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HomeMy WebLinkAboutRDA Packet 2000/07/25 Notice is hereby given that the Chair of the Chula Vista Redevelopment Agency has called and will convene a special meeting of the Redevelopment Agency, Tuesday, July 25, 2000 at 6:00 p.m., immediately following the City Council meeting in the Council Chambers, located in the Public Services Building, 276 Fourth Avenue, Chula Vista, California to consider, deliberate and act upon the following: ~ Chair ~~f?. ~..- ~-- :: CllY OF CHUlA VISTA TUEIDAY, JULY 25, 2000 COUNCIL CMAMIERS 6:00 P.M. PUILIC 51RY1CD BUILDING (IMMlDIATILY POLLOWING TNE CITY COUNCIL MIniNG) MEETING OF THE REDEVELOPMENT AGENCY CALL TO ORDER ROLL CALL Agency Members Davis, Moot, Padilla, Salas, and Chair Horton ORAL COMMUNICATIONS This is an opportunity for the general public to address the Redevelopment Agency on any subiect maffer within the Agency's jurisdiction that is not an item on this agenda. (State law, however, generally prahibits the Redevelopment Agency fram taking action on any issues not included on the posted agenda.) If you wish to address the Agency on such a subject, please complete the "Request to Speak Under Oral Communications Form" available in the lobby and submit it to the Secretary to the Redevelopment Agency or City Clerk prior to the meeting. Those who wish to speak, please give your name and address for record purposes and follow up action. PUBLIC HEARINGS AND RELATED RESOLUTIONS AND ORDINANCES The following items have been advertised and/or posted as public hearings as required by law. If you wish to speak to any item, please fill out the "Request to Speak Form" available in the lobby and submit it to the Redevelopment Agency or the City Clerk prior to the meeting. - - AOINDA -2- JULY 25, 2000 1. PUBLIC TO CONSIDER A REQUEST TO AMEND THE OTAY VALLEY ROAD HEARING REDEVELOPMENT PROJECT AREA IMPLEMENTATION PLAN AND DESIGN MANUAL ADDENDUM TO LIST A CONCRETE BATCH PLANT AS A USE ALLOWED BY SPECIAL USE PERMIT AGENCY DENYING THE REQUEST FOR AN AMENDMENT TO THE OTAY VALLEY RESOLUTION ROAD REDEVELOPMENT PROJECT AREA IMPLEMENTATION PLAN AND DESIGN MANUAL ADDENDUM TO LIST A CONCRETE BATCH PLANT AS A USE ALLOWED BY SPECIAL USE PERMIT-Superior Ready Mix Concrete requested an application for a special use permit for a concrete batch plant on property located at 1855 Maxwell Road within the Otay Valley Road Redevelopment Project Area. The Otay Valley Road Redevelopment Project Area Implementation Plan and Design Manual Addendum, which govern the land use in the Otay Valley Road Project Area, does not allow concrete batch plants conditionally or by right. [Community Development Director] STAFF RECOMMENDATION: Agency adopt the resolution. OTHER BUSINESS 2. DIRECTOR'S REPORT(S) 3. CHAIR'S REPORT(S) 4. AGENCY COMMENTS ADJOURNMENT The meeting will adjourn to a closed session and then to a regular meeting of Redevelopment Agency on August 1, 2000 at 4:00 p.m., immediately following the City Council meeting, in the City Council Chambers. CLOSED SESSION Unless Agency Counse/' the Executive Director, or the Redevelopment Agency states otherwise at this time, the Agency will discuss and deliberate an the following item(s) of business which are permiffed by law to be the subject of a closed session discussion, and which the Agency is advised should be discussed in closed session to best protect the interests of the City. The Agency is required by law to return to open session, issue any reports of finol oction taken in closed session, and the votes taken. However, due to the typical length of time taken up by closed sessions, the videotaping will be terminoted at this point in order to save costs so thot the Agency's return from closed session, reports of final action taken, and adjournment will not be videotaped. Nevertheless, the report of final action taken will be recorded in the minutes which will be avoiloble in the Office of the Secretary to the Redevelopment Agency and the City Clerk's Office. 