Loading...
HomeMy WebLinkAboutPlanning Commission Minutes 2007/09/12 MINUTES OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA 6:00 p.m. September 12, 2007 Council Chambers 276 Fourth Avenue Chula Vista, California CALL TO ORDER: ROLL CALL / MOTIONS TO EXCUSE: Members Present: Member Absent: Cmr.s Tripp, Felber, Moctezuma, Bensoussan, Clayton Cmrs. Vinson and Spethman INTRODUCTORY REMARKS: Read into the record by Chair Tripp APPROVAL OF MINUTES: August 8, 2007 MSC (Felber/Clayton) (5-0-2-0) to approve minutes of August 8, 2007 as submitted. Motion carried. 1. Public Hearing: PCM 07-11; Consideration of a Conditional Use Permit to establish and operate a fast-food restaurant with drive- thru at 919 - 945 Otay Lakes Road. Background: Maria Muett reported that the applicant is requesting approval to operate an EI Polio Loco fastfood restaurant with drive-thru at the College Plaza Center. The project requires a Design Review Permit and is scheduled to go before the DRC on September 17, 2007. A previously approved a Master Plan for the center identified this pad area for development of a future fast-food restaurant. The project proposes a 2,200 sf restaurant with drive-thru services aisle to accommodate queuing of six to eight vehicles, an outside patio area and fifteen parking spaces, with landscape and garden wall around the patio area. A neighborhood meeting was held on September 6, 2007 attended by five residents and one center tenant who expressed concerns with noise, upcoming Otay Lakes Road widening, vehicular circulation and stacking. The Environmental Review Coordinator has reviewed the proposal for compliance with CEQA and prepared a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program; no written comments were received during the public review of this document. Staff Recommendation: That the Planning Commission adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (IS-07 -06) and approve PCC 07 -11 based on the findings and subject to conditions contained in the Planning Commission Resolution. Planning Commission Minutes - 2 - September 12, 2007 6: 16:49 PM Commission Comments: 6:17:08 PM Cmr. Felber stated that Domino's Pizza is practically built right up against the sidewalk along Otay Lakes Road, and asked if that in any way creates a problem with the future plans to expand Otay Lakes Road. 6: 19:01 PM Jamal Naji, Engineer, stated that the setbacks have been taken into consideration and there is ample room for the future Otay Lakes Road expansion. Cmr. Felber also questioned why the proposal didn't go before the DRC first before coming to the Planning Commission. Steve Power responded that staff has the latitude to determine which reviewing body sees the project first. Mr. Power further stated that since the drive-thru aspect of the proposal is critical to the design of the project, staff considered that it would be appropriate for the Planning Commission to first deliberate on the approval of the CUP for the drive-thru component, make their recommendations on any potential redesign of the project and then have it go before the DRC for design review. 6:28:46 PM Cmr. Tripp stated that in his reading of the Municipal Code his understanding is that certain projects go to the DRC first with a subsequent recommendation from that body to the Planning Commission, and it also sets forth an appeal process from a DRC decision to the Planning Commission; he too shares the concerns with not receiving DRC's comments and/or recommendations. 6:46:54 PM Cmr. Clayton stated that patrons face left when reading the menu board and they are then told by the attendant to pull forward to pay and pick up their order. She expressed grave concern with pedestrian safety for those parking in spaces 6, 7 and 8 who may cross the drive-thru aisle at the point directly in front of the menu board. Additionally, there is a very narrow landscape strip bordering the drive-thru aisle from the corner of parking space 8; human nature being what it is, especially with children, they'll find a way to step over the landscaping and cross the drive aisle. She recommended a fence be placed along the perimeter of the drive-thru aisle. Maria Muett stated that staff too had the same concerns and made recommendations to have pedestrian-alert signage along the pathway. 6:50:57 PM Amor Manligas, Architect and Scott Kavthekar, Project Manager stated that they worked diligently with staff and their proposal meets all of the requirements for setbacks and parking. He thanked the Commission for their consideration of their proposal and stated they were available to answer questions. 6:54:55 PM Cmr. Clayton restated her previous concerns with pedestrian safety. Mr. Manligas stated that parking space #8 could be moved parallel to #9, eliminating that concern. Planning Commission Minutes -3- September 12, 2007 6:58:57 PM Cmr. Bensoussan stated that it would appear to her that parking spaces #6 and #7 could have been moved west of the drive-aisle, thereby, eliminating the potential risk of having pedestrians cross the drive-thru aisle. Mr. Kavthekar responded that they did consider doing that, however, the site constraints with providing adequate queuing capacity and adequate loading zone in front of the trash enclosure precluded them from doing that. Cmr. Felber suggested that perhaps the menu board could be moved forward so that it is situated in front of the pedestrian crosswalk. Mr. Kavthekar stated that the board next to car #6 is actually a preview menu board and not the ordering board is, which is further up. The location and distance between these two menu boards is dictated by the EI Polio Loco Corporate Office. 7:07:30 PM Lakshmit Kurada, Traffic Engineer with Linscott Law and Greenspan Engineers stated she was available to answer questions. She further stated that the overall available parking for the center exceeds what is required; the elimination of parking spaces 6 and 7 on the project site would not pose a problem. 7: 12:08 PM Linda Lasher, 5109 Waring Road, San Diego, property manager for the College Plaza Center was asked if they have experienced lighter traffic now that the new Henry's is opened at the Eastlake Village Walk Center. Ms. Lasher responded that it has subsided a little bit and they anticipate it will continue to taper off as people become accustomed to the new store. The existing site of Henry's is slated for another market in the same genre as Henry's. 7:17:11 PM Public Hearing Opened and Closed. 7:20:06 PM Cmr. Bensoussan recommended that a speed bump be placed in the drive-thru aisle right before the pedestrian crosswalk in order to slow down traffic and allow for pedestrian crossing. Jim Hare cautioned against demarcating this as a pedestrian crosswalk when in actuality its not. He further clarified that what appears on the site plan to be a cross-hatched pedestrian crosswalk, in actuality is strictly a pathway by which EI Polio Loco employees would use to access the trash enclosures. 7:26:32 PM Cmr. Tripp stated that he is supportive of the restaurant's use for this site, however, he is not comfortable with the design of the drive-thru aisle. Furthermore, he is not comfortable with not having the DRC's recommendation and would, therefore, recommend that the public hearing be continued to allow the applicant the opportunity to fine-tune the plans and give DRC the opportunity to review and comment on the project. Cmr. Felber stated he would like to see more robust landscaping in front of parking spaces 6&7 to act as a barrier and deterrent for people crossing onto the drive-aisle. MSC (Tripp/Bensoussan) (5-0-2-0) to continue public hearing to the September 26, 2007 Planning Commission meeting in order to allow the DRC to hear this proposal at their September 17th meeting and enable the Planning Commission to receive their comments and recommendation on the project. Motion carried Planning Commission Minutes -4- September 12, 2007 2. Public Hearing: PCC 05-53; Revocation of Conditional Use permit permitting outdoor seating for Baja Taco at 1052 Broadway. Elisa Cusato, Deputy City Attorney stated that at Counsel's directive staff is withdrawing this item from tonight's agenda and will be brought back to the Planning Commission at a future meeting. Director's Report: Jim Hare reported that Chairman Tripp requested he look into the potential of adding to the Planning Commission Agenda a section for Consent Items, similar to the one used by the City Council, as a tool to dispense routine items. Mr. Hare indicated that he can place this item for discussion at a future agenda and report back on his findings. Adjourned to a regular Planning Commission meeting on September 26,2007. Submitted by: ~ Diana Vargas, Secretary the Planning Commission