development Department
Economic Development Strategic Plan
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Page 26 of 105
City of Chula Vista Planning Commission
March 25, 2026 Agenda
v . 0 0 1 P a g e | 1
March 25, 2026
ITEM TITLE
Conditional Use Permit (“CUP”) to renew an expired CUP permit (PCC-12-053) for a 50-foot wireless
telecommunication facility (“WTF”) consisting of a nine-panel antenna array and associated equipment for
T-Mobile.
Location: 740 Hilltop Dr (APN: 574-281-41)
G.C. § 84308 Regulations Apply: Yes
ENVIRONMENTAL NOTICE
The proposed Project was reviewed for compliance with the California Environmental Quality Act (CEQA)
and determined that the project qualifies for a Class 1 categorical exemption pursuant to Section 15301
(Existing Facilities) of the CEQA Guidelines. No further environmental review is required.
RECOMMENDED ACTION
Conduct a public hearing and adopt a resolution recommending that the Planning Commission approve
Conditional Use Permit PLN25-0008 allowing for continued use of a wireless telecommunication facility,
based on the required findings and subject to conditions contained in the draft resolution.
SUMMARY
NetworkConnex (“Applicant”) proposes a renewal of an expired permit (PCC-12-053) for a 50-foot wireless
telecommunication facility consisting of nine panel antenna arrays and associated equipment for T-Mobile
(“Project”). No change to existing layout on a portion of a 2.76-acre parcel developed with an existing place
of worship (Hilltop Baptist Church of Chula Vista) in the R1, Single-Family Residential zone (Attachment 1).
The property is owned by Hilltop Baptist Church of Chula Vista California Inc. (“Property Owner”).
HOUSING IMPACT STATEMENT
Neither the subject property nor any portion thereof was identified in the General Plan’s Housing Element
to accommodate a portion of the City’s allocation toward addressing regional housing needs, and the Project
does not propose to add units to the City’s existing housing stock. There is no net loss of housing capacity
toward fulfilling the City’s obligation.
Page 27 of 105
City of Chula Vista Planning Commission
March 25, 2026 Agenda
P l a n n i n g C o m m i s s i o n S t a f f R e p o r t P a g e | 2
ENVIRONMENTAL REVIEW
The Director of Development Services reviewed the proposed Project for compliance with the California
Environmental Quality Act (CEQA) and determined that the project qualifies for a Class 1 categorical
exemption pursuant to Section 15301 (Existing Facilities) of the CEQA Guidelines. No further environmental
review is required.
Project Description
The Applicant is proposing a 50-foot monopalm wireless telecommunication facility consisting of nine panel
antenna array and associated equipment for T-Mobile as shown on the project plans (Attachment 2).
Background
The wireless telecommunications facility was previously approved under PCC-01-69 (Reso. 2001-315)
(Attachment 3) and subsequent CUP extensions were approved under PCC-03-48, PCC-09-030, PCC-12-084,
and PCC-14-039.
PPC-12-053 was a modification to the existing CUP to increase the total height from 45 feet to 50 feet. The
CUP has since expired. On February 24, 2024, the Applicant submitted the WTF CUP application. The
application was deemed complete on November 13, 2025.
Project Site Characteristics
The subject property is located 325 feet from the southeastern corner of East J Street and Hilltop Drive. The
project site is the Hilltop Baptist Church and is accessible from Hilltop Drive.
The site has a zoning designation of Single Family Residential (R1) and is in the Residential Low Medium
(RLM) land use designation. The table below identifies the zoning and General Plan land use designations as
well as existing land use of the Project site and the surrounding properties.
Table 1
Land Use and Zoning Designations and Existing Land Uses
General Plan Zoning Existing Land Use
Compliance with Development Regulations
Page 28 of 105
City of Chula Vista Planning Commission
March 25, 2026 Agenda
P l a n n i n g C o m m i s s i o n S t a f f R e p o r t P a g e | 3
Pursuant to Chula Vista Municipal Code (CVMC) Section 19.14.090, the Planning Commission is the
authorized body to make CUP determinations related to wireless telecommunication facilities. The Project
was thoroughly reviewed and evaluated by several divisions within the Development Services Department
(Planning, Landscaping, Land Development, and Building) and the Chula Vista Fire Department.