5. CONFERENCE WITH LEGAL COUNSEL REGARDING EXISTING LITIGATION -- Pursuant to Government Code Section 54956.9(a) o. Agency vs. Shinohara [Case No. GISO02460] - .. REDEVELOPMENT AGENCY AGENDA STATEMENT ITEM NO.: I MEETING DATE: 07 /25/00 ITEM TITLE: PUBLIC HEARING TO CONSIDER A REQUEST TO AMEND THE OTAY VALLEY ROAD REDEVELOPMENT PROJECT AREA IMPLEMENTATION PLAN AND DESIGN MANUAL ADDENDUM TO LIST A CONCRETE BATCH PLANT AS A USE ALLOWED BY SPECIAL USE PERMIT RESOLUTION DENYING THE REQUEST FOR AN AMENDMENT TO THE OTAY VALLEY ROAD REDEVELOPMENT PROJECT AREA IMPLEMENTATION PLAN AND DESIGN MANUAL ADDENDUM TO LIST A CONCRETE BATCH PLANT AS A USE ALLOWED BY SPECIAL USE PERMIT SUBMlnED BY: COMMUNITY DEVELOP~ENT DIRECTOR L~~ LS REVIEWED BY: EXECUTIVE DIRECTOR (Or. DïV' " 4/5THS YOTE: YES D NO 0 BACKGROUND The applicant, Superior Ready Mix Concrete, requested to submit an application for a Special Use Permit for a concrete batch plant on property located at 1855 Maxwell Road within the Otay Valley Road Redevelopment Proiect Area. The Otay Valley Road Redevelopment Project Area Implementation Plan and Design Manual Addendum governs the land use in the Otay Valley Road Project Area, and it does not allow concrete batch plants conditionally or by right. Therefore, an application for that use could not be accepted. Staff provided this information to the applicant who desired to pursue the proposed use through application for an amendment to the Otay Valley Road Implementation Plan. The Planning ond Environmental Manager of the Community Development Department has prepared an Initial Study for the proposed amendment to the Implementation Plan. Typical impacts such as noise and traffic were not reviewed as this is merely an application for the amendment, not for the actual batch plant project. It was determined that the proposed amendment will not have a significant effect on the environment. A Negative Declaration was prepared in accordance with the requirements of the California Environmental Quality Act. Allowing a heavy industrial use in the area would be a set back and detrimental to the Agency's efforts. Staff is recommending that the requested amendment be denied as it is not consistent with the goals of the Redevelopment Agency. /- ( - ., PAGE 2, ITEM NO.: I MEETING DATE: 07/25/00 RECOMMENDATION Adopt attached Resolution denying the propased amendment to the Otay Valley Road Redevelopment Project Area Implementation Plan and Design Manual Addendum; and take no action on the negative declaration. BOARDS/COMMISSIONS RECOMMENDATION A Public Hearing before the Planning Commission was initiated on May 17, 2000 at which staff recommended denial of the application. At that public hearing speakers representing residents, businesses, and a representative from the adjacent land fill spoke against the land use change. The applicant presented information that suggested that a concrete batch plant could be designed and operated in such a manner as to meet the requirements of the goals and objectives of the Redevelopment Plan. Their presentation included the provision of underground vaults for the sand and gravel, as well as tilt up cancrete walls to give the appearance of an industrial park. They stated that air quality associated with the use would not be of a nuisance level. The Public Hearing was continued to 6/14/00 to allow staff the opportunity to present additional information regarding the economic development of the Otay Valley Road Redevelopment Area, as well as, a resolution approving the language change to the implementation plan. At the public hearing on June 14, 2000, staff again recommended denial. The applicant spoke to the benefits of the concrete batch plant. The applicant had indicated at the May 17, 2000 meeting that they would be willing to consider a sunset date on their operation. When asked how much time they would need to justify the improvements, they responded 15-20 years. The Planning Commission voted (3-2-2-0) to adopt the Negative Declaration and approve Resolution PCM-00-23 amending the Otay Valley Road Redevelopment Project Area Implementation Plan and Design Manual Addendum to list a concrete batch plant as a use allowed by Special Use Permit. The motion failed. The minutes fram both meetings are attached. In addition, a letter from Doug Fuller that was submitted to the Planning Commission on June 14, 2000 is attached. DISCUSSION The applicant, Superior Ready Mix, has requested an amendment to the Otay Valley Road Implementation Plan, in order to process a Special Use Permit for a concrete batch plant. To allow this use, and support the amendment to the Implementation Plan, it would be necessary to find conformance with the goals and objectives of the Redevelopment Plan and the Implementation Plan. Staff does not believe that the requested amendment is consistent with the goals of the Otay Valley Road Redevelopment Plan. The following review sets forth the conflict between the requested amendment and the existing goals of the redevelopment area. The establishment of land uses within the Project Area is governed by the following provision within the Otay Valley Road Redevelopment Project Area Implementation Plan/Design Manual Addendum: (-;2. - - PAGE 3, ITEM NO.: I MEETING DATE: 07/25/00 ~ All land uses prohibited by the I-L or I regulations shall be prohibited in the