HomeMy WebLinkAboutPlanning Commission Minutes 2002/01/23
MINUTES OF THE
CITY PLANNING COMMISSION OF
CHULA VISTA, CALIFORNIA
Council Chambers
6:00 p.m. Public Services Building
Wednesday, January 23, 2002 276 Fourth Avenue, Chula Vista
ROLL CALL! MOTIONS TO EXCUSE:
Present: Chair O'Neill, Commissioners Castaneda, Hall, Cortes,
Thomas, McCann, Willett
Staff Present: Jim Sandoval, Assistant Director of Planning and Building
John Schmitz, Principal Planner
Steve Power, Associate Planner
Harold Phelps, Associate Planner
Mary Hofmockel, Principal Landscape Architect
Elizabeth Hull, Deputy City Attorney II
PLEDGE OF ALLEGIANCE/SILENT PRAYER
INTRODUCTORY REMARKS: Read into the record by Chair O'Neill
APPROVAL OF MINUTES: MSC (Willett/McCann) (6-0-1-0) to approve minutes of
January 9, 2002 as submitted. Motion carried.
ORAL COMMUNICATIONS: No public input.
1. PUBLIC HEARING: PCM-00-24¡ Adoption of a resolution amending the Rancho del
Rey Sectional Planning Area (SPA) I Plan, in order to allow the
construction of a double left turn land with associated driveway
on East "H" Street, providing direct vehicular access to the
Home Depot store located within the Rancho Del Rey
Commercial Center (725 Plaza Court).
Background: Steve Power, Associate Planner reported that the applicant (Home Depot)
is proposing to construct a left turn lane with driveway located within the Power Center
on East "H" Street. The provision of the Rancho Del Rey SPA I Plan I imits left turn lanes
to existing ones at major entrances to the Center.
Mr. Power stated that since the Power Center was originally planned as an employment
park, the Center does not have direct access to major retail tenants as typically found in
major retail centers.
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Planning Commission Minutes - 2 - January 23, 2002
Furthermore, Mr. Power stated that a traffic study was conducted, which indicated that
there would be an improvement in delay times surrounding the Center, specifically
where Plaza Court intersects with Pas eo Del Rey. The Planning Commission should,
therefore, assess the benefit of improved traffic flow, versus the disturbance to the City
open space.
The applicant has worked closely with the Landscape Division to mitigate as much as
possible the visual impacts associated with cutting into the slope and creating a driveway
within a designated open space area.
The project would also be subject to further review of the landscape plan and wall
design by the Design Review Committee.
Staff recommendation: That the Planning Commission adopt resolution recommending
that the City Council modify the Rancho Del Rey SPA I Plan to allow the construction of
a new left turn lane with associate driveway providing direct vehicular access to Home
Depot.
Commission Discussion:
Commissioner McCann stated that the traffic study addressed weekend and weekday
p.m. peak hour traffic, however, it did not address the weekday a.m. peak hours, which
is when there would be significant impact for west-bound traffic.
Ralph Leyva, Traffic Engineer, stated that the weekday a.m. eastbound traffic going into
Home Depot would most likely be minimal because the Home Depot peak hours are
10:00 a.m. to 2:00 p.m.. With respect to westbound traffic, the proposed signal would
be coordinated with the traffic signals at Del Rey Blvd. and Paseo del Rey. The signal at
K-Mart is a "half signal", meaning it only controls traffic going westbound. Typically, the
cars that get stopped at K-Mart are the ones that have made the right or left turn from
Tierra Del Rey.
Commissioner Cortes inquired what the spacing requirement is for the distance between
light signals.
Mr. Leyva responded that on a prime arterial road, the spacing would be 2 signals per
mile, which is approximately what currently exists on H Street. The distance between
the proposed signal and the closest existing signal is approximately 680 feet, which is
close enough so that they both can be synchronized and work concurrently.
Commissioner O'Neill stated that it appears that no consideration was given to
pedestrian traffic, specifically, the day laborers, hence the lack of a sidewalk along the
driveway, which could pose a safety issue. He also inquired if this stretch was still
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Planning Commission Minutes - 3 - January 23, 2002
designated as a scenic roadway.
Mr. Power responded that the designation sti II exists. If the Commission were to grant
the amendment to the RDR SPA Plan, it would need to make the necessary findings and
concur that the mitigation measures with respect to landscaping, are in conformance
with the open space provisions of the General Plan.
Public Hearing Opened 6:35
John Ziebarth, representing Home Depot, 800 W. Ivy Street, San Diego, CA 92101
stated that they endeavored to address three factors for this project, they are:
[J How to improve access
[J How to improve existing traffic circulation
[J How to maintain the landscape open space.
Mr. Ziebarth stated that the proposed driveway would eliminate approximately one mile
of driving for eastbound traffic under present conditions to get to Home Depot, which in
turn reduces travel time and saves congestion on the roadway system.