Pursuant to Chula Vista Municipal Code (CVMC) Section 19.89 Wireless Telecommunications Facilities A(1),
Planning Commission may allow stealth design facilities to exceed the zone district height limit upon a
specific finding that the proposed height is the only technologically feasible option for providing service to
an area. The R1 maximum height is two and a half stories or 28 feet. The Project is proposing a 50 -foot
monopalm and associated equipment building. Please see analysis sections below.
The Project was analyzed for compliance with the CVMC Title 19, and the proposed design meets the intent
of the development standards set forth in the CVMC.
Height, Stealth Technology, and Design
The proposed facility will be placed in the southwestern portion of the property near established trees to
blend in with the existing landscape and minimize visual impacts to adjoining properties. The antennas will
be painted to match the mono-tree, and faux branches will obscure the antennas. The Applicant
acknowledges the development criteria established in CVMC 19.89.060 and will maintain a stealth design,
including continued maintenance of the faux branches (Attachment 3).
The proposed facility is designed to cover a large footprint in an area where user density can fluctuate as
customers travel from the nearby schools and surrounding residential areas. The proposed antennas are
selected to handle the potential user traffic and are as small as are available to meet T-Mobile’s needs while
being installed as closely together as feasible to avoid shadowing or interference. The equipment on-site will
be compact and maintain minimum safety clearances between pieces of equipment.
Co-location
The Applicant indicated they searched for collocation opportunities on existing towers or new locations for
a WTF within the area. The Applicant determined it was best to keep using the existing location since there
will be no disruption in cellular service, no new construction required, and most cost-effective to use existing
infrastructure. In addition, there is another wireless site on the property, which furthers the goal of
concentrating wireless facilities on a common site per CVMC 19.89.060(A)(3). The T-Mobile facility as
proposed is taller than a rooftop installation and will be able to accommodate additional antennas, should
another wireless carrier wish to install at this location.
General Plan Consistency
The proposed wireless facility was found to be consistent with the General Plan. The proposed WTF will not
change the allowed or conditional uses permitted in the CVMC.
Page 29 of 105
City of Chula Vista Planning Commission
March 25, 2026 Agenda
P l a n n i n g C o m m i s s i o n S t a f f R e p o r t P a g e | 4
Findings
In addition to development compliance with the various codes and regulations and general plan consistency,
findings for Conditional Use Permits are required pursuant to CVMC 19.14. The draft findings can be found
in the draft Resolution for Planning Commission’s consideration.
CONCLUSION
The proposed Project was determined to be consistent with the Chula Vista Municipal Code, the General Plan,
the Chula Vista Design Manual and other applicable development standards and regulations. Staff
recommends the Planning Commission approve the Project and adopt the draft resolution, subject to the
conditions of approval provided in the resolution.
DECISION-MAKER CONFLICT
Staff reviewed the property holdings of the Planning Commission members and found no property holdings
within 1,000 feet of the boundaries of the subject property. Consequently, this item does not present a
disqualifying real property-related financial conflict of interest under California Code of Regulations Title 2,
section 18702.2(a)(7) or (8), for purposes of the Political Reform Act (Cal. Gov’t Code §87100, et seq.).
Staff is not independently aware nor have been informed by any Planning Commission member of any other
fact that may constitute a basis for a decision-maker conflict of interest in this matter.
FISCAL IMPACT
There are no current or ongoing fiscal impacts to the General Fund or the Development Services Fund
resulting from this action. All costs incurred processing this application are borne by the Applicant.