Project Area. The project site is zoned I-Po ~ The I-L regulations (Section 19.44.050 A.1. of the Chula Vista Municipal Code) list as prohibited uses or processes manufacturing uses and processes involving the primary production of products from raw materials, including the following materials and uses: Asphalt, cement, charcoal and fuel briquettes. A concrete batch plant processes cement with sand and gravel to make concrete. This limitation on industrial uses, as opposed to limited industrial uses, is the essence of this Redevelopment Area's purpose. The goal is to produce industrial parks, and to phase out heavy industrial uses. While the applicant is suggesting designing a hybrid facility that, except for the delivery of raw product and transit by concrete trucks, would appear on the surface to be another industrial park, it is still a purely industrial use, and as such is presently prohibited due to its intensity and typical nature. The Redevelopment Plan adopted in 1983 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 at this location would be a continuation of the underdevelopment of this property when viewed in the larger framework of the Redevelopment and Implementation Plan which envisions an industrial park like development. ~ The lack of proper utilization of many properties within the Project 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 the surrounding properties by perpetuating heavy industrial in conflict with and hamper the development of light industrial and research and industrial office parks. The following objectives of the Otay Valley Road Redevelopment Project Area Five Year Implementation Plan for Years 2000-2004 are applicable to the subject property: ~ The elimination of existing blighted conditions, be they properties or structures, and the prevention of recurring blight in and about the Project Area. As noted previously, the concrete batch plant is viewed as an underdevelopment af this site. ~ The development of property within a coordinated land use pattern of commercial, industrial, recreational, and public facilities in the Project Area consistent with the goals, policies, objectives, standards, guidelines and 1-3 - - PAGE 4, ITEM NO.: ( MEETING DATE: 07/25/00 requirements as set forth in the City's and County's adopted General Plan and Zoning Ordinance. The batch plant is not in conformance with the Zoning Ordinance. ~ Beautification activities to eliminate all forms of blight including, but not limited to, visual blight, in order to encourage community identity. It is the intent of the Otay Valley Road Redevelopment plan and its Implementation Plan and Design Manual Addendum to guide and promote the development of well-designed, well- ordered, and economically sound industrial parks and land uses. The land uses envisioned by the plan include light manufacturing facilities, warehouses, distribution centers, research institutions, and product-development plants. As a general rule, the said plans and addendum contemplate and encaurage the establishment of indoor or enclosed aperatians. A concrete batch plant would not meet this criteria. ~ The achievement of a physical environment reflecting a high level of concern of architectural and urban design principles deemed important by the community. A concrete batch plant generally exhibits a simple utilitarian design that does not concern itself with architecture or urban design. 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. In 1983 this area represented the largest resource of under-developed urbanized property in the City which could be used for industrial development, thereby improving the City's employment and economic base. The Redevelopment Agency has invested millions of dollars in the Otay Valley Road Area ta improve the roadways and to facilitate new business development, including Gold Coast Engineering and the Auto Park. The area is just now beginning to experience a resurgence in development activity after the recession. The amphitheater and water park opened in the late 1990's and are now thriving. Main Street is now a regional corridor as well as a primary east/west arterial that will serve the eastern territories. The overall character of the area is taking on an industrial office and commercial character. All of the heavy industrial uses are being phased out. The existing auto wreckers have sunset clauses in their special use permits and will be phased out. There are presently 90 vacant acres along Main Street (formerly Otay Valley Road). Staff will be processing plans for commercial and industrial park projects on over 60 acres this year. The goals of the redevelopment area are now being realized. CONCLUSION The above objectives were specifically developed to alleviate conditions of physical and economic blight which impede development in the project area. The goal established for the project area in the Redevelopment Plan specifically references the use of the redevelopment process to eliminate and mitigate all aspects of blight. The objectives specifically address blighting conditions impeding the development of properties in the project area including the need to eliminate visual blight due to incompatible uses, the proper utilization of properties in this project area, and conformance with existing zoning. 