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HomeMy WebLinkAboutrda min 1996/11/19 CC MINUTES OF THE JOINT MEETING OF THE REDEVELOPMENT AGENCY/CiTY COUNCIL OF THE CITY OF CHULA VISTA Tuesday, November 19, 1996 Council Chambem 6:30 p.m. Public Services Building CALL TO ORDER 1. ROLL CALL: Agency/Councilmembers Scott D. Alevy, John S. Moot, Stephen S. Padilla, Jerry R. Rindone, and Chair/Mayor Shirley A. Horton. ALSO PRESENT: lohn Goss, City Manager; Ann Moore, Acting City Attorney; Beverly A. Authelet, City Clerk; and Patricia Schwenke, Deputy City Clerk. 2. APPROVAL OF MINUTES: August 20, 1996 (Joint Meeting); October 1, 1996 (Special Joint Meeting); October 8, 1996 (Special Joint Meeting); and October 15, 1996 (Joint Meeting). MSUC (Alevy/Horton) to approve the minutes of August 20, 1996, October 1, 1996, October 8, 1996, and October 15, 1996; Rindone abstained on the 10/8/96 (special joint meeting) minutes. PUBLIC HEARINGS AND RELATED RESOLUTIONS AND ORDINANCES 3~ PUBLIC HEARING SUPS-95-02 - REQUEST TO CONSTRUCT AND OPERATE A MUNICIPAL WASTE TRASH TRANSFER STATION AND MATERIAL RECOVERY FACILITY AT 187 MACE STREET * MACE STREET TRANSFER STATION, INC.--The applicant is requesting approval of a Special Land Use Permit to construct and operate a muninipal waste trash transfer station and material recovery facility in the Limited Industrial - Precise Plan Zone. Staff recommends approval of the resolution denying the application to construct and operate a trash ?ransfer/material recovery facility at this site. (Cornmmlity Development Director) AGENCY RESOLUTION XXXX DENYING A SPECIAL USE PERMIT FOR A MUNICIPAL SOLID WASTE TRANSFER STATION AND MATERIALS RECOVERY FACILITY AT 187 MACE STREET MSUC {Horton/Alevy) to continue to the meeting of 1121/97. ORAL COMMUNICATIONS None. ACTION ITEMS 4. REPORT STATUS OF FAMILY FUN AND RECREATION CENTER PROJECT AND PRESENTATION OF PRELIMINARY ALTERNATIVE PROPOSALS FOR THE LOWER SWEETWATER VALLEY AREA AT THE SOUTHWEST QUADRANT OF SR-54 AND 1-805-Aa Exclusive Negotiation Agreement (ENA) by and between Pacific Malibu Development Corporation, Warner Properties and Council/Agency expired on March 15, 1995, and accordingly does not bind any party thereto. Since that time, staffhad completed development agreement negotiations; however, the developer has not filed the necessary entitlement applications for the project. Staff has been approached by several other patties interested in pursuing other alternative proposals for the site. Minutes November 19, 1996 Page 2 It is recommended that Council hear the alternative proposal applicants and approve staffs recommendation. (Community Development Director) Item continued from the meeting of 10/15/96. Lyle Haynes, Principal Commuinty Development Specialist, gave a status report on the potential future development of the lower Sweetwater Valley area. Staff operated under an Exclusive Negotiating Agreement with Warner Properties and Pacific Malibu Development Corporation for the purpose of developing a family fun center project and additional recreational facilities. The developer has been unable to file the appropriate applications for the project, and staff was compelled to bring this item before Council in order to provide additional information to the public and hear from potential proposers who were interested ia alternative developments for the lower Sweetwater Valley area. · Cheryl Cox, 647 Windsor Circle, Chula Vista, CA, representing Warner Properties, indicated Pacific Malibu and Warner Properties have been unable to resolve their differences and as much as each entity wants to pursue a family recreation center in this vicinity, unless they come to some resolution, the project cannot be pursued. She believes the City would be missing an opportunity if they didn't take advantage of looking at this parcel for recreation in a productive and positive environment. She did not believe Pacific Malibu and Warner Properties would be able to work out an agreement; therefore, she requested for Council to consider option/]4 of the staff report, which allows staff to give further consideration for recreation on the west side of Chula Vista with respect to this property. · Arthur Hodges, 18 Las Flores Drive, Chula Vista, CA, stated for the past 12 yearn, he has served as Pastor of the South Bay Pentecostal Church, and the church has expanded over the years and is approaching 1,000 members. '. He previously met with the City's Comrmnlity Development Department and neighbors to foster the idea of developing this property compatible with all needs. He proposed the Christian Community Center of C-'hula Vista to be located ia the lower Sweetwater Valley area. The Christian Community Center of Chula Vista best fulfills the mission statement of the City's Community Development Department. He would like to create public and private partnerships to develop recreational, cultural, educational and social amenities. They are teaming up with the City and neighborhood business leaders to design, plan and build a future for our children. Concerning recreational needs, the Center would provide a one-mile green belt with walking/jogging paths surrounding the entire 38-acre project, two softball fields, a regnlation-size soccer