ATTACHMENTS
RESOLUTION NO. 2026-XXX
1) Location Map
2) Project Plans
3) Photos
Staff Contact: Robert Narvaez, AICP, Senior Planner
Anna Colamussi, Deputy Director
Page 30 of 105
City of Chula Vista Planning Commission
March 25, 2026 Agenda
Form Rev 1/29/2025
RESOLUTION NO. 2026-XXX
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CHULA VISTA MAKING CERTAIN FINDINGS OF FACT AND
APPROVING CONDITIONAL USE PERMIT PLN25-0008 FOR THE
CONTINUED USE OF A WIRELESS TELECOMMUNICATION
FACILITY ON APPROXIMATELY 393.3 SQUARE FEET OF A 2.76-
ACRE PARCEL WITHIN AN R1 SINGLE FAMILY RESIDENTIAL
ZONE
WHEREAS, on February 24, 2024, a duly verified application for a Conditional Use
Permit was filed with the City of Chula Vista Development Services Department by T-Mobile
West, LLC (“Applicant”) for property owned by Hilltop Baptist Church of Chula Vista
California Inc. (“Property Owner”); and
WHEREAS, on November 13, 2025, a duly verified application for a Conditional Use
Permit was deemed complete with the City of Chula Vista Development Services
Department; and
WHEREAS the property includes a developed place of worship (Hilltop Baptist
Church) consisting of approximately 10.695-acres; and
WHEREAS the Applicant proposes to allow for the continued use of a wireless
telecommunication facility at the Project Site (“Project”); and
WHEREAS it was determined that the proposed Project was reviewed for compliance
with the California Environmental Quality Act (CEQA) and determined that the project
qualifies for a Class 1 categorical exemption pursuant to Section 15301 (Existing Facilities)
of the CEQA Guidelines. No further environmental review is required; and
WHEREAS the Director of Development Services set the time and place for a hearing
before the Planning Commission, and notice of said hearing, together with its purpose, was
given by its publication in a newspaper of general circulation in the City and its mailing to
property owners within 500 feet of the exterior boundaries of the property at least 10 days
prior to the hearing; and
WHEREAS the hearing was held at the time and place as advertised in the Council
Chambers, 276 Fourth Avenue, before the Planning Commission, and the hearing was
thereafter closed; and
WHEREAS the Planning Commission has reviewed and considered all materials for
the Project, including the Project plans and the Staff Report; and
WHEREAS staff recommended that the Planning Commission adopt a Resolution
recommending approval of the Project (Conditional Use Permit PLN25-0008).
Page 31 of 105
City of Chula Vista Planning Commission
March 25, 2026 Agenda
Planning Commission Resolution No. 2026-XXX
Page 2
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Chula
Vista that it hereby APPROVES the Project in accordance with the environmental
determination and findings and subject to the conditions contained herein.
I. COMPLIANCE WITH CEQA
The proposed Project was reviewed for compliance with the California
Environmental Quality Act (CEQA) and determined that the project qualifies for a Class 1
categorical exemption pursuant to Section 15301 (Existing Facilities) of the CEQA
Guidelines. No further environmental review is required.
II. CONDITIONAL USE FINDINGS
The Planning Commission, under the provisions of Sections 19.14.030.A and 19.89 of the
Chula Vista Municipal Code (CVMC), has made the following findings for approval of this
conditional use permit as required by CVMC Section 19.14.080:
1. That the proposed use at the particular location is necessary or desirable to provide
a service or facility which will contribute to the general well-being of the
neighborhood or the community. The proposed use will improve wireless
communications as a public convenience by continuing to provide essential
communication and improved service in the area surrounding its location. The
existing facility has not interfered with the surrounding residential activities or
conveniences and has contributed to the general well-being of the community by
ensuring uninterrupted wireless service for the nearby communities;
2. That such use will not, under the circumstances of the particular case, be detrimental
to the health, safety or general welfare of persons residing or working in the vicinity,
or injurious to property or improvements in the vicinity. The use provides wireless
communication company reliability in the coverage area, which can help to enhance
the general health, safety, and welfare of the citizens of Chula Vista;
3. That the proposed use will comply with the regulations and conditions specified in
this title for such use;
4. That the Applicant and Property Owner will fulfill conditions and comply with all
applicable regulations and standards specified in the City's Wireless Ordinance in the
CVMC for such use. The use will be built in compliance with the City's Wireless
Ordinance development criteria and all other City zoning and building regulations.
The conditions of this permit are approximately in proportion to the nature and
extent of the impact created by the use in that the conditions imposed are directly
related to, and of a nature and scope related to the size and impact of the use. The use
complies with all regulations and conditions specified in the CVMC;
5. That the granting of this conditional use will not adversely affect the General Plan of
the City or the adopted plan of any governmental agency; and
Page 32 of 105
City of Chula Vista Planning Commission
March 25, 2026 Agenda
Planning Commission Resolution No. 2026-XXX
Page 3
6. That the integration of wireless facilities within existing land use helps to achieve the
General Plan's Public Facilities and Services Element (PFS) 24.2 Objective. As pa rt of
the review of this existing telecommunications facility, the applicant was required to
stealth the project's design of the monopole and the siting of the equipment enclosure
in order to allow other wireless carriers usage of the monopole and site as well as to
minimize visual impacts of the telecommunication facility on the adjacent residential
neighborhood and park.