He further stated that their peak hour is between 10:00 to 2:00, therefore, any impacts on
westbound a.m. traffic would be negligible. Upon review of the worst-case intersection
analysis, which is Saturday at noon at Paseo Del Rey, the delay time is reduced by
approximately 15%.
Mr. Ziebarth stated that the landscaping plan calls for the removal of existing trees,
which will then be relocated in the same general area. Additionally, there will be
approximately 12 new 36" box-trees.
Public Hearing closed 7:05.
Commissioner Thomas inquired how many 15 to 20 feet trees are being removed and
relocated to a different site.
Mary Hofmockel, Landscape Architect responded that a total of approximately 67 trees
that will be removed (11 trees in the median, 37 in the parkway and open space slopes,
and 19 in the parking lot). Because of their size and maturity, these trees wi II most likely
not be able to be relocated because their survivability is minimal. There will be a total of
26 trees replaced. The applicant agreed to replace within the open space areas the
remainder of the trees that were removed.
Ms. Hofmockel further stated that planting large trees is not cost effective and, in fact, a
younger tree grows faster.
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Planning Commission Minutes - 4 - January 23, 2002
Commissioner O'Neill stated that, in his opinion, the traffic impacts on H Street have
been underestimated. He further stated that he could support this project irrespective of
the landscaping issues and the lack a pedestrian walkway along the driveway, which can
be addressed with minor effort. However, he believes that the timing for this project is
not right because it should not precede any of the future road improvements, irrespective
of SR-12s, that will improve and give quicker access to westbound traffic going on to 1-
805.
Commissioner Castaneda expressed concern with the 250 foot stacking/deceleration
lane on H Street, running into an uphill 180 foot stacking within the parking lot. He
further stated that he would like to see enhanced signage that clearly depicts access
leading to Home Depot.
Commissioner Willett stated that he observed a heavy semi-trucks having difficulty
maneuvering the turn (egress and ingress).
MSC (Hall/Willett) (6-1) that the Planning Commission adopt resolution recommending
that the City Council modify the Rancho del Rey SPA I Plan to allow the construction
of a dual left turn lane with associated driveway on East H Street providing direct
vehicular access to Home Depot store located within the Rancho Del Rey Commercial
Center. The Planning Commission approved the Addendum to the Environmental
Impact Report and directs staff to work with applicant to:
[J Develop appropriate roadway signage clearly indicating access to Home Depot.
[J Consider the installation of a pedestrian sidewalk along the driveway, and
[J Develop a landscaping plan which mitigates as much as possible the impacts of the
trees and vegetation that will be removed, utilizing as much mature vegetation as
possible.
Motion carried, with Commissioner O'Neill voting against the project.
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Planning Commission Minutes - 5 - January 23, 2002
2. Public Hearing: SUPS 01-05¡ proposal to construct a 1,240 sf car wash, 840 sf 2-
bay lube area, and a 435 sf customer service area, with
accompanying landscaping, parking and driveway circulation.
Background: Harold Phelps, Associate Planner reported that this item was continued
from the January 9,2002 Planning Commission meeting in order to allow the applicant
to discuss and address the Commission's concerns about the project with the property
ownership group.
The following are design changes to the project:
[J Altered circulation plan in order to eliminate potential stacking of vehicles exiting
the car wash from entering onto the dedicated alley.
[J Car wash and lube center vehicles will exit from the northerly driveway onto Third
Avenue
[J In order to accommodate on-site stacking circulation, the 5 employee parking spaces
shown on the previous plan along the north property line will now be access from
the dedicated alley rather than from the on-site driveways.
[J Closure of the car wash exit onto the alley will allow for 2 new compact parking
spaces. A total of 7 parking spaces along the alley, as well as the handicapped
parking space adjacent to the customer service building will neate the need for a
zone variance for parking.
Staff recommendation: That the Planning Commission adopt Resolution 01-05
recommending that the Redevelopment Agency adopt the Mitigated Negative
Declaration and approve the Special Use Permit, subject to the conditions and findings
contained in the draft Redevelopment Agency resolution.
Commission Discussion:
Commissioner Hall inquired if any consideration has been given to providing a queing
pocket at the entrance of the premises in order to prevent cars from impeding trafficflow
along Third Avenue.
Mr. Phelps responded that a portion of Third Avenue will be widened and will provide
an additional travel lane along the entire frontage of the project and will be red curbed to
allow ease in access to the facility.
Public Hearing opened 7:50
Lee Hope, 5055 North Harbor Drive, San Diego, CA reviewed the project's different
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Planning Commission Minutes - 6 - January 23, 2002
components regarding location of trash receptacled, handicap parking, and on-site
circulation.