field encircled by a nmaing track, three tennis courts, three volleyball courts, and a gymnasium which would include two basketball courts, two racquetball courts, an enclosed swimming pool with separate dressing rooms. The cultural aspect is fulfilled because the church is a multi-national congregation reflecting the demographics of the area. The church presently conducts services in English, Spanish and Tagalog. A state of the art auditorium would be constructed to host dramas, musicals, recitals and other special presentations besides regular worship services. The educational aspects are fulfilled by including a conference/retreat center, a pre-school/after care facility, Christian academy and seminary. It would be the first of its kind and would be the source of an interactive Internet satellite campus. The social aspects of the project are fulfilled by the Center providing wedding and banquet facilities, a commercial kitchen, gazebo, and picnic areas to be used by the local community and other events hosted on this property. The Center continues to fulfill the mission statement to develop financing and provide affordable housing opportunities such as dormitory-style housing for up to 200 se. mlnarians, including staff. The Center would also provide assistance to local non-profit organizations working to meet diverse community needs. They work to meet diverse needs in the comm~mity such as providing the only South Bay 24-hour Teen Crisis Hotline, sponsoring Chula Vista's Harvest Fest, conducting Alcohol Chemical Treatment Series which is one of three court-approved programs, and hosting the Christian Service Training Institute. Minutes November 19, 1996 Page 3 The Center promotes a business environment conducive to generating local tax revenue, employment opportunities and a balanced community. By hosting several conferences each year, this would bring in hundreds of out-of-town leaders who will use local hotels, restaurants and businesses in the Chula Vista area. The Center would be ideal in changing this property to a beautiful perk-like setting that could enhance surrounding neighborhoods and potentially increase property values. It would have the lowest negative impact with the highest positive yield with less than 3 acres of building constructed, leaving over 35 acres of open space recreational areas. This proposal best catches the spirit of Chula Vista by balancing City needs, neighborhood concerns, and providing needed recreational facilities. The predominate traffic for this project would be on Sunday, which is the least traffic day of the week, and a church atmosphere is a crime suppressant for the neighborhood. He showed a video tape showing people who supported the project, and stated the project is compatible with the KOA campground because the types of conventions and worship retreats would primarily be church related, and many of the people attending the meetings would arrive in RV's. A 60-foot easement from Second Avenue along the river would be adequate for ingress and egress purposes, and the jogging and pedestrian trail would be available at all times to the general public. · Ted Bell, 111 North Second Avenue, Chula Vista, CA, representing KOA, met with neighbors to develop a plan and most supported the proposal to expand KOA's campground. This open land is the last one of the Sweetwater Valley. The expansion plan will create the least impact to the neighborhood, significant financial benefit to the City, and would leave most of the property as open space. The KOA plan consists of 18 acres with three elements. The fLrst dement is 1-1/2 acres or 10 percent of the property in the area to add science and recreation facilities, and it would look very much the same as the existing campground area. The second element is approximately 2 to 4 acres or 20 percent of the property. RV storage is a vital element to the proposal and it is a key to the project being financially feasible. This area will be screened and softened using landscaping and would look similar to other parts of the campground. Storage generates very little traffic noise and provides a need for the commuulty. The third element covers approximately 10 to 13 acres which is the open group area, and it will appear as an open grassy park scattered with trees. There is security staffed duty 24 hours a day to cuntml behavior such as excessive noise. The area would be serviced by one main road corning from the existing campground, and there would be a single-story multi-purpose building for group activities with one small restroom building. Also provided is a walking trail along the perimeter connecting Las Flores Drive to the nature park. The series of ponds and drainage system to handle the runoff from Las Flores Drive and the project[ area will cover approximately one to two acres within the open group area. The pond will be used for recreational purposes, but not for swimming. This is a better plan for the Valley because the neighborhood benefits by having the land use issues resolved, they gain a visually attractive open green space, they will have a neighbor that produces low vehicle traffic, and they gain KOA's support in manpower and resources to help maintain the adjacent nature park. KOA will