HomeMy WebLinkAboutPlanning Comm Reports/1994/12/07 (2)
City Planning Commission
Agenda Item for Meeting of December 7, 1994
Page 1
1. PUBLIC HEARING:
Conditional Use Permit PCC-94-23: Request to establish a full
service carwash at the southwest corner of Bonita Road and
Lvnwood Drive - Charles Tibbitt
A. BACKGROUND
The proposal is to construct a full service carwash facility with automobile detailing at the
southwest corner of Bonita Road and Lynwood Drive within the C-V-P zone. Earlier this year
the Commission and Council approved a General Plan amendment and rezoning to accommodate
the carwash. Consideration of the conditional use permit has been delayed pending annexation
of the site to the City.
The Design Review Committee has conditionally approved the site plan and architecture
contingent upon approval of PCC-94-23.
The Planning Commission has previously adopted Negative Declaration IS-94-04 in conjunction
with the earlier rezoning, and thus no further action by the Commission is necessary.
B. RECOMMENDATION
Adopt Resolution PCC-94-23 approving Conditional Use Permit PCC-94-23 based on the
findings and subject to the conditions contained therein.
C. DISCUSSION
1. Existing Site Characteristics
The 0.67 acre site is irregular in shape and is located at the southwest corner of Bonita Road
and Lynwood Drive within the Sweetwater Community Planning Area (see locator). The
property is presently vacant and relatively level, except for the southerly 30-40 ft which contains
a 40 ft. high slope that separates the site from a single family dwelling located adjacent to the
south.
2. Zoning and Land Use
Zoning
Land Use
Site
North(across Bonita Rd.)
South
C-V-P .............
C-C-P .............
R-R-1 (County)
Vacant
Gift Store
SFD
East (across Lynwood Dr)
West
C-32 (County)
C-30 (County)
Office/Retail
Open Space
City Planning Commission
Agenda Item for Meeting of December 7, 1994
Page 2
3. Proposed Use
The proposed full service carwash consists of a two story structure housing an automatic carwash
bay, detail shop, and an administrative office. The facility is proposed to be open from 8:00
a.m. to 6:00 p.m. Monday through Saturdays in the spring and summer, and from 8:00 a.m.
to 5:00 p.m. in the winter. The operation will employ eight people in a single shift. The
expected number of cars is approximately 125 per day. The price for a carwash will start at
$6.50.
C. PUBLIC INPUT
On February 10, 1994, during the General Plan amendment and rezoning process, the Planning
Department sponsored a public forum to familiarize the surrounding residents and the
Sweetwater Community Group with the applicant's request, and the planning process.
The issues raised at the public forum primarily concerned the additional traffic and signal delays
at the Bonita Road and Lynwood Drive Intersection. The residents pointed out that the County
had recently approved a church/school in their neighborhood, and since the Lynwood area is
served solely by Lynwood Drive, the proposed project would further contribute to the
deterioration of traffic conditions on Bonita Rd. and the traffic signal phasing (delays) at the
intersection.
In regard to the proposed land use issue and the project design, the residents in attendance
stated that the project was attractive and offered a service presently unavailable in the immediate
vicinity; the nearest full service carwash is presently located at the northeast corner of Broadway
and "K" Street.
There were no representatives of the Sweetwater Community Planning Group at the public
forum, but in a letter the Group voiced the same concern as the residents regarding the expected
increase in traffic along Bonita Road, and potential delay in the traffic signal phasing at the
Bonita Road Lynwood Dr.lPlaza Bonita Rd. intersection.
D. ANALYSIS
Since vehicle stacking and internal circulation are typically the main issues with carwash
operations, the applicant has prepared three exhibits that illustrate the different activity areas as
well as the internal circulation and potential stacking areas.
Exhibit A and B (attached) illustrate the typical day and peak hour scenarios with a business
activity of approximately 200-250 cars per day, or approximately one car every 2-3 minutes
leaving the site.