1-1 - - PAGE 5, ITEM NO.: I MEETING DATE: 07/25/00 Staff has concluded that the proposed amendment is inconsistent with the Goals and Objectives af the Redevelopment and Implementation Plan. Thus, it is recommended that the Redevelopment Agency adopt a resolution recommending to the Redevelopment Agency of the City of Chula Vista deny the proposed amendment based on the findings contained in the attached Draft Redevelopment Agency Resolution. ATTACHMENTS 1. Planning Commission Minutes - May 17, 2000 2. Planning Commission Minutes - June 14, 2000 3. Letter from Doug Fuller dated June 14, 2000 /-~ - - RESOLUTION NO. RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA DENYING THE REQUEST FOR AN AMENDMENT TO THE OTAY VALLEY ROAD PROJECT AREA IMPLEMENTATION PLAN I DESIGN MANUAL ADDENDUM TO LIST A CONCRETE BATCH PLANT AS A USE ALLOWED BY A SPECIAL USE PERMIT WHEREAS, the parcel which Is the subject matter of this resolution is represented in Exhibit A attached hereto and incorporated herein by this reference, and far the purpose of general description is the Otay Valley Road Redevelopment Project Area ("Project Site"); and WHEREAS, on November 16, 1999 a duly verified application for an amendment to the Otay Valley Road Project Area Implementation Plan I Design Manual Addendum (PCM-00-23) was filed with the City of Chula Vista Community Development Department by Superior Ready Mix Cancrete (Applicant); and WHEREAS, applicant requests permission to construct a concrete batch plant which presently is not allowed by the existing Implementation Plan I Design Manual Addendum thereby necessitating a request for amendment to said Plan; and WHEREAS, the Planning Commission held a duly noticed Public Hearing to consider said application for an amendment to said Plan on May 17, 2000, and recommended that the Public Hearing be continued to June 14, 2000 to allow staff the opportunity to present additianal information regarding the economic development of the Otay Valley Road Redevelopment Area. On June 14, after considering all evidence and testimony presented recommended by a vote of 3-2-2-0 that the Redevelopment Agency deny the Implementation Plan Amendment. This motion did not carry as 4 votes are required for a majority; and WHEREAS, the Praject was presented to the Redevelopment Agency of the City of Chula Vista on July 25, 2000 to receive the recommendation of the Planning Commission. NOW, THEREFORE, BE IT RESOLVED that the Redevelopment Agency of the City of Chula Vista does hereby deny the Implementation Plan Amendment based an the following findings: PLANNING COMMISSION RECORD The proceedings and all evidence an the Project introduced before the Planning Commission at their public hearings on this project held on May 17, 2000 and June 14, 2000, and the minutes and resolution resulting therefrom, are hereby incorporated into the record of this proceeding. ENVIRONMENTAL DETERMINATION WHEREAS, the Planning and Environmental Manager prepared an Initial Study, and determined that the proposed amendment will not have a significant effect on the environment. A Negative Declaration was prepared; and, /- Go, - - CERTIFICATION OF COMPLIANCE WITH CEQA WHEREAS, the Redevelopment Agency finds that the Negative Declaration has been prepared in accordance with the requirements af the California Enviranmental Quality Act, and the Environmental Review Procedures of the City of Chula Vista. 1. A concrete batch plant would be a continuation of the underdevelopment of this property when viewed in the larger framework of the goals and objectives of the Redevelopment and Implementation Plans which envision an industrial park development. 2. A concrete batch plant may have a negative economic effect an the surrounding properties by sending the message that the comprehensive vision of the Redevelopment Plan is still premature. 3. The concrete batch plant is a prohibited use per the Zoning Ordinance. 4. A concrete batch plant generally exhibits a simple utilitarian design that does not concern itself with architecture or urban design. 