III. CONDITIONAL USE PERMIT CONDITIONS OF APPROVAL
The following shall be accomplished to the satisfaction of the Director of Development
Services or his designee:
Planning
1. The Applicant/Representative and Property Owner shall execute this document by
making a true copy and signing both this original Notice of Decision and the copy on
the lines provided below, said execution indicating that the Applicant/Representative
and Property Owner have each read, understood and agreed to the conditions
contained herein, and will implement same. Upon execution, the true copy with
original signatures shall be returned to the Development Services Department.
Failure to return the signed true copy of this document within 30 Days of the effective
date herein shall indicate the Applicant/Representative and Property Owner's desire
that the project, and corresponding application for building/grading permits and/or
business license, be held in abeyance without approval.
2. The Applicant shall construct and maintain the Project in accordance with the
approved plans for PLN25-0008, date stamped approved on November 13, 2025,
which includes a site plan and architectural elevations on file in the Planning Division,
the conditions contained herein, and Title 19.
3. Approval of this Project shall not waive the Applicant's responsibility to comply with
all sections of Title 19 of the CVMC, previously approved PCC-01-069 (Reso 2001-
315) and all other applicable City Ordinances in effect at the time of building permit
issuance or the approval of this Conditional Use Permit.
4. The Applicant shall execute this Conditional Use Permit as the authorized use only.
Any new use or modification/expansion of uses shall be subject to the review and
approval of the Zoning Administrator and/or Planning Commission.
5. The Applicant shall cooperate with telecommunications companies in co-locating
additional antennas on subject property provided said co-locators have received a
Conditional Use Permit for such use at said site from the City. The Applicant shall
exercise good faith in co-locating with other communications companies and sharing
Page 33 of 105
City of Chula Vista Planning Commission
March 25, 2026 Agenda
Planning Commission Resolution No. 2026-XXX
Page 4
the permitted site, provided such shared use does not give rise to a substantial
technical level-or quality-of-service impairment of the permitted use (as opposed to
a competitive conflict or financial burden). In the event a dispute arises as to whether
Applicant has exercised good faith in accommodating other users, the City may
require a third-party technical study at the expense of the Applicant.
6. Within 90 days of cessation of the business operations and use of the antennas, the
Applicant shall submit a substitute user to the satisfaction of the Development
Services Director and/or remove the Project and all associated equipment from the
Project Site. If the facility is removed, then the Applicant shall restore the Project Site
to its original condition.
IV. GOVERNMENT CODE SECTION 66020(d)(1) NOTICE
Pursuant to Government Code Section 66020(d)(1), NOTICE IS HEREBY GIVEN that the 90
day period to protest the imposition of any impact fee, dedication, reservation, or other
exaction described in this resolution begins on the effective date of this resolution and any
such protest must be in a manner that complies with Government Code Section 66020(a)
and failure to timely follow this procedure will bar any subsequent legal action to attack,
review, set aside, void or annul imposition. The right to protest the fees, dedications,
reservations, or other exactions does not apply to planning, zoning, grading, or other similar
application processing fees or service fees in connection with this project; and it does not
apply to any fees, dedication, reservations, or other exactions which have been giv en notice
similar to this, nor does it revive challenges to any fees for which the statute of limitations
has previously expired.
V. EXECUTION OF RESOLUTION OF APPROVAL
The Property Owner and Applicant shall execute this document signing on the lines provided
below, indicating that the Property Owner and Applicant have each read, understood, and
agreed to the conditions contained herein, and will implement the same. Upon execution,
this document shall be signed and returned to the City’s Development Services Department.
________________________________ ________________________
Signature of Property Owner Date
(Walter Hatch for Hilltop Baptist Church of Chula Vista California Inc.)