Exhibit C illustrates the worst case scenario and the maximum number of vehicles that can be
accommodated before stacking starts spilling onto the adjacent streets. The business activity in
this scenario is approximately 350 - 400 cars a day wihich, according to the applicant is very
unlikey.
City Planning Commission
Agenda Item for Meeting of December 7, 1994
Page 3
As noted above, the applicant is expecting to serve an average of 125 per day which equates to
approximately one car every 5 minutes.
To ensure that the proposed carwash operation performs in an acceptable form, the applicant has
agreed to a monitoring program to evaluate the activities at 6 , 12 and 18 months after the
business begins operation. If stacking problems are found during this period, mitigation measures
may be applied and could include, but are not limited to, price increases to reduce clientele, or
closing one of the driveways if necessary. However staff is confident that the internal circulation
is functional and that the stacking area is adequate to accommodate the number of vehicles
expected by the applicant.
A traffic report was prepared to address the issue of traffic and signal delays. The City Traffic
Engineer has concluded that the traffic generated by the carwash, although higher than office or
even retail shops, is spread fairly evenly throughout the day and, therefore, as illustrated in the
tables below, is not expected to create any significant changes to traffic or signal delays at the
Bonita Road and Lynwood/ Plaza Bonita Road intersection.
TABLE 2
SUMMARY OF LEVELS OF SERVICE FOR THE
BONITA RD.lPLAZA BONITA /LYNWOOD INTERSECTION
CONDITION AM Peak Hour PM Peak Hour
Delay(sec) LOS Delay(sec) LOS
Existing 24.0 C 26.6 D
Existing + Project 24.1 C 28.6 D
LOS = Level of Service
(see) = in seconds
The following table also illustrates the traffic generated by three different land uses; an office, a retail
building and the proposed carwash.
TABLE 2
Land Use Rate Intensity Daily trips Peak Hr
Trips/lOOO Trips
sq. ft.
Carwash 900/site 250 car/day 900 41
Office 20 12,000 sq.ft 240 31
Retail 40 10,000 sq.ft 400 36
City Planning Commission
Agenda Item for Meeting of December 7, 1994
Page 4
In order to further address potential traffic hazards, the applicant has incorporated a 100 ft long
deceleration lane along Bonita Road to allow east bound traffic to leave the through traffic flow
and slow down before entering the carwash facility (see exhibit D).
A noise study was also been conducted to determine the potential impact from traffic as well as
from the operation of the carwash. The study concludes that the project will increase the existing
noise levels by 0.2 db, which in the context of the existing 66 db ambient noise level in the area
is considered negligible, and it is consistent with City Noise Standards.
For the reasons noted above, we are recommending approval of the request subject to the
conditions in Resolution PCC-94-24.
Attachments:
Attachment 1
Attachment 2
Attachment 3
Attachment 4
Draft Planning Commission Resolution
Exhibits
Conceptual Development Proposal
Disclosure Statement
(m: \... \luis\pcc-9423. rpt)
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PROJECT
LOCATION
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C HULA VISTA PLANNING DEPARTMENT
LOCATOR APPLICANT: CHARLES TmBETT PROJECT OESCRIPTION:
BONITA CAR WASH
C9 ADDRESS: 3048 BONITA ROAD
SCALE: FILE NUMBER:
NORTH 1" = 200'
ATTACHMENT 1
DRAFT
PLANNING COMMISSION RESOLUTION
RESOLUTION NO. PCC-94-23
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CHULA VISTA APPROVING A CONDITIONAL USE PERMIT TO
ESTABLISH A FULL SERVICE CARWASH WITH AUTOMOBILE
DETAILING AT THE SOUTHWEST CORNER OF BONITA ROAD
AND LYNWOOD DRIVE WITHIN THE C-V-P ZONE
WHEREAS, a duly verified application for a conditional use permit was filed with the City of
Chula Vista Planning Department on November 17, 1993, by Charles Tibbitt, and
WHEREAS, said application requested approval of a Conditional Use Permit to establish a full
service carwash with automobile detailing at the southwest comer of Bonita Road and Lynwood Drive
within the C-V-P zone, and
WHEREAS, The Planning Commission has previously adopted Negative declaration IS-94-04
in conjunction with the earlier rezoning and thus no further action by the Commission is necessary, and
WHEREAS, the Planning Director set the time and place for a hearing on said conditional use
permit application and notice of said hearing, together with its purpose, was given by its publication
in a newspaper of general circulation in the city and its mailing to property owners and tenants within
1000 feet of the exterior boundaries of the property at least 10 days prior to the hearing, and
WHEREAS, the hearing was held at the time and place as advertised, namely December 7, 1994
at 7:00 p.m. in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said
hearing was thereafter closed.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION DOES
hereby find, determine, resolve, and order as follows:
I. Environmental Determination. That the Planning Commission has previously adopted Negative
Declaration IS-94-04 and therefore no further action is necessary.
