Loading...
HomeMy WebLinkAboutPlanning Commission Minutes 2000/05/24May 24, 2000, 6:00 p.m. Wednesday, MINUTES OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA Council Chambers Public Services Building 276 Fourth Avenue, Chula Vista ROLL CALL/MOTIONS TO EXCUSE: Chair Willett, Commissioners Castaneda, Hall, Ray, Thomas, Cortes, and O'Neill Staff Present: Steve Power, Associate Planner Jim Sandoval, ,~ssistant Director of Planning and Building Ann Moore, Assistant City Attorney PLEDGE OF ALLEGIANCE/SILENT PRAYER INTRODUCTORY REMARKS: Read into the record by Chair Willett ORAL COMMUNICATIONS: No public input. 1. PUBLIC HEARING: SUPS-00-05; Adoption of the resolution recommending that the City of Chula Vista Redevelopment Agency approve the construction of an automobile service station with associated mini-mart and car wash located at 3733 Main Street in the Southwest Redevelopment Area and the Limited Industrial (IL) Zone. Background: Steve Power, Associate Planner reported that the proposed project is located in the northeastern corner of Mace and Main Street in Chula Vista. The Resource Conservation Commission reviewed the project on April 17, 2000 and approved the Mitigated Negative Declaration. The RCC expressed concern that there were issues related to mitigation measures for potential hazardous waste on site and the Commission felt that Phase 2 soils testing needed to be performed prior to consideration of the MND by the Redevelopment Agency. The project Engineer has stated that since the RCC's review of the project, the Phase 2 soils testing has been completed and no significant findings were made as a result of the study. On May 1,2000 the Design Review Committee approved the project and indicated that it was a well-designed project that would greatly enhance the area, however, they recom mended that the Redevelopment Agency recommend that a monument sign be installed as opposed to a pylong (pole) sign, which is what the applicant is proposing. The project site is a vacant lot measuring 67,700 sf and the surrounding uses are Industrial and Commercial. The proiect would include the construction of sidewalk, curb and gutter along Planning Commission Minutes - 2 - F~b~u,~ry 2~,i i~ ~ Mace and Main Streets. There is one residence abutting the site and no opposition from homeowner has been received. A proposed drive -thru for a fast food restaurant would be located in close proximity to the residence, therefore staff was concerned with the noise impacts, t~owever, as part of the environmental review, a noise study was conducted that it concluded that there were no adverse noise impacts with the drive-thru and speaker board because the residence would be located approximately 20 feet away and there would be a 9 foot high block wall that would serve to attenuate the noise. The project consists of a fueling facility, with an associated mini-mart/restaurant, and car wash. The main service area would be located to the north of the site and would consist of two canopied dispensing areas, one for automobiles at an 8 pump island, and the second area for trucks dispensing diesel fuel at a 6 pump island. There would be ingress and egress from both Mace and Main Streets, and on-site improvements include landscaping surrounding the property as approved by the City's Landscape Planner and consistent with the Landscape Manual and there would be a total of 32 parking spaces on site, which is also consistent with parking requirements. Two letters in opposition to the project were received stating concern with traffic circulation and one letter in particular addressed concerns with trucks parking and blocking traffic on both Mace and Main Streets. These letters were referred to the City Traffic Engineer who did not express the same concerns. Staff Recommendation: That the Planning Commission recommend that the Redevelopment Agency approve the project as submitted to the Planning Commission and approve the Mitigated Negative Declaration as it will be amended to include the results of a Phase 2 environmental study. Commission Discussion: Commissioner Thomas asked if staff could elaborate on the Traffic Engineer's position with regard to Mr. Breedlove's letter addressing his concern with trucks parking in front of his business. Assistant Director Sandoval responded that the letter was forwarded to the Traffic Engineer for review and comments, and although he did not address any specific concerns with the truck parking issue, if the Commission feel comfortable moving forward with the project, you could condition it so that staff would revisit these issues and to see if any modification is needed. Commissioner O'Neill stated that he hoped the prominent liquor sign as depicted in the site plan was simply to indicate that a sign would be installed at that location and not the actual intended sign for that location. Additionally, Commissioner O'Neill expressed concern and stated that the confined area on site is not conducive to efficient interior traffic flow as well as the exterior on Mace and Main Streets for big rigs. Planning Commission Minutes - 3 - February 24, 1999 Commissioner Cortes inquired if there would be a center divider on Main Street as part of the street improvements. Steve Power responded that the required public improvement on Main Street would be a widening of the street, sidewalk, curb and gutter. Commissioner Thomas stated he shared Commissioner O'Neill's concerns with the traffic flow and vehicular queuing. Additionally, Cmr. Thomas asked for further clarification on drainage and excess run-off water from the car wash. Mr. Power responded that the water from the car wash would be recycled, however, he deferred to the proiect engineer for further details on the system and mechanics of the car wash. Commissioner Castaneda stated that he shares Cmr. Cortes' comments on the installation of a median on Main Street, and indicated that there is merit in further consideration of it in order to avoid the same situation that has been created along Third Avenue where center dividers are being installed after the fact. Cmr. Castaneda stated that Main Street is an east/west corridor and inquired if there is any specific landscape theme designated for Main Street. Cmr. Castaneda asked if there are conditions for this project that would require the applicant to adhere to on site maintenance and landscaping maintenance. Mr. Power indicated that the Montgomery Area Specific Plan required that there be