gain facilities that will enhance the current operation by maintaining a first-class facility, and the City would gain a green park-like window to the northern approach to the City. KOA would enhance the environment by creating wetlands and green spaces. The property remains on the tax rolls and generates additional revenue to the City, and the City benefits by the increased visitor spending. KOA asks Council to endorse further study of their proposal, to refrain from entering into any Exclusive Negotiating Agreements for the City-owned property at this time, and direct staff to work with the community to give the nature park serious consideration. Agency/Councitmember Rindone said it appeared the fenced-in portion for the trailers should be located to the rear so it wouldn't have a visual impact from the other areas, and would have a more pleasant view with the open space adjacent to the KOA campground. He asked ifKOA considered relocating the storage area to provide a good visual presentation. Mr. Bell explained the reason for the proposed location for the storage facility is because the area to the north was extremely noisy because of the freeway. Minutes November 19, 1996 Page 4 · Sandm McHale-Renk, 45 Corte Maria, Chula Vista, CA, represented her neighborhood which is quiet and a low- crime neighborhood. For the past 10 years since the County sold this property, the neighbors listened to different developers' ideas and proposals. The neighbors have decided to offer their own proposal which could have the most positive impact on the City and the neighborhood, as well as the most compatible use of this land. This proposal would have no additional noise traffic, light pollution or visual impacts on the area. The neighbors verified when they purchased their homes th~s property was deemed as open space or part of regional County parks. They do not view such projects such as fun centers and active use parks compatible with their R-1 neighborhood, and the neighborhood and local elementary school deserve an open natural area; they propose a nature or natural park. A nature park would provide the surrounding community with a much needed area to observe and study nature, and to exercise. This is something northwest Chula Vista lacks. Rosebank Elementary School has the smallest school site in the District with no other open area to go to. This area is presently used by the school to have hands-on and eyes-open experiences with wildlife and nature, as well as using it to access the Sweetwater River for wetland study. The neighbors currently use this area for walking, jogging, bird watching, and access to the greenbelt. The neighbors will volunteer their time and effort to assist in the clean-up and development of this property. They feel with a combined effort, their effort and Mr. Bell's generous offer of eqnipment and operators, and other community resources such as scouts, school groups, and the San Diego Probation Department, they could develop and maintain a nature park with minimal expense. They envision a walking/jogging trail and perhaps some tree planting, habitat restoration, as well as some general clean-up. Mr. Bell offered to build a restroom facility on adjacent property, in the event his proposal is approved, to be used by groups who come to study. They propose that the City transfer the land, as it would other surplus land, to the Parks Department and possibly purchase the Ross property with parks acquisition and development funds. They also request a more equitable purchase price be given. A nature park of this sort would be a continued asset to the community and the City of Chula Vista. This is a major gateway to Chula Vista and this project would provide wildlife habitat, a wildlife corridor, and foster an appreciation of our environment. Claris Salomone, Director of Community Development, stated staff just learned of the new development this afternoon and there were other possibilities to develop recreational facilities on this site, but all of the proposals would require further analysis. He requested staff be allowed to return in January 1997 with further analysis of these projects and the possibility of a fun center park facility at the site. Each of the projects discussed tonight contain unknowns as to how they would be economically developed. Staffneeds to look at the legal aspects of these transactions, and the liability aspects of these transactions for public use and many other issues. "Jorge Sanchez, 75 ~D" Street, Chula Vista, CA, expressed concerns of the flood area in the lower Sweetwater Valley area, and stated any construction or major structures in the area would affect the area. He supported KOA's expansion and nature park plan. · Frank Luz. zaro, 95 'D' Street, Chula Vista, CA, stated the community-based project is a nature park. He is an educator in the Chula Vista District and felt children needed to get back in touch with nature to have a natural playground. He expressed concern with traffic, lights, noise and pollution, and he requested allowing the residents to form a committee to find grants to keep this area as a nature park. · Suzanne Luzzaro, 95 "D" Street, Chula Vista, CA, suggested Council investigate using the property as an open space and