________________________________ _______________________
Signature of Applicant Date
(Michael Crawford of NetworkConnex for T-Mobile West, LLC)
Page 34 of 105
City of Chula Vista Planning Commission
March 25, 2026 Agenda
Planning Commission Resolution No. 2026-XXX
Page 5
VI. CONSEQUENCES OF FAILURE OF CONDITIONS
If any of the foregoing conditions fail to occur, or if they are, by their terms, to be
implemented and maintained over time, if any of such conditions fail to be so implemented
and maintained according to their terms, the City shall have the right to revoke or modify all
approvals herein granted, deny, or further condition issuance of all future building permits,
deny, revoke, or further condition all certificates of occupancy issued under the authority of
approvals herein granted, institute and prosecute litigation to compel their compliance with
said conditions or seek damages for their violation. Failure to satisfy the conditions of this
permit may also result in the imposition of civil or criminal penalties.
VII. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the Planning Commission that its adoption of this Resolution is
dependent upon the enforceability of each and every term, provision and condition herein
stated; and that in the event that any one or more terms, provisions or conditions are
determined by a Court of competent jurisdiction to be invalid, illegal or unenforceable, this
resolution and the permit shall be deemed to be automatically revoked and of no further
force and effect.
Presented by Approved as to form by
Roy Sapa’u Marco A. Verdugo
Deputy City Manager/ City Attorney
Director of Development Services
PASSED, APPROVED, and ADOPTED by the Planning Commission of the City of Chula
Vista, California, this 25th day of March 2026, by the following vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
______________________________
Rodrigo Leal, Chair
ATTEST:
_______________________________________
Mariluz Zepeda, Deputy City Clerk
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO )
CITY OF CHULA VISTA )
Page 35 of 105
City of Chula Vista Planning Commission
March 25, 2026 Agenda
Planning Commission Resolution No. 2026-XXX
Page 6
I, Mariluz Zepeda, Deputy City Clerk of Chula Vista, California, do hereby certify that the
foregoing Resolution No. 2026-XXX was duly passed, approved, and adopted by the Planning
Commission at a regular meeting of the Planning Commission held on the 25th of March
2026.
Executed this 25th day of March 2026.
___________________________________
Mariluz Zepeda, Deputy City Clerk
Page 36 of 105
City of Chula Vista Planning Commission
March 25, 2026 Agenda
Page 37 of 105
City of Chula Vista Planning Commission
March 25, 2026 Agenda
655 N. CENTRAL AVE., #1520
GLENDALE, CA 91203
OFFICE: (818) 840-0808 FAX: (818) 840-0708
655 N. CENTRAL AVE., #1520
GLENDALE, CA 91203
OFFICE: (818) 840-0808 FAX: (818) 840-0708
SD06864A
HILLTOP BAPTIST CHURCH
0
ZONING
(CUP RENEWAL)
Stick Together
T-1
TITLE SHEET
SITE NUMBER:
SITE NAME:
SITE TYPE:
CITY:
COUNTY:
JURISDICTION:
GENERAL LOCATION MAP
SD06864A
HILLTOP BAPTIST CHURCH
MONOPALM
CHULA VISTA
SAN DIEGO
PROJECT TEAM
VICINITY MAP
DRAWING INDEX
T-1
A-1
TITLE SHEET
EXISTING OVERALL SITE PLAN
A-2 EXISTING EQUIPMENT AND ANTENNA LAYOUT PLANS
A-3 EXISTING NORTHEAST ELEVATION
CODE COMPLIANCE
ACCESSIBILITY REQUIREMENTS
CUP RENEWAL
CITY OF CHULA VISTA
DRIVING DIRECTION
SAC/ZONING/PERMITTING:
PROJECT SUMMARY
SITE ADDRESS:
PROPERTY OWNER CONTACT:
APPLICANT:
BUILDING SUMMARY
LEGAL DESCRIPTION
PROJECT DESCRIPTION
PRINT NAME SIGNATURE DATE
APPROVAL
UTILITY PURVEYOR
LATITUDE / LONGITUDE
PROJECT
AREA
PROJECT
AREA
Page 38 of 105
City of Chula Vista Planning Commission
March 25, 2026 Agenda
655 N. CENTRAL AVE., #1520
GLENDALE, CA 91203
OFFICE: (818) 840-0808 FAX: (818) 840-0708
655 N. CENTRAL AVE., #1520
GLENDALE, CA 91203
OFFICE: (818) 840-0808 FAX: (818) 840-0708
SD06864A
HILLTOP BAPTIST CHURCH
0
ZONING
(CUP RENEWAL)
Stick Together
A-1
EXISTING OVERALL
SITE PLAN
EXISTING OVERALL SITE PLAN 1
N
SECTOR B
120° AZ
SECTOR A
0° AZ
SECTOR C
240° AZ
HIL
L
T
O
P
D
R
I
V
E
Page 39 of 105
