By Esther Rubio-Sheffrey | SDUN Reporter 
The Planned Development Permit to rebuild the Jack in the Box located at 2959 Upas St. remains under review by the City’s Developmental Services Department (DSD). For over one year, residents living near the restaurant, along with the North Park Planning Committee (NPPC), debated the merits of the Permit with the fast-food chain based on the proposed deviations to the zone’s current development regulations.
In January 2011 and again in October 2011, the NPPC voted unanimously to deny the permit. However, some residents fear the plan is close to approval and ignores their major concerns.
DSD must complete their report, which will note the NPPC’s recommendation, before the City’s Planning Commission decides whether to grant the permit. DSD project manager Michelle Sokolowski said, “The project has been revised in scope and design since its original submittal to a point where it is believed that [DSD] staff will provide a recommendation of approval.”
The biggest concern voiced during NPPC’s public meetings is with the drive-through window. In 2000, the City approved zoning regulations for commercial businesses adjacent to residential areas. These new regulations limit restaurant hours of operation and prohibit any drive-through access near specific intersections, similar to the one on 30th and Upas.
Jack in the Box would only have to abide by these regulations if it rebuilt its property, which was originally built in 1961. Representatives of Jack in the Box have requested exemption from this regulation.
NPPC chair Vicki Granowitz said, “The City should honor their commitment and not allow the variances Jack in the Box is requesting. I have lived in North Park for more than 20 years, and have listened to neighbors complain about the uncleanly and inconsiderate way the business has operated.”
She added, “Residents were waiting for the day they would rebuild and be required to follow the zoning…. This is just one more example of the City caring more about a business than the residents’ quality of life.”
Jack in the Box corporate representative Brian Luscomb disagrees, and said the project is part of a major initiative to re-image each San Diego location to create consistency among its restaurants while enhancing customer service and communities.
“This [location] is one of the oldest restaurants in our system,” said Luscomb. “[We] have enjoyed being a part of North Park for more than a half century, providing jobs and food service. To continue doing so for the remaining 27 years of our lease we need to create a more functional and aesthetically pleasing restaurant”
The City received the initial plans in April 2010, and since then Luscomb said representatives from Jack in the Box met with more than 40 community members in a variety of forums and significantly modified their plans based on their concerns.
Jack in the Box initially sought to expand their drive-through to 24 hours, but instead of eliminating the drive-through, which is a major contributor to their income, they agreed to maintain the current hours of 5:30 – 2 a.m.
Of the proposed drive-through layout, Luscomb said, “We’re alleviating street congestion by increasing our ability to accommodate more cars. Between 10 p.m. and 2 a.m., we are using visual confirmation boards for orders, and we’re also posting signs reminding our late-night guests to dim their headlights, reduce excessive noise and be courteous of our neighbors.”
Luscomb said other proposed changes include new hours for their late-night deliveries, trash pick-up and cleaning services, as well as increased landscaping, replacement of the chain-linked fence with an 8-foot concrete wall with a creeping vine and new lights that shine away from residential homes.
“We’re also adding only 234 square feet to the building,” Luscomb said, “much of which was necessary to provide ADA-compliant restrooms, clearance in the dining room and more space in our kitchen to accommodate the necessary equipment for our current and future menu.”
The date for the Planning Commission’s public hearing depends on when the DSD report is completed. Additionally, if the proposed plans receive approval, Luscomb estimates construction of the new structure will take three to four months. Residents have said they plan to continue voicing their opinions on the drive-through, as well as the increase of the outdoor seating area and the limited number of parking spaces, at the Planning Commission’s hearing.