ecological reserve, to maintain the quality of life for the residents. · James Chadwick, 46 Vista Way, Chula Vista, CA, supported keeping the property as an open space and nature center, because he indicated concern a fun center would attract crime in the area. · Philip Lopez, 20 Second Avenue in Chula Vista, CA, supported keeping the area as it is today to preserve the open space. · Kathy Scott, 159-6-A Linwood Street, San Diego, CA, is a kindergarten teacher at Rosebank Elementary School and many of her students were present at the Council meeting. The teachers have enjoyed sharing the opportunities Miaute~ November 19, 1996 Page 5 of nature by taking students on trips to the Sweetwater River Valley. She supported preserving the open space to preserve nature and help teach the children the true value of this land. ® Dr. Mo Goomar, 5 Las Flores Drive, Chula Vista, CA, stated the proposal ora church and KOA's expansion plans have sharply divided the community, and he favored a natural park. · Leu Valeatln, 27 Las Flores Drive, Chula Vista, CA, favored keeping the property as a nature park. · Rebecca Llewellyn, 120 Not'da Second Avenue, Chula Vista, CA, is owner of Payee Specialties Inc. which is located across the street from the KOA entrance. She expressed concern from some of her employees of the unsafeness of traffic flows currently on North Second Street. She supported the expansion of KOA and the open space. She also mentioned that her business was recently burglarized and fun centers would bring more crime to · Steve Palina, 176 Montgomery Street, Chula Vista, CA, favored the idea of a park. The community indicates their willingness to help and if there is grant money and grant writers, the community could work to make it possible. Although he was not endorsing any one plan, the community has a common goal that they want a park there, and he would be happy to see the City make the area a natural park. · William F. Jacobsen, 63 Third Avenue, Chula Vista, CA, stated his father takes him and his sister to the Sweetwater Valley to catch crawdads, and he favored saving the nature park. · Mary Johns, 345 First Avenue, Chula Vista, CA, thinks a family fun center is a good idea for Chula Vista, but not near the KOA campground. Last year her class walked through the area at the Swcetwater River and learned many things about the environment. She favored a nature center. · Patti Phair, 3 Corte Maria #37, Chula Vista, CA, favored keeping the natural park and expand the KOA campground in order to preserve the quality of life in the neighborhood. · William Jacobsun, 63 Third Avenue, Chula Vista, CA, favored keeping the open space and KOA expansiun for the children. · ~'im Pennington, 38 Vista Way, Chula Vista, CA, opposed a family fun center concept because of the problems with noise and property values. · Patrlcia l~otts, Ii0 North Second Avenue #18, Chula Vista, CA, owns a residence at the Brentwood Arms condominiums, and is a member of the Board of Directors, expressed opposition to the family fun center and the Christian Community Center and submitted a petition opposing the proposals. The residents oppose these proposals because of traffic factors and its negative impacts. She stated the Brentwood Arms residents support KOA's expansion plans and the nature park. · K_6stin Ports, 110 North Second Avenue gl 8, Chula Vista, CA, attends Rosebaak Elementary School and would like to have a nature park to learn more about wildlife. · Bill Ports, 110 North Second Avenue//18, Chula, CA, supported expanding the KOA campground because they are a valuable asset to the City and should be afforded the opporttmity to expand their already proven business · Leonard Agnillard, 138 Minot, Chula Vista, CA, supported the KOA expansion proposal and the nature park because there is only one piece of property in north Chula Vista available for the nature park. · Courtney Aguifiard, 138 Minot, Chula Vista, CA, has been to the nature park many tixnes and saw rabbits, squirrels and owls, and favored keeping the nature park. Minutes November 19, 1996 Page 6 · Stephanie Aguillard, 138 Minot, Chula Vista, CA, attends Rosebank Elementary School and favored a full-time nature park. She stated a yes vote for the nature park counts for a vote of all the students at Rosebank Elementary School. Agency/Couneilmember Padilla stated the ENA expired in 1995 and recommended Council not afford any more time or discussion on something that is not likely to happen and very likely shouldn't based on the community opposition. There were a lot of comments and it seems there are a few viable options that involve the greatest oppommity for open space and natural preservation of the area. He requested staff to further evaluate the remaining proposals and a proposal for a preserve area to see how it could work. He is comfortable with that idea and concept, but believes there is a lot more information Council would want to consider before making definite policy decisions. Agency/Councilmember Alevy stated that Council needs to do all they can to meet the needs of the people. He requested time for staff to go back into the community that is most affected and obtain more input. He also offered to help in that endeavor. Whatever is