City of Chula Vista Planning Commission
March 25, 2026 Agenda
655 N. CENTRAL AVE., #1520
GLENDALE, CA 91203
OFFICE: (818) 840-0808 FAX: (818) 840-0708
655 N. CENTRAL AVE., #1520
GLENDALE, CA 91203
OFFICE: (818) 840-0808 FAX: (818) 840-0708
SD06864A
HILLTOP BAPTIST CHURCH
0
ZONING
(CUP RENEWAL)
Stick Together
A-2
EXISTING EQUIPMENT
AND ANTENNA
LAYOUT PLANS
N
2EXISTING ANTENNA LAYOUT PLAN
1EXISTING EQUIPMENT LAYOUT PLAN
N
SECTOR B
120° AZ
SECTOR A
0° AZ
SECTOR C
240° AZ
Page 40 of 105
City of Chula Vista Planning Commission
March 25, 2026 Agenda
655 N. CENTRAL AVE., #1520
GLENDALE, CA 91203
OFFICE: (818) 840-0808 FAX: (818) 840-0708
655 N. CENTRAL AVE., #1520
GLENDALE, CA 91203
OFFICE: (818) 840-0808 FAX: (818) 840-0708
SD06864A
HILLTOP BAPTIST CHURCH
0
ZONING
(CUP RENEWAL)
Stick Together
A-3
EXISTING NORTHEAST
ELEVATION
1EXISTING NORTHEAST ELEVATION
Page 41 of 105
City of Chula Vista Planning Commission
March 25, 2026 Agenda
Photos of Existing T-Mobile Wireless Facility - SD06864A
Site Plan with antenna and equipment lease area locations for photo reference. No exterior
changes proposed.
Page 42 of 105
City of Chula Vista Planning Commission
March 25, 2026 Agenda
Photos of Existing T-Mobile Wireless Facility - SD06864A
View of Tower
Page 43 of 105
City of Chula Vista Planning Commission
March 25, 2026 Agenda
Photos of Existing T-Mobile Wireless Facility - SD06864A
Alpha Sector on building
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City of Chula Vista Planning Commission
March 25, 2026 Agenda
Photos of Existing T-Mobile Wireless Facility - SD06864A
Beta Sector on building
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City of Chula Vista Planning Commission
March 25, 2026 Agenda
Photos of Existing T-Mobile Wireless Facility - SD06864A
Gamma Sector on building
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City of Chula Vista Planning Commission
March 25, 2026 Agenda
Photos of Existing T-Mobile Wireless Facility - SD06864A
Leased Equipment area
Page 47 of 105
City of Chula Vista Planning Commission
March 25, 2026 Agenda
Photos of Existing T-Mobile Wireless Facility - SD06864A
Signage
Page 48 of 105
City of Chula Vista Planning Commission
March 25, 2026 Agenda
Project Number: PLN25-0008
Site Address: 740 Hilltop Drive (APN: 574-281-41)
Subject: Opposition to Renew Cell Tower Permit
To City of Chula Vista Planning Commission,
03/23/2026
As a resident that lives within the 500-foot radius of the continued Conditional Use Permit
renewal of the wireless communication facility at 740 Hilltop Drive, I am writing to oppose
the renewal of the cell tower permit.
I am concerned about the tower's proximity to hundreds of residential homes and schools
including Hilltop Elementary and Hilltop Middle schools and the potential health impacts
associated with long term exposure. Placing this structure in such close proximity to where
families live raises serious concerns for our community's well-being and peace of mind.
I respectfully urge the City of Chula Vista Planning Commission to deny the renewal of this
permit.
Written Communications
Item #6.1 - Oviedo
Received 3/24/26
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March 25, 2026 Agenda
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Item #6.1 - Oviedo
Received 3/24/26
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Item #6.1 - Oviedo
Received 3/24/26
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Item #6.1 - Oviedo
Received 3/24/26
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Written Communications
Item #6.1 - Oviedo
Received 3/24/26
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City of Chula Vista Planning Commission
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Written Communications
Item #6.1 - Oviedo
Received 3/24/26
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City of Chula Vista Planning Commission
March 25, 2026 Agenda
Project Number: PLN25-0008
Site Address: 740 Hilltop Drive (APN: 574-281-41)
Subject: Opposition to Renew Cell Tower Permit
To City of Chula Vista Planning Commission,
My name is Olivia Oviedo, I live at in Chula Vista.
