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HomeMy WebLinkAboutAgenda Statement 1986/02/25 Item 5 COUNCIL AGENDA STATEMENT Item 5 Meeting Date 2/25/86 ITEM TITLE: Public Hearing: Appeal of Conditional Use Permit PCC-86-16; request to convert service station into mini-market with self-service gasoline at 495 Telegraph Canyon Road - Atlantic Richfield Company Resolution /235-4 Denying Conditional Use Permit PCC-86-16 for mini-market and self-service gas at 495 Telegraph Canyon Road ��^^ SUBMITTED BY: Director of PlanningC�(( REVIEWED BY: City Manager, (4/5ths Vote: Yes No X ) This item is an appeal by Atlantic Richfield of the Planning Commission' s denial of their request to convert an existing service station located at 495 Telegraph Canyon Road into a 24-hour mini-market with self-service gasoline. The Environmental Review Coordinator has determined that the proposal is exempt from environmental review as a Class 5 exemption. RECOMMENDATION: Adopt a resolution to affirm the decision of the Planning Commission and thereby deny PCC-86-16 based on the findings enumerated in this report. BOARDS/COMMISSIONS RECOMMENDATION: On January 22, 1986, the Planning Commission, by a vote of 6-1 , denied PCC-86-16. DISCUSSION: Adjacent Zoning and Land Use North R-1 & C-O-P Single family dwellings and dental office South R-3-G-P Condominiums East C-C-D & C-C-P Service station and shopping center West Unzoned Interstate 805 freeway (on ramp) Existing Site Characteristics The project site is a 0.59 acre irregularly shaped parcel located at the northwest corner of Telegraph Canyon Road and Halecrest Drive. The site is presently developed with a full service gas station approved by the Planning Commission in 1969 (C-69-17) and constructed in 1971 . The building, with a floor area of 1 ,620 sq. ft. , is located in the approximate center of the property and the pump islands, both full service and self service, are located along the Telegraph Canyon Road frontage. The periphery of the site is landscaped and a freestanding pole sign is located at the street intersection. The dental office to the north is approximately 15 feet higher Page 2, Item 5 Meeting Date 2/25/86 in elevation than the project site while the residential uses are approximately 21 feet higher. The existing 2 to 1 slopes are part of the adjoining properties. Proposed Project The applicant proposes to discontinue the auto repair service and convert and remodel the entire building into a retail market. The pump islands are to remain and be changed into self service only. The proposed conversion results in the market becoming a major use of the property, together with gas sales. This change in land use requires that a new conditional use permit be obtained for the sale of gasoline in conjunction with the market, whereas the site was previously approved for a full service gas station. The applicant also proposes to replace the pole sign with a monument sign which measures 15-1/2 feet long and has an overall height of 5-1/2 feet. The actual sign area is approximately 46 sq. ft. with the remainder being a masonry base. Other signs include wall signs on the building ( including "24 hour" sign) and sign on the canopy. There are a number of existing parking spaces on the site which will be supplemented by additional parking on the east and west sides of the building. The total amount of parking will be 10 spaces, 9 of which are required by Code for the proposed use. Prior Project In 1981 , the Planning Commission denied a similar request by Atlantic Richfield for the same station by a vote of 5-1 . The Commission' s denial was upheld on appeal by a unanimous vote of the City Council . ANALYSIS: 1. The Planning Commission has considered and approved several mini-market conversions, primarily along the Broadway commercial strip. Atlantic Richfield received approval for such a conversion at the corner of Broadway and "E" Street several years ago and that facility has apparently proven to be very successful. 2. In staff's mind, however, there is a substantial difference between the situation at Broadway and "E" and the situation at Telegraph Canyon Road and Halecrest. Automotive services of various types are available virtually throughout the length of Broadway so that the service rendered at the Arco Station on the corner of "E" Street and Broadway was not of great importance. However, that condition does not exist in the more easterly portions of Chula Vista and the service stations in those areas comprise the only auto repair facilities available to those areas. Also, the location of the subject service station in close proximity to the on and off ramps for I-805 places it in a position to assist motorists who experience mechanical problems on the freeway. Page 3, Item 5 Meeting Date 2/25/86 3. While it is true that another full service station (Shell ) is located across Halecrest Drive from the subject station, it is staff's observation that both the Shell and Arco station are very active in the service bay areas. A self service station is located just west of 1-805 on the north side of Telegraph Canyon Road and a full service station exists on the south side of Telegraph Canyon Road just west of I-805, but this grouping of stations, representing a total of 8 service bays, 3 of which are Arcos, must serve not only the freeway but the entire east Chula Vista area. It appears to the Planning Department that the automobile service facilities in this general area are important to freeway users and to residents of the area. No additional commercial zoning is contemplated along Telegraph Canyon Road east of I-805 so that the existing stations in the area will be required to serve that area as it continues to develop. The leasee of the subject Arco station reports that their service business is thriving. 4. Turning to the question of the need for additional facilities for the sale of food and beverage items, such as would be offered if PCC-86-16 is approved. No evidence of need has been submitted. A 24-hour 7-Eleven store is located on the north side of Telegraph Canyon Road just west of I-805 and a supermarket (Vons) is located in the new Telegraph Canyon Center just east of the freeway. Other stores within that center also sell merchandise typical of the Arco mini shops. 5. It must be recognized that the applicant could close the lubrication and service bays of the subject station and operate as a self-service station without approval of the Council . However, the ability to re-open the service bay operation at some point in the future would remain more feasible under that alternative than if the conversion to a market were authorized. 6. A petition signed by over 100 residents opposed to the conversion was submitted to the Planning Commission citing (1 ) traffic conditions are already extremely hazardous at that site with 21 ,089 cars daily using 13 exits and entryways into Telegraph Canyon within a 1/4 mile strip; (2) the market is totally unnecessary because there are shopping centers on both sides of the site with Vons and 7-11 store open to all hours; (3) nearby residents object to the additional noise, lights, litter, potential crime possibilities and traffic congestion that the market would invite especially during normal sleeping hours. 7. Mr. Don Chrislock, owner and operator of the service station, testified at the Planning Commission hearing that he wishes to discontinue the service station operation in favor of the mini-market. CONCLUSION: In conclusion, there has been no change in circumstance (other than Mr. Chrislock's testimony) since 1981 when the Commission and Council denied the prior application. In fact, with the growth in population east of I-805 since 1981 , the subject full service station is even more important to serve the needs of surrounding residents and freeway users, and the proposed mini-market is not required to serve those needs by virtue of the proximity of the 7-Eleven store, Vons and other shops in the Telegraph Canyon Center. Page 4, Item 5 Meeting Date 2/25/86 FINDINGS: 1 . That the proposed use at the 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. No evidence has been presented to substantiate the statement by the applicant that the proposed mini-market would be a necessary or desirable service for the neighborhood or the community. A petition signed by over 100 residents of the area state that the conversion would be detrimental to the neighborhood, adding congestion, noise, and traffic to the intersection. 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 proposed use will be detrimental to the general welfare of persons residing or working in the vicinity since a viable and needed automobile service activity will be eliminated in order to provide the mini-market operation. 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