done, it is important to make sure that no matter what goes on in that part of the City, that Second Avenue is not extended because any traffic impact needs to come from the north and not from the south. Mayor Horton agreed to drop any type of family fun center concept from future proposals and to look at the three options presented this evening, because all three options were compatible with the neighborhood. The church is compatible with an R-1 neighborhood and a proposal like that could incorporate nature and people. We could have trails that would go through the area so the children and adults can appreciate the flora and fauna in a safe environment. When she has gone in that area, she did not feel safe, but if there is a church with other recreational- type facilities there for the community, it would create a safer environment. Agency/Councilmember Moot was in favor of staff evaluating all the options, and for Council to thoroughly analyze all the options. He thinks if there were grant programs available that could help bring a nature park to the area, it is a financially viable option that needs serious consideration. He also reminded Council to keep in mind that at least two of these properties were owned by private people and the City can't zone them out of existence. The land that the City owns is legally obligated to low and moderate housing; therefore if it were turned into a nature park, the City would be forced to effectuate a sale, in which case the general fund would absorb the cost of acquiring the particular parcel. There were some very exciting proposals and he thinks the neighborhood's idea of a nature park and their willingness to commit their intelligence, ~'esoumes and time to seeing how financially that might be able to happen is something he would like to take a long and hard look at. Agency/Couneilmember Rindone believed there was consensus on the Council to look at the various options and evaluate all the components. He referred to the staff report and asked if any of these options or other options that came forth would be evaluated. Looking at the financial considerations that the property is $1.00 per square foot, he asked if the property should be appraised at the current value because it is unfair to tie up money that was not interest-bearing at the time. Mr. Salomone answered the $1.00 per square foot was the current appraised value, and it was not based on the acquisition price, which he believed to be $162,000 in 1988. Mr. Haines explained they had the three parcels in the lower Sweetwater Valley appraised, and the City's property came in at $1.00 per square foot. Based on a developer acquiring the property for private investment, and with all the risks associated with no zoning, access and major impediments to developments, it is why the value was established at such a low value. Agency/Councilmember Rindone stated the $162,1)00 was what the City paid from the Agency's low-mod housing fund, and he asked what proportion of that was represented by the $620,000. Mr. Haines answered the low-mod fund would be entitled to receive proper compensation for its asset. They would purchase it at a particular $130,000, but if the asset is later appraised, they are entitled to receive the fair market Minutes November 19, 1996 Page 7 value. Before this would go forward, the property would be re-appraised, but techincally speaking the low-mod fund would be entitled to the entire value of that property as appraised. Chair/Mayor Horton said when she was the pla..i.g Commissioner, she remembered dealing with this parcel long ago, and ther~ was a request to put a mobile home relocation ~nter for the homeless; she fought that proj~t, She hopes that when this issue comes back next year, Council can approve a project that the community can live with and which is good for the City. * * * Meeting recessed at 8:20 p.m. and reconvened at 8:40 p.m. * * * Agency/Councilmember Padilla indicated Council needed to look at the remaining recommendations deemed plausible and to examine additional concepts mentioned by members of the public, of including the idea of a nature park. He thinks it should include the remaining proposals of the expansion, park, and church as well as any other proposals received in the interim. MSUC (PadillafRindone) for stall to be directed to return to Council in 90 days with an evaluation of the three proposals and/or any others deemed worthy to review and investigate. OTHER BUSINESS 5. DIRECTOR'S/CITY MANAGER'S REPORT: None. 6. CHAIR'S/MAYOR'S REPORT: None. 7. AGENCY/COUNCILMEMBER COMMENTS Agency/Counc'dmember Rindone requested the City Manager to suggest a workshop to develop a list of priority projects. He requested placing/~ date on the calendar, as well as alternative dates, to establish a workshop. This would give appropriate direction to staff as to which projects in the Redevelopment Agency should receive the highest priority. John Goss, City Manager, agreed and indicated Council's secretary had been attempting in past weeks to obtain common dates for the workshop. ADJOURNMENT The meefmg adjourned at 8:45 p.m. to the regular City Council meefmg. Respectfully submitted, BEVERLY A. AUTHELET, CMC/AAE, City Clerk Patricia Schwenke, Deputy City Clerk