Mr. Hope further stated that according to the analysis done by their consultant, a six
vehicle on-site queing is adequate. Furthermore, there should not be any obstruction to
traffic flow along Third Avenue because the footprint of the project will be set back by 8
feet, thereby creating an extra lane where vehicles can pull into prior to entering the
premises.
Dean Robinson, 404 Villa Los Cielos, San Diego, CA, carwash consultant stated that
according to industry criteria, Third Avenue would be considered a "B" location because
it is not a major traffic artery. Other locations within the City, such as, the car washes
along Broadway and Bonita Rd./I-80s, are considered "A" locations, having high levels
of traffic, which would dictate a much larger queing area. The national average
projections for a "B" location car wash, averages between 78 and 1 04 cars per day.
Ralph Leyva, Traffic Engineer, stated that the projections are 8 to 1 0 cars per hour during
the summer on a 1 O-hour work day. In the event that all 8 to 10 cars show up at the
same time, the parking lane on Third Avenue could be used for cars waiting to get into
the car wash.
John Boreman, 1565 Hotel Circle S., San Diego, Traffic Engineer, stated that a queing
analysis was conducted based performa and how quickly the cars can be serviced. The
95 percenti Ie queing is three vehicles and the project allows for six vehicles. According
to the mathematical calculations, the business would have to attract three times more
business than what they are anticipating for a "B" location In order for there to be a
queing problem.
Public Hearing closed 8:30.
Commissioner Castaneda stated that he does not see how this business can be viable
based on the low projections of business they are anticipating. He is concerned that
because of this, the use will be expanded in order to incorporate other services to attract
more business. Furthermore, although he does not oppose the use (car wash) and the
project would improve this blighted location with a new building and landscape
improvements, however, he is concerned that the project is still too ambitious for the
size of this location.
Commissioner Hall stated that he too shares Cmr. Castaneda's concerns and in his
opinion the applicant has deliberately utilized very conservative figures in the
projections of the amount of business they are anticipating in order to make the business
fit the size of the site.
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Planning Commission Minutes - 7 - January 23, 2002
Commissioner McCann stated that although he recognizes some of the expressed
concerns, he believes that waiting for the "perfect" project to come along in the future
would not be in the best interest of this area that is in dire need for improvement.
Cmr. McCann further stated that if the anticipated worst case scenario were to happen
and this business were more successful than anticipated to the point that it lost business
because it could not provide the service and accommodate its patrons, then this would
solely be a self-imposed quandary that the business owner would have to deal with.
Commissioner Cortes stated his conscience could not allow him to support this project,
which in his opinion would be settling for the sake of simply putting something on the
site. He further stated that in his opinion the area south of L Street has been neglected
far too long by the City.
MSC (Thomas/McCann) (3-4-0-0) that the Planning Commission adopt Resolution SUPS
01-05 recommending that the Redevelopment Agency adopt the Mitigated Negative
Declaration and approve the Special Use Permit subject to the conditions and findings
contained in the draft RDA resolution provided that:
[J the site plan be modified to close off access to the alley from the site, and
[J that the handicap parking space be more appropriately repositioned to another
location as long at it is compliant with ADA requirements.
Motion failed.
3. PUBLIC HEARING: PCC 02-31¡ Modification to Conditional Use Permit C-68-20,
for an existing self-service car wash located at 298 Broadway.
Staff recommended that this item be withdrawn as there are pending procedural issues
that need to first be resolved.
4. REPORT: Accessory Second Unit
Jim Sandoval stated that staff distributed to the Commission a matrix depicting what
staff's recommendations are on various issues requesting the Commission's opinion and
whether they agree or disagree with staff's recommendations. The objective would then
be to use that as a tool for drafting the Secondary Accessory Unit Ordinance. It is also
staff's recommendation that a workshop be scheduled for February 20 to go over the
materials.
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Planning Commission Minutes - 8 - January 23, 2002
DIRECTOR'S REPORT:
Mr. Sandoval reported that the Commission directed staff to follow-up and ensure that the
wireless facility and landscaping adjacent to the Country Club were installed in accordance
with what the applicant submitted in his proposal and the Commission approved.
Mr. Sandoval reassured the Commission that staff has spent a considerable amount of time
working with the various carrier and a resolution to this problem will be implemented in the
very near future.
Robert Medina, representing Cingular Wireless, 203 State Place, San Diego, CA. apologized
for the appearance of the site and stated that through circumstances and miscommunication
with other carriers on the site, the landscaping was abandoned. He further stated that they
are more than willing to do their fair share and install the landscaping that they originally
proposed and the Commission approved, and they are working with the other carriers toward
that end. Mr. Medina also stated that they are working with staff and their goal is to resubmit
landscaping plans, and have it implemented by the end of February.
COMMISSIONERS COMMENTS:
ADJOURNMENT at 9:25 p.m.
- ~'ý~
Secretary to Planning Commission
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