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HomeMy WebLinkAboutPC RES 3619RESOLUTION NO. 3619 ]7 IS ]9 20 .7.1] 2') I_.3 1..4 25 20 27 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING CONDITIONAL USE PERMIT 98-016 DESIGN REVIEW 98-016 AUTHORIZING A SELF-SERVICE GASOLINE STATION WITH CONVENIENCE MARKET INCLUDING OFF-SITE ALCOHLIC BEVERAGE SALES (TYPE 20) AT 17241 SEVENTEENTH STREET The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: Ao That a proper application for Conditional Use Permit 98-016 and Design Review 99-016 was filed by Chevron Products Company to request authorization to demolish an existing full-service gasoline station and construct a self-service gasoline station and 2,011 square foot retail building with sales of convenience items including off-site alcoholic beverage sales (Type 20) and an (8) position fuel pump island on property located at 17241 Seventeenth Street, also described as Assessor's Parcel No. 395-311-01. Bo That the proposed uses are allowed within the Retail Commercial District-Parking Overlay (C-1 P), with the approval of a Conditional Use Permit (TCC Section 9232). Co That a public hearing was duly called, noticed and held on said application on October 12, 1998, by the Planning Commission. D, That the establishment, maintenance and operation of the uses applied for will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare of the City of Tustin, as evidenced by the following findings: 1) The proposed project, as conditioned, will not be injurious, detrimental to, or have a negative effect on surrounding propedJes in that: a, b. co The proposed project complements and provides a support service to existing or future uses allowed by the Zoning Code; The scale, massing, and design of proposed structures is appropriate for the area; the proposed site plan provides for sufficient vehicle ingress, egress, on-site maneuvering and parking; and, There will be no on-site or off-site traffic impacts since the difference in existing and projected vehicle trips represents less than one percent Of projected traffic for the adjacent arterial system and will have i i ]5 ]6 20 2] 22 23 24 27 Resolution No. 3619 Page 2 no effect on the existing and planned level of service for adjacent arterials and intersections and payment of Transportation System Improvement Program fees will be used to mitigate cumulative impacts on the transportation system. d. Required dedications will create safe access for pedestrians and disabled persons. 2) The proposed project, as conditioned, will not be detrimental to the health or safety of persons residing in or working in the neighborhood in that agencies which regulate the sale of gasoline and alcoholic beverages will be involved with the licensing and on-going operation of the facility. 3) Establishing alcoholic beverage sales at this location will not be detrimental to the health, safety, morals, comfort and general welfare of the persons' residing in or working in the neighborhood nor injurious or detrimental to property or improvements in the vicinity since the proposed location is a sufficient .distance from sensitive uses including residential areas, places of worship, parks, schools, hospitals, clinics, convalescent homes, 'and other uses selling or serving alcohol. In addition, several operational conditions are proposed that will ensure that alcoholic beverages sales are conducted in an orderly manner and do not encourage public disturbances. 4) The proposed hours of alcoholic beverage sales for off-site consumption are appropriate for the proposed use in that the hours conform to those allowed by the State of Califomia. Eo Pursuant to Section 9272 of the Tustin Municipal Code, the Commission finds that the location, size, architectural features and general appearance of Design Review 98-016, as conditioned, will not impair the ordedy and harmonious development of the area, the present or future development therein, or the occupancy as a whole. In making such findings, the Commission has considered at least the following items: 1. Height, bulk and area of buildings. 2. Setbacks and site planning. 3. Exterior materials and colors. 29 4. Type and pitch of roofs. l0 ]4 20 Resolution No. 3619 Page 3 5. Size and spacing of windows, doors and other openings. . Towers, chimneys, roof structures, flagpoles, radio and television antennae. 7. Landscaping, parking area design and traffic circulation. 8. Location, height and standards of exterior illumination. . Location and appearance of equipment located outside of an enclosed structure. 10. Location and method of refuse storage. 11. Physical relationship of proposed structures to existing structures in the neighborhood. 12. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighbo~ood and public thoroughfares. 13. Proposed signage. 