5. It is the intent of the Otay Valley Road Redevelopment plan, and its Implementation Plan and Design Manual Addendum to guide and promote the development of well-designed, well- ordered, and economically sound industrial parks and land uses. The land uses envisianed by the plan include light manufacturing facilities, warehouses, distribution centers, research institutions, and praduct-development plants. As a general rule, the said plans and addendum contemplate and encourage the establishment of indoor or enclosed operations. A concrete batch plant would not meet this criteria. PRESENTED BY APPROVED AS TO FORM BY ~y tJ~ /-I~ #-/~ Chris Salomone Director of Community Development Agency Attorney H:IHOMEICOMMDEVlRESOSIConcrete Batch res.doc (- 7 - "' ATTACHMENT 1 MINUTES OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA Council Conference Room 6:00 p.m. City Hall Wednesday, May 17, 2000 276 Fourth Avenue, Chula Vista ROLL CALLI 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. 1. PUBLIC HEARING: Consideration of the following application filedby the Superior Ready Mix Concrete far 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 tonight'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 allow this 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. 1- :? - - 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 throur:!hout 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 many properties within the Project Area boundaries resu/tinr:! in development constraints on a number of these properties. thus oroducinr:! a star:!nant and unproductive condition of land. which is otherwise potentiallv 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 existinr:! blir:!hted conditions. be they properties or structures and the prevention of recurrinr:! blir:!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 r:!oals. .. .r:!uidelines 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 blir:!ht include. but not limited to visual blir:!ht. in order to encourar:!e community identify The land uses envisioned by the Plan include light manufacturing facilities, warehouses, distribution centers, research institutions, and produce-development 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. /- c¡ - - 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 an 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, Chura 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 long, owner of the property 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. Mr. Shibley stated that Mr. Veldkamp, Dr. Billings and himself met to discuss the feasibility I - (0 - - Planning Commission Minutes ,4- May 17, 2000 of sharing a common entrance where the two properties intersect on the 18 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 3 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 OVRRP 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. / - 1/ - - Planning Commission Minutes -5- May 17, 2000 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 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 4th 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 allowing 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 14th to allow staff time to prepare and submit the necessary positive 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. /- /'d- - - ATTACHMENT 2 MINUTES OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA Council Chambers 6:00 p.m. Public Services Building Wednesday, June 14, 2000 276 Fourth Avenue, Chula Vista ROlL CAW MOTIONS TO EXCUSE: Present: Chair Willett, Commissioners Castaneda, Thomas, Cortes, O'Neill Absent: Commissioners Ray and Hall Staff Present: Jim Sandoval, Assistant Director of Planning and Building Kim Vander Bie, Associate Planner Caroline lewis, Development Services Technician Brian Hunter, Planning and Environmental Manager Debra DePratti, Principal Community Development Specialist Michael Meacham, Conservation Coordinator Elizabeth Hull, Deputy City Attorney PLEDGE OF AllEGIANCE/SILENT PRAYER INTRODUCTORY REMARKS: Read into the record by Chair Willett ORAL COMMUNICATIONS: No public input. 1. Appointment of new Planning Commission Chair and Vice Chair for FY 00-01. Bob Thomas was appointed as Chair of the Planning Commission for FY 00-01, and Kevin O'Neill was appointed Vice Chair. 2. PUBLIC HEARING: 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. Background: Brian Hunter, Planning and Environmental Manager, Community Development Department reported that this item was continued by the Planning Commission at the May 17, 2000 meeting to allow staff the opportunity to present additional information regarding the economic development of the Otay Valley Road Redevelopment Area, as well as a resolution approving the language change to the implementation plan. Staff's initial recommendation that the Planning Commission deny the amendment remains the same and the previous resolution reflecting that recommendation is included should the Commission agree with staff's position. 