II. CUP Findings. That the Commission makes the findings required by the City's rules and
regulations for the issuance of conditional use permits, as hereinbelow set forth, and sets forth,
thereunder, the evidentiary basis that permits the stated finding to be made.
A. 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.
The proposed use at the location will provide a desirable service not presently available
in the immediate area.
B. That such use will not under the circumstances of the particular case, be detrimental
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 conditional use permit will ensure that circulation and stacking do not
adversely impact the area.
C. That the proposed use will comply with the regulations and conditions specified in
the Municipal Code for such use.
The proposed use will be required to comply with all regulations and conditions on a
continuous basis.
D. That the granting of this conditional use permit will not adversely affect the general
plan of the City or the adopted plan of any government agency.
With the approval of this permit, the proposal is consistent with the General Plan.
III. Conditional Grant of Permit; Conditions.
The Planning Commission hereby grants conditional use permit PCC 94-23 subject to the
following conditions whereby:
A. The hours of operation shall be from 8:00 am to 6:00 pm from November to March and
from 8:00 am to 5:00 pm from April to October.
B. All car washing and auto detailing work shall be conducted within an enclosed building.
C. An independent consultant shall be retained to monitor the carwash internal circulation
and vehicle stacking after 6, 12, and 18 months of commencing operations. A signed
contract, outlining the scope of the monitoring program, shall be submitted to the
Planning Department prior to, or in conjunction with the submittal of plans for building
permit plan check.
D. In the event that complaints are received or problems occur related to vehicle stacking
or internal circulation conflicts with any of the two adjacent public streets, this would be
sufficient grounds to review the conditional use permit and, if deemed appropriate, the
Zoning Administrator may impose additional conditions and may schedule any review for
public hearing before the Planning Commission.
IV. Code Reminders
Fire Department
A. Both driveway shall maintain a width of 20 ft. for fire access
B. The proposed improvements shall conform to the Uniform Fire Code to the satisfaction
of the Fire Marshall.
Engineering Department
C. Install improvements including, but not limited to:
1. Provide an 8 foot wide sidewalk within a 10 foot parkway.
2. Two driveways.
3. One 250 watt HPSV street light.
4. One half of raised concrete median with "One Way" sign on telespar post base
and sleeve (owner may apply for deferral).
D. Applicant shall obtain a construction pennit for the above mentioned work in the right
of way.
E. A grading permit shall be obtained if the Exemptions in the Chula Vista Grading
Ordinance are not met.
F. Applicant shall pay corresponding sewer, traffic signal and development fees prior to
issuance of a building pennit.
G. All utilities on site shall be underground.
H. The following right of way shall be dedicated:
Along Bonita Road to achieve a 54 ft from existing center line.
Along Lynwood drive to achieve 28 ft from existing center line.
I. Dedicate an additional one foot of right of way along Bonita Road.
J. Place new curb at a distance of 43 ft. from the existing center line.
Miscellaneous
K. Conform to all requirements of the Unifonn Building Code as required by the Director
of Building and Housing Department.