03/25/2026
I am here today to voice my opposition to the renewal of the continued use permit for the
50-foot wireless communication facility in the Single-Family residential zone in my
neighborhood. The proposed Conditional Use Permit renewal fails to meet the terms of the
City of Chula Vista's Title 19 section 19.14.080. The Conditional Use Permit-Prerequsites
for Granting Section B states that such use will not, under the circumstances of the
particular case, be detrimental to the health, safety, or general welfare of persons residing
or working in the vicinity, or injurious to property or improvements in the vicinity.
The telecommunications facility is located in a residential community within extremely
close proximity to many homes, 2 schools, and a public park. The cell phone towers are
detrimental to the health, safety, and general welfare of my community. I have spoken to
many neighbors who are also in opposition to the renewal of the continued use permit.
Many of my neighbors are experiencing detrimental health effects from the radiation
emitted by the towers. This includes phy sical and psychosocial impacts to their general
welfare. Many residents in my community are experiencing headaches, difficulty sleeping,
tinnitus, among other health issues.
One resident I spoke to is confined to her home as she cannot spend time outside her
home due to the headaches she experiences from the electromagnetic frequencies
emitted by the towers.
Another residents home is in such close proximity that she can hear the constant buzzing
from the towers overhead.
There are many children who reside in close proximity to the towers. The radiation exposure
is especially concerning for young children with developing nervous systems including the
children who live, play, and sleep in extremely close proximity to these towers as well as
the children who attend the 2 nearby schools who spend 8+ hours per day at school.
I have collected multiple signatures from concerned residents in my community, residents
who live within a 500 foot radius of the cell towers. Residents who's health, safety, and
wellbeing are directly affected by these cell towers in our backyards. Children and families
have a right to environmental protection and to feel safe in their own homes and schools.
As a concerned mother, registered nurse, and resident of this community I urge the city of
Written Communications
Item #6.1 - Oviedo
Received 3/25/26
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Item #6.1 - Oviedo
Received 3/25/26
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Item #6.1 - Oviedo
Received 3/25/26
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Item #6.1 - Oviedo
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Item #6.1 - Oviedo
Received 3/25/26
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City of Chula Vista Planning Commission
March 25, 2026 Agenda
Written Communications
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Wireless Telecommunication
Facility (T-Mobile)
CUP
1
Planning Commission
Item 6.1
March 25, 2026
Page 92 of 105
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2Project Location
N
Hilltop Middle
School
Project Location
Hilltop
Park
Sa
n
D
i
e
g
o
C
o
u
n
t
y
Equipment
Area
Monopalm
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Existing Site Plan 3Page 94 of 105
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Existing Conditions 4Page 95 of 105
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Existing Conditions 5
Monopalm
by othersT-Mobile
Monopalm
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Existing Conditions 6Page 97 of 105
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FINDINGS
Chula Vista Municipal Code (CVMC)
Section 19.89 Wireless Telecommunications Facilities
7
Height, Stealth Technology, and Design
The proposed monopalm has a stealth design with earth-toned paint for the pole and palm
fronds to conceal the antennas.
Co-location
The Applicant determined it was best to keep using the existing location since there will be no
disruption in cellular service, no new construction required, and most cost-effective to use
existing infrastructure. In addition, there is another wireless site on the property, which furthers
the goal of concentrating wireless facilities on a common site per CVMC 19.89.060(A)(3)
General Plan Consistency
The proposed wireless facility was found to be consistent with the General Plan. The proposed
WTF will not change the allowed or conditional uses permitted in the CVMC.
Page 98 of 105
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FINDINGS
Chula Vista Municipal Code (CVMC)
Section 19.89 Wireless Telecommunications Facilities A(1)
Planning Commission may allow stealth design facilities to exceed the zone district
height limit upon a specific finding that the proposed height is the only
technologically feasible option for providing service to an area.
The R1 zone’s maximum height is two and a half stories or 28 feet.
The Project is proposing a 50-foot monopalm and associated equipment building.
8Page 99 of 105
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CEQA
Public Concerns
Six letters of concern were received on 03/24/2026.