1- /3 - - Planning Commission Minutes - 2 - June 14, 2000 At the May 17th public hearing opposition was voiced from two adjacent businesses and a speaker who stated he represented a group of residents. The applicant presented information that suggested that a concrete batch plant could be designed and operated in such a manner as to meet the goals and objectives of the Redevelopment Plan. Debra DePratti, Project Manager for Otay Valley Road Redevelopment Area presented an overview of the goals of the Plan as well as activities that have occurred since that time. Ms. DePratti stated that the vision of the Plan, which was adopted in 1983, was to implement a program of development that would change the nature of that area, from heavy industrial uses to light industrial uses such as warehousing, industrial office, light manufacturing and the like. The General Plan designation for this area was all Industrial and the Implementation Plan rezoned and overlayed a Light Industrial Zone for this area which prohibited any uses that are prohibited in the IL and I Zones. Michael Meacham, Conservation Coordinator commented on the City's investment on the property across the street, which will house the Public Works Corp Yard. Additionally, the site will house a Compressed Natural Gas and Hydrogen Fuel Cell fleet services building, which is very sensitive to dust. In an effort to encourage consumer purchase of alternative fuel vehicles, a public CNG fueling station will be located on Maxwell Road. Mr. Meacham further stated that when the City first contemplated this move, the landfill had an estimated 8-year life on its current permit. The County of San Diego has approved extending the life of the permit to 28 years, therefore, any business that could exacerbate what is considered an existing problem in maintaining a clean roadway would be counter- productive. Commission Discussion: Commissioner O'Neill stated that his perspective on this matter encompassed a broad view and a realistic projection on the longevity of some of these uses (i.e. landfill, auto-wreckers), which are driven by supply and demand. He also expressed disagreement with staff's position on the appropriateness of a concrete batch plant use in this area in light of the existing uses and the future location of the Public Works Corp Yard, CNG fueling facility and school district bus yard. Cmr. O'Neill also inquired about the future of the auto recycling/wrecking businesses in that area and if such a use is permitted anywhere else in the City. Ms. DePratti stated that she appreciated Commissioner O'Neill's comments on a number of issues, however, they are site-specific, and the issue at hand is a proposal to amend the Plan for that area, which is general in nature and not site-specific. The Commission is charged with determining if amending the Plan is consistent with the goals of the Redevelopment Plan. Ms. DePratti further stated that there were existing auto wreckers on the property that was at /-(!- - Planning Commission Minutes - 3 - June 14, 2000 one time within the County of San Diego's jurisdiction and subsequently was annexed into the City of Chula Vista. Those uses were "grandfathered" in and the businesses were requested to apply, through the Redevelopment Agency, for a Conditional Use Permit, all of which have "sunset clauses" that will sunset between the years of 2004 and 2006. These permits will only be renewed upon request by the business and on a case-by-case basis, with no obligation from the City to renew them. Ms. De Pratti further stated that presently there is no zoning within the City of Chula Vista that would allow the establishment of a new auto-wrecking business. Commissioner Cortes stated that as former Chair of the Otay Valley Rd. Project Area Committee, the Committee was charged with implementing the goals envisioned for that redevelopment area by encouraging more positive investments in that area, therefore, he is committed that upholding the integrity of the Implementation Plan. Commissioner Castaneda stated that recently the Commission reviewed a proposal for a commercial site that was planned a number of years ago and was envisioned to be a pedestrian-oriented village-type commercial site. Ultimately, what was revealed is that there is no market demand for that type of concept and as difficult as it was, a decision had to be made based on