a 15 foot wide landscape median, however, he is not aware of any specific type of vegetation or uniform these that is required. Ann Moore, Assistant City Attorney responded that it is a common provision that is found in Special Use Permits, which delineates landscape maintenance requirements in accordance with the landscaping plans approved by the City. Chair Willett stated he shared the same concerns already raised by other Commissioners with regard to traffic circulation, stacking, on-site and landscape maintenance. Chair Willett also pointed out that the setback distance (3 feet) along the east and south side of the property line is probably too small to accommodate planting trees and recommended that be looked into to allow at least a 5 foot landscape buffer. Public Hearing Opened 6:45 Bob Faudoa, 4901 Morena Blvd. #304, San Diego, CA, applicant, addressed the concerned raised by the Commission. He indicated that the fueling facility is envisioned to serve the area's small truck fleets with diesel fuel and not the large semi-trucks and they will find that the confined space for maneuvering will be a deterrent to their continued patronage of the facilities. With regard to traffic circulation and the complaint raised regarding trucks parking on the street, the applicant has been working the City Traffic Engineer and the reason why the trucks presently Planning Commission Minutes - 4 - February 24, 1999 park t~ere is because there are no parking restrictions since there are no existing street improvements or parking requirements posted on the premises, therefore, when the street improvements, sidewalk and curbs are installed, there are ways to prohibit parking at that location and the problem will be eliminated. The proposed car wash will process and recycle approximately 95% of the water, the reason its not 100% is because there is minimal amount of vehicle carry-off water. All ADA requirements will be met for parking, ramp access, and restrooms. The applicant is in discussions with City Engineer staff and is proposing installing a traffic signal at the corner of Mace and Main Street at the applicants expense, however, this would be in lieu of the City waiving some traffic impact fees that are being imposed on the project. The applicant will be working with the Redevelopment Agency on a signage program. At the time that the application was submitted to the Planning Department, the tenants (oil company and restaurant company) was unknown. Those companies have been secured, therefore, a signage packet will be designed. With regard to the east and south side setbacks, the applicant is proposing to have a 6 foot high masonry wall on the east side property line and a 9 foot wall on the south to help mitigate any noise impacts from the drive-thru restaurant order board, both sides having a 3 foot landscaping buffer which would contain vines to cover the walls. The applicant expressed no concerns with regard to on-site and landscaping maintenance because he reaffirmed that it is the owners best interest to upkeep and care for his investment. The car wash is of masonry construction and will have what is called a "striper", which is the blower at the end of the car wash that strips the water off just before the vehicle exits the car wash. Commissioner O'Neill asked if there would be any vacuum stands in front of the car wash. Mr. I~audoa stated that although the plans do not show vacuum stations, there will probably be a couple of them located in front of the car wash. Mr. Faudoa stated that he will be working closely with the Police Department to ensure that all requirements for the sale of alcohol are met~ Commissioner Hall asked if there is any potential ground pollution associated with the project. Mr. Faudoa stated that there is virtually no possible potential ground pollution because of the regulatory agency requirements imposed on fueling facilities, which are the strictest in the State of California, and especially in San Diego County. The underground fuel tanks are double wall steel and have sensors under each dispensor. Steve Palma, a neighboring resident stated that he was at the meeting to offer this project his Planning Commission Minutes - 5 - February 24, 1999 support and to whole-heartedly welcome it to the area. The project will be a good complement to the newly built Otay Recreation Center. Commission Castaneda reaffirmed that Mr. Palma raised an important issue with regard to the rec. center being a neighbor and the need for the City Traffic Engineer to take a very close look at providing a safe way for the patrons (especially children of the recreation center to cross over and patronize the proposed facility. MSC (Castaneda/Thomas) (7-0-0-0) that the Planning Commission adopt resolution recommending that the City of Chula Vista Redevelopment Agency approve the construction of an automobile service station with associated mini-mart, fast food and car wash located at 3733 Main Street in the Southwest Redevelopment Area with the following recommendations: · That further consideration be given to the possibility of installing a median on Main Street as well as enhanced traffic control for pedestrian crossing at the intersection of Mace and Main Streets, · That specification be given as to where the vacuums for the car wash will be located, · That enhanced measures for removing excess water on the vehicles exiting the car wash be I~rovided, · That a condition be included specifying requirements for landscaping, signage and on- site maintenance, · That the signage conform to the sign ordinance and any redevelopment design guidelines and goals envisioned for that area. The signage should be consistent with other new developments which do not include pole signs. · That landscaping and street improvements be consistent with the long term objectives of the Montgomery Redevelopment Area Plan with respect to street landscape design and traffic control measures · That a condition be included stating that the car wash will have a "striper" (air-blower · That the hours of operation be clearly defined in the conditions of approval, and · That prior to issuance of a certificate of occupancy for new structures all State, Federal and local permits will have been received as required by that particular law or regulation. Motion carried. DIRECTOR'S REPORT: COMMISSIONERS COMMENTS: ADJOURNMENT at 7:45 p.m. to the Planning Commission meeting of June 7, 2000. Diana Vargas, Secretary to Planning Commission