L. The proposed carwash shall not create noise levels exceeding 65db by day and 55db by
night.
M. Development of this property must agree to not increase water consumption or participate
in water conservation or fee offset program the City may have in effect at the time of
building permit issuance.
V. Additional Tenns and Provisions of Grant.
A. This pennit shall be subject to any and all new, modified, or deleted conditions imposed
after adoption of this resolution to advance a legitimate governmental interest related to
health, safety or welfare which City shall impose after advance written notice to the
permittee and after the City has given to the pennittee the right to be heard with regard
thereto. However, the City, in exercising this reserved right/condition, may not impose
a substantial expense or deprived the Pennittee of a substantial revenue source which the
Permittee cannot, in the nonnal operation of the use pennitted, be expected to
economically recover.
B. This conditional use pennit shall be void and ineffective if the same is not utilized within
one year from the date of this resolution in accordance with Section 19.14.260 of the
Municipal Code. Failure to comply with any condition of approval shall cause this
pennit to be reviewed by the City for additional conditions or revocation.
V. A copy of this resolution be transmitted to the applicant.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this 7th day of December, 1994 by the following vote, to-wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
William C. Tuchscher II, Chainnan
Nancy Ripley, Secretary
ATTACHMENT 2
EXHIBITS
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ATTACHMENT 3
CONCEPTUAL DEVELOPMENT PROPOSAL
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ATTACHMENT 4
DISCLOSURE STATEMENT
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THE CITY OF CHULA VISTA DISCLOSURE STATEMENT
You Ire required to file a Statement of Disclosure of certain ownership or financial interests, payments, or c:ampaign
eonlrihutions, on aU mailers which will require discretionary action on the part of Ihe City Council, Planning Commission, Ind
IU other omeial bodies. The following information musl be disclosed:
I.
List Ihe names of all persons having a financial interest in the property which is the suhject of the application or the
eonlrac!, e.g., owner, applicant, conlraetor, subeonlraelor, material supplier.
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2.
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If Iny person. identified pursuant to (I) above is a corporation or partnership, list the names of all individuals owning
more than 10% of Ihe shares in the corporation or owning any partnership interest in Ihe partnership.
J1ARillE A. MAc,rVf)7'TD - 25"%
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If any person. idenlified pursuant to (I) ahove is non.profil organization or a trust. list the names of Iny person
serving as director of the non.profit organization or as Irustee or beneficiary or trustor of the trust.
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4. Have you had more than S250 worth of husiness transacted with any memher of the City slaff, Boards, Commissions,
Commillees. and Council within the pasl twelve months" Yes_ No.x If yes, please indicate person{s):
S. Please identify each and every person. including any agents, employees. eonsultanls. or independent eonlraelors who
you have assigned 10 represent you before the City in this mailer.
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6. Have you and/or your officers or agenlS, in the aggregate. contributed more than S 1.000 10 a Coundlmember in Ihe
eurrent or preceding eleclion period? Yes",-- NoX If yes, slale which Qluncilmember(s):
. . · (NOm:
AiUldl addilioDal pages .~ry) · · ·
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Signature of eonlrador/lpplicanl
Dale:
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Print or Iype name oC eonlrldor/Bpplicanl
. PmDll is deftlled lIJ: "AII)' illilividJJaJ, fin1l. cn-f'lJ1TIaenhip, joiN \rcnAU'r, auociGUntl, lOCUlI ('..w, frGlerJUJI MpJIWWon, corportlliOl&, GUIle. All, r<<GIIeT,lyIfdictUc,
IJW IIIld ""y 0IheT cou'uy, city tJIId cowllr)" cit>, muJ,icipalil}', tlUtncl, Of Olher poIilklll IUbdi.VWt&, tN an)' oIhn ","p eN contbUUUiOlI <<an, ., II MiL"
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