14. Development Guidelines and criteria as adopted by the City · Council. Fi A Negative Declaration has been prepared and certified for this project in accordance with the provisions of the California Environmental Quality Act (CEQA). S. That the project has been reviewed for consistency with the Air Quality Sub-element of the City of Tustin General Plan and has been determined to be consistent With the Air Quality Sub-element. U. That the proposed retail building will add a pedestrian-oriented use which necessitates dedication of a approximately thirty-two square foot area adjacent to the public right-of-way along Seventeenth Street to provide adequate width and clearance on the public sidewalk. This area was previously identified for dedication in conjunction with the Seventeenth Street Widening Project, however, the proximity of the underground storage tanks precluded dedication. The storage tanks are proposed to be relocated and dedication is feasible and necessary. That the project has been reviewed for compliance with the Americans with Disabilities Act of 1990 and it has been determined that dedications of right-of-way to accommodate a four (4) foot wide sidewalk behind the drive aprons are necessary for compliance with the requirements of ADA. ]4 20 24 Resolution No. 3619 Page 4 II. The Planning Commission hereby approves Conditional Use Permit 98-016 and Design Review 98-016 to authorize construction of an self-service gasoline station with eight (8) fuel pump stations and 2,011 square foot convenience market with alcoholic beverage sales at 17241 Seventeenth Street, subject to the conditions contained in Exhibit A, attached hereto. PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 12th day of October, 1998. Chairperson Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, Califomia; that Resolution No. 3595 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 12th day of October, 1998. Planning Commission Secretary EXHIBIT A CONDITIONAL USE PERMIT (CUP) 98-016 AND DESIGN REVIEW (DR) 98-016 CONDITIONS OF APPROVAL RESOLUTION NO. 3619 (1) (1) (1) (1) GENERAL 1.1 1,2 The proposed project shall substantially conform with the submitted plans for the · project date stamped October 12, 1998 on file with the Community Development Department, as herein modified, or unless otherwise indicated, as modified by the Community Development Director in accordance with this Exhibit. The Director may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code or other applicable regulations. 1.3 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. 1.4 The subject project approval shall become null' and void unless permits for the proposed project are issued and 'substantial construction is underway within eighteen (18) months of the date of this Exhibit. Time extensions may be considered if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.5 Approval of CUP 98-016 and DR 98-016 is contingent upon the applicant and property owners signing and retuming an "Agreement to Conditions Imposed" form as established by the Community Development Department. The applicant shall hold harmless and defend the City of Tustin from all claims and liabilities adsing out of a challenge of the City's approval of this project. SOURCE CODES (1) (2) (3) (4) STANDARD CONDITION CEQA MITIGATION UNIFORM BUILDING CODE/S DESIGN REVIEW' EXCEPTIONS (s) (6) . (7) RESPONSIBLE AGENCY EQUIREMENTS LANDSCAPING GUIDELINES PC/CC POLICY Exhibit A Resolution No. 3619 Page 2 PLAN SUBMII-i'AL (1) 2.1 When submitting for a building permit, submit four sets of plans, two sets of soils reports, structural and energy calculations, specifications and acoustical report. Electrical, mechanical and plumbing plans shall be included. Each building requires a separate building permit. Grading plans, underground tank removal/installation plans and signage plans shall be submitted separately. 2.2 Indicate on the title sheet the applicable codes, City O~:dinances and the State and federal laws and regulations to include: 1994 Uniform Building Code with California Amendments 1994 Uniform Mechanical Code with California Amendments 1994 Uniform Plumbing Code with California Amendments 1993 National Electrical Code with California Amendments T-24 California Disabled Access Regulations T-24 California Energy Efficiency Standards City of Tustin Grading Ordinance City of Tustin Landscape and Irrigation Guidelines City of Tustin Private Improvement Standards City of Tustin Security Ordinance 2.3 Indicate on the plans the fire protection rating of exterior walls and openings or where openings are not allowed per Table 5-A of the UBC. 2.4 All grading, drainage, vegetation and circulation shall comply with the City of Tustin Grading Manual. All construction activity shall comply with the Tustin Grading Manual which requires frequent watering of the project site to control dust. All street sections, curbs, gutters, sidewalks, lighting and storm drain shall comply with on-site improvement standards. Any deviations shall be brought to the attention of the Building Official and request for approval shall be submitted in writing prior to any approval. (1) 2.5 Complete the hazardous material questionnaire and the air quality questionnaire and submit to the Building Division and the proper agencies. If the answer to any of the questions is "yes", clearances from the Hazardous Materials Disclosure Office and the South Coast Air Quality Management District shall be submitted to the Building Division prior to approval. (1) 2.6 Underground tank removal or installation will require Orange County Health Care Agency, Orange County Fire Authority, South Coast Air Quality Management District, Regional Water Quality Agency, and CAL OSHA clearances prior to issuance of a building permit. The applicant shall submit Tank Removal plans to the Community Development Department and the Orange County Health Care Agency and shall satisfy all Tank Removal Guidelines. The Exhibit A Resolution No. 3619 Page 3 (1) 2.7 (1) 2.8 (1) 2.9 (1) 2.10 (1) 2.11 (1) 2.12 (1) 2.13 (1) 2.14 (1) 2.15 (1) 2.16 (1) 2.17 applicant shall be responsible for taking appropriate corrective action to address any subsurface