The main concern was the potential health impacts associated
with long-term exposure.
FCC has stated there is not scientific evidence that establishes a
link between wireless and cancer or other illnesses.
WHO has also stated no adverse health effects have been linked
with exposure to wireless technologies.
9Page 100 of 105
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CEQA
CEQA
The proposed Project was reviewed for compliance with the
California Environmental Quality Act (CEQA) and determined that
the project qualifies for a Class 1 categorical exemption pursuant
to Section 15301 (Existing Facilities) of the CEQA Guidelines. No
further environmental review is required.
10Page 101 of 105
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RECOMMENDATION
Adopt a Resolution recommending the
Planning Commission approve the Conditional
Use Permit (PLN25-0008) allowing for the
continued use of a wireless telecommunications
facility for T-Mobile.
11Page 102 of 105
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Page 1
City of Chula Vista
Regular Planning Commission Meeting
MINUTES
February 11, 2026, 6:00 p.m.
Council Chambers, 276 Fourth Avenue, Chula Vista, CA
Minutes are prepared and ordered to correspond to the agenda.
_____________________________________________________________________
1. CALL TO ORDER
The meeting was called to order at 6:00 p.m.
2. ROLL CALL
Deputy City Clerk Zepeda called the roll.
3. PLEDGE OF ALLEGIANCE TO THE FLAG AND MOMENT OF SILENCE
Led by Commissioner Sanfilippo.
4. CONSENT CALENDAR (Items 4.1 through 4.2)
Chair Leal announced that Commissioner Felber abstained because he was
absent from the last meeting.
Moved by Commissioner Sanfilippo
Seconded by Commissioner De La Rosa
To approve the recommended action on the below consent calendar items. The
motion was carried by the following vote:
Result, Carried (6 to 0)
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2026-02-11 Planning Commission Regular Meeting Minutes
Page 2
4.1 Approval of Meeting Minutes
To approve minutes dated: January 28, 2026
4.2 Consider Request for Excused Absence
To approve an excused absence for Commissioner Felber from the
January 28, 2026, meeting.
5. PUBLIC COMMENTS
There were none.
6. PUBLIC HEARINGS
6.1 Tentative Map to subdivide two (2) existing legal parcels into seven
(7) parcels with a remainder parcel at the Shops at San Miguel Ranch
commercial center
Notice of the hearing was given in accordance with legal requirements,
and the hearing was held on the date and no earlier than the time
specified in the notice.
Senior Planner Narvaez gave a presentation on the item, and applican t
Joseph Ramani assisted in responding to questions.
Chair Leal opened the public hearing.
Rick Fernandez, Chula Vista resident, spoke in support.
There being no further members of the public who wished to speak, Chair
Leal closed the public hearing.
Moved by Commissioner Felber
Seconded by Commissioner De La Rosa
To adopt Resolution No. 2026-003. The motion was carried by the
following vote:
Result, Carried (7 to 0)
Item 6.1 heading:
RESOLUTION NO. 2026-003 OF THE PLANNING COMMISSION OF
THE CITY OF CHULA VISTA APPROVING A TENTATIVE MAP TM24 -
0003 TO SUBDIVIDE TWO (2) EXISTING LEGAL PARCELS INTO
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2026-02-11 Planning Commission Regular Meeting Minutes
Page 3
SEVEN (7) PARCELS WITH ONE (1) REMAINDER PARCEL ON
APPROXIMATELY 10.695 ACRES WITHIN A COMMERCIAL RETAIL
CENTER IN THE SAN MIGUEL RANCH PLANNED COMMUNITY (2310,
2314, 2318, 2322, 2326, 2330 and 2334 PROCTOR VALLEY ROAD
(APN: 595-030-57, -58, -59, -60, & -61)
7. STAFF REPORT
Deputy Director of Development Services Colamussi spoke on upcoming
meeting dates and other informational items.
8. CHAIR'S COMMENTS
Chair Leal expressed appreciation to the commissioners for their attendance.
9. COMMISSIONERS' COMMENTS
There were none.
10. ADJOURNMENT
The meeting was adjourned at 6:31 p.m.
Minutes prepared by: Mariluz Zepeda, Deputy City Clerk
_________________________
Mariluz Zepeda, Deputy City Clerk
Page 105 of 105
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