realistic market demands and the concept plan was modified. Similarly, the Implementation Plan that is currently driving the allowed uses for this redevelopment area, was developed in 1983 and in his opinion, it is totally feasible that the Plan may need to be amended at this time (17 years later), which as previously stated, is what the Commission will be voting on, to recommend or not, that the Plan be amended. Commissioner Castaneda further stated that it is unconscionable to him that a concrete batch plant would not be an allowed use along side a landfill, auto-wrecker, and future heavy institutional uses as the City's Public Works Corp Yard, and school district's bus yard. Furthermore, the only other site that is zoned to allow a batch plant is on Bayfront, which is inherently ecologically sensitive, irrespective of it requiring approval from the Port District. The City of Chula Vista is creating a tremendous demand for concrete with every Master Planned Community that is being built and it is only fair and equitable that a concrete batch plant be located within the City, which would benefit from tax revenues, and not have to be transported from another jurisdiction. Public Hearing Opened 7:25. Dave Shibley, 1923 Bedford PI., Escondido, CA, representing Arie de Jong, owner of the property, stated that at the last Planning Commission meeting when this item was first considered, as well as tonight, a lot of the discussion centered around site specific concerns, although legitimate, deviate from the proposal at hand, to amend the Implementation Plan. The amendment would allow the applicant to move forward and submit an application for a Special Use Permit, at which time all site-specific questions and concerns would be addressed. /-/S- - ~ Planning Commission Minutes - 4 - June 14, 2000 Arnold Veldkamp, Superior Ready-Mix stated he does not consider a batch plant a heavy industrial use considering that in the City of Chula Vista a batch plant is allowed by right in the industrial zone, and in the County of San Diego is allowed by right in two manufacturing zones and under three commercial zones. As stated at the last meeting, there exists a bias against batch plants, because there is an existing batch plant in Chula Vista where rock crushing and processing is taking place, and is therefore generating much more dust pollution. The Superior Ready-Mix batch plant facility would be paved and watered-down every day. Public Hearing closed 7:35. MSC (Castaneda/O'neill) (3-2-2-0) that the Planning Commission adopt the Negative Declaration and approve Resolution PCM-00,23 amending the Otay Valley Road Redevelopment Project Area Implementation Plan and Design Manual Addendum to list a concrete batch plant as a use allowed by Special Use Permit. Motion failed. (- / ~ - - 04:52P P-O2 Jun-14-00 ATTACHMENT 3 III œmDI Fuller Ford 56C AUTO P"RK CR',,", . "MULA V"'TA, CA 91911 . (6191 656-2500 ,.aoo-S"'3939 To: Chula Vista Planning Canunission Re: Consideration af application tiled by Superior Ready Mix Concrete - Resolution PCM-OO-23 Redevelopment Plan Amendment I am writing to inform you of my strong opposition to the appliealion of Superior Ready Mix Concrete for a Redevelopment Plan Amendment within the Otay Valley Redevelopment area. The Redevelopment Distri",t was created specifically to address the blight and underdeveloped nature of this area. The appraval of this application would he a major step backwards in view of the signiJieant progress that has been made over the past tèw years, in ae",ordanee with goals and objectives of the Redevelopment District. The develapment of the Auto Park, Coors Amphitheater, Knott's Soak City, the widening of (then) Otay ValJey Road and most re",ently the name change ta Main Street / Auto Park Drive, all indkate the angoing success of the redevelopment district and the future trend lor this area. A cement processing plant, which needs a special amendment to Operate, is clearly not eampatible with the goals that the Citv ofCl¡ula Vista has established. From my persanal st3l1dpoint, r have batHed for 15 years to help ¡mpmve this area in accordance with the stated objectives orthe City Redevelopmel1t Agency. The appraval of this applicatian by the City of Chula Vista would eon~'titutc a very real betrayal of these abjectives, commitments and significant investment by the same city, which initiated this process. T hope that you wiJl reeogni:;:e that this proposal is not in the best interest afthe Redevelopmel1t District or the City of Chula Vista. T trust that you wiIl accept the recommendation of ~'taff and deny this proposal. S;,œrel,. ~ ~ Fuller President ü /Y~ $,d'k /&1- $ &idJ -' -' 1- /7 - .,.