Redland Rambles

26820 SW 187 Ave.

Last Tuesday an overflow crowd packed the Community Zoning Appeals Board room and spilled into the hall for Mr. Bernardo Campuzano’s zoning hearing regarding his request to build a private soccer club on 9.2 acres of former plant nursery. On one side of the room sat Mr. C and his supporters, including about two dozen kids. On the other side was the opposition, consisting mostly of aggravated neighbors.

Mr. C’s attorney spoke first. He explained that Mr. C is a soccer instructor who has established many soccer clubs. As for concerns about the soccer stadium, the lighting would be what you find in a parking lot, preventing overspill, not tall stadium lights. They will work to preserve the agricultural character of the property — to a loud chuckle from the side with the neighbors — with a landscaping buffer. The attorney claimed the private soccer club is compatible with agricultural activity and consistent with the CDMP (Comprehensive Development Master Plan), and that private recreational facilities are one of the approved uses outside the UDB (Urban Development Boundary). And, he claimed that the stadium would address unmet recreational needs of the agricultural community. Also speaking in favor of the stadium was his law partner, who echoed that they support the rural residential community. Four other people came up to the podium and spoke simply and briefly in support of the soccer club, generally agreeing that sports are good for kids and keeps them out of trouble, and claiming the stadium is a good investment and a good project. Even Mr. C stood up and said that he will create a soccer academy for kids, and doesn’t see anything like that in the area.

Then came the neighbors’ turn to voice their objections. Almost the entire right side of the room stood when asked if they wanted to speak against the project, but the number was limited to six, same as those in favor. First up was a woman who expressed concern about sewage and groundwater contamination of locally grown produce, and also stated that the stadium belongs in an existing park. Next, a grower said the stadium is completely inappropriate use of agricultural land, that the noise coming from the property has been disruptive, that lights at night disturb plant growth, and that the stadium would not serve her agricultural operation or any of her workers in any way. Next, a man who raises exotic birds was impassioned in his complaint against the constant noise and smoke from illegal burns. He claims the lights and noise have been disruptive to his birds’ breeding cycle this past year, and production has dropped.

Then a woman who had been a professional soccer coach and referee expressed concerns about rowdy fans and the potential for violence. One long-time resident worried about groundwater contamination from vehicle leaks in the proposed unpaved parking lot, pointed out insufficient well and sewage capacity and restroom facilities, and doubted if Mr. C would really provide bottled water as required by the EQCB (Environmental Quality Control Board). The last person allowed to speak was another long-time resident, who explained that he had sponsored a successful soccer club and suggested that Mr. C do something similar instead of building a soccer facility.

Mr. C’s attorney was allowed a rebuttal to the neighbors’ statements. Regarding the sewage and contamination concerns, he said that EQCB and DERM (Dept. of Environmental Resource Management) imposed several restrictions, and that DERM did approve use. He repeated their intent is to preserve the character of the property while providing a service, and to create the least impact possible on the property. He also repeated that recreational facilities are approved use outside the UDB.

One by one the zoning council members voiced their opinions. The council chair agreed with the water and sewage issues, explaining the Mr. C’s property is two miles from the nearest sewer line and impossible to hook up. The vice chair stated he didn’t think this is the right location for a soccer stadium. The next council member put it simply, “I’m a country boy. I grew up in the Redlands. I don’t like it.” And the last council member also agreed the soccer stadium is not compatible with the agricultural area, and that soccer players belong at school or at a park. The chairman moved to deny in its entirety with prejudice, and the vice chair seconded. The council’s vote was unanimous 4-0 to deny with prejudice. Applause broke out from the opposition side of the room. Mr C and his family and supporters quickly slipped out the door, while those against the stadium chatted in small groups, voicing their concerns or savoring their victory. One person remarked this was the first time she saw all her neighbors together at the same time. This situation had brought the community together.

So what will Mr. C do next? Nobody knows, and I didn’t have a chance to ask him after the hearing. The message he got was loud and clear. After all his expense and trouble to arrange for a zoning hearing, his plan was shot down, and the neighbors are determined and united against ongoing noisy night activities. The only choices Mr. C has left are to stop the soccer games, or sell the property and play somewhere else. Or, he could build a McMansion and sell it. Or, he could revive the previous agricultural use of the property. Imagine, growing plants quietly, in the dark, without an increase in sewage or traffic. What an idea!