contamination to the satisfaction of the Health Care Agency. Should any such action require modification to the approved plans, the modifications shall be reviewed and approved by the Planning Commission. The installation of fueling stations shall be performed in accordance with the requirements of the South Coast Air Quality Management District. The applicant shall provide evidence to the Director of Community Development of approval by the South Coast Air Quality' Management District. Provide complete details for accessible paths of travel throughout the site, including pedestrian circulation from public right of. way to the buildings and throughout the new structures including cashier counter and office space. Exterior walls within twenty (20) feet of property lines shall be one-hour fire rated and require a minimum of 30" high parapet in accordance with Uniform Building Code Section 709.4 and Table 5A. Trash enclosures shall comply with Great Western Reclamation and City of Tustin standards. Separate trash enclosures are required for each parcel. All parapets shall be at least six inches (6") above any roof mounted equipment, vents, and exhausts. No exterior downspouts shall be permitted on any facade of the building which are visible from adjacent streets or residential/commercial areas. Roof scuppers shall be installed with a special lip device so that overflow drainage will not stain the walls. Enclosure of electric and gas meters must be compatible with the building treatment. All exposed metal flashing or trim shall be anodized or painted compatible with main buildings. The site shall be landscaped consistent with the City's Landscaping and Irrigation Guidelines. Landscaping in the planter adjacent to the public right-of-way shall be designed to sufficiently screen the view of the pump island from the public right-of-way. Landscaping shall consist of a combination of berming and sufficient numbers of shrubs and trees to provide adequate screening, subject to the satisfaction of the Community Development Director. The applicant shall provide details of all proposed, lighting fixtures and a photometric study showing the location and anticipated distribution pattern of light of all proposed fixtures. All new light fixtures shall be consistent with the architecture of the building. All exterior lighting shall be designed and arranged as Exhibit A Resolution No. 3619 Page 4 (1) 2.18 (1) 2.19 (1) 2.20 (1) 2.21 not to direct light or glare onto adjacent properties, including the adjacent streets. Parking lot and wall mounted fixtures shall be directed at a 90 degree angle directly toward the ground. All lighting shall be developed to provide a minimum of one (1) footcandle of light coverage, in 'accordance with the City's Security Code. The pump island canopy shall be consistent with the main building in terms of architectural features (i.e., tricolor hip roof, cornice detail, and stucco columns). All construction operation~, including engine warm-up and deliveries of materials and equipment, shall be subject to the provisions of the Tustin Noise Ordinance and shall take place only between the hours of 7:00 'a.m. and 6:00 p.m., Monday through Fdday, and between 9:00 a.m. and 5:00 p.m. on Saturday, unless otherwise determined by the Building Official. Construction hours shall be clearly posted on the project site to the satisfaction of the Building Official. All operations related to the functioning of the facility and convenience store shall be conducted in accordance with the Noise Ordinance. USE RESTRICTIONS (1) 3.1 Service operations shall be entirely within an approved structure, except for the dispensing of gasoline, oil, water, air, the replacement of Wiper blades. No vehicle repair shall take place in any parking space or drive aisle. (1) 3.2 No outdoor storage or display of materials shall be permitted except as allowed by the Zoning Code. (1) 3.3 Vending machines shall be located within the approved structure. Outdoor vending activities is prohibited. 3.4 The storage of junk or permanently disabled or wrecked automobiles shall not be permitted. Used or discarded automotive parts or equipment shall not be located outside of the approved structure except within the designated trash storage area. No inoperative vehicles shall be permitted to be parked on the site outside the building, including marked parking spaces. (1) 3.5 Storage or parking of buses and trucks or similar vehicles is prohibited. This excludes tow trucks, pick-up trucks, and small vans incidental to the service station use. (1) 3.6 Parking and advertising of vehicles for sale or lease is not permitted. Exhibit A Resolution No. 3619 Page 5 (1) 3.7 (1) 3.8 (1) 3.9 (!) 3.10 (1) 3.11 (1) 3.12 (1) 3.13 (1) 3.14 (1) 3.15 (1) 3.16 (1) 3.17 (1) 3.18 (1) 3.19 Restrooms shall be provided to the public at no cost and available during all hours of operation. The restrooms shall be maintained in a clean and sanitary condition. The facility shall provide water and air, at no cost and available 24 hours a day. All air hoses shall be equipped with operating and accurately calibrated gauges. Provisions shall be made for the storage of used oil and lubricants pending recycling. Exterior public address systems shall be prohibited. All requirements of the City's Noise Ordinance (Chapter 6 of the Tustin City Code) shall be met at all times. The applicant shall maintain an active Type 20 license with the State Department of Alcoholic Beverage Control. Only beer and wine products are