Rotten Robbie’s — with its gas station and convenience store in its current configuration — will not get built on Airport Way at Wawona Street unless the applicant appeals to the Manteca City Council and wins.
The Manteca Planning Commission on a 4-1 vote Thursday reaffirmed a decision they made last month to reject approval of the project based on its current configuration. The commission determined plans for two commercial diesel fuel pumps combined with traffic concerns involving left turns on and off Airport Way were not acceptable for the location.
Given the hammering the Manteca City Council is taking over the East Yosemite Avenue traffic debacle involving Chick-fil-A and not aggressively restricting where semi-trucks that aren’t making deliveries can go on city streets through adoption and enforcement of updated truck routes, an appeal may not prevail.
Rotten Robbie’s owner Tom Robinson on Thursday made it clear he was willing to address the concerns cited by the commission by tweaking the project.
That would include eliminating fuel pumps for commercial trucks powered by diesel. That in turn would eliminate all truck left turns on and off Airport Way except for delivery trucks. It would also allow the dropping of a driveway along Airport Way that planners believe was too close to Wawona Street.
Rotten Robbie’s could also be required to contribute its fair share of traffic impacts it would generate if the city determines a traffic signal is needed for the Wawona Street and Airport Way intersection. While every intersection is different, it typically costs more than $500,000 to install traffic signals.
Robinson indicated such changes would still accommodate pickup trucks and cars that run on diesel at the pumps under the canopies just like they are at a number of other gas stations in Manteca.
Should Robinson opt to modify his plans impacted neighbors would be notified to allow their input.
Points made by commission members during Thursday’s meeting included:
*Having diesel pumps that far down Airport Way from the 120 Bypass would create a serious traffic flow problem.
*An altered project could work.
*The public needs to understand that the land has a right to be developed given it is zoned commercial meaning some type of significant traffic generating business will eventually be built on the site.
*It was the first project in at least eight years that the planning commission had rejected.
*They approached the project as elected leaders on the City Council who appointed them asked them to do by carefully weighing neighborhood concerns and impacts before rendering a decision.
*The city needed to be more effective in working with applicants to make sure adjustments needed to make developments work were done given the city’s need for sales tax and other revenue to underwrite municipal services.
To contact Dennis Wyatt, email dwyatt@mantecabulletin.com
The Link Lonk
February 19, 2021 at 03:53PM
https://www.mantecabulletin.com/news/local-news/rotten-robbies-gas-station-still-a-no-go-in-current-configuration/
Rotten Robbie's gas station still a no go in current configuration - Manteca Bulletin
https://news.google.com/search?q=rotten&hl=en-US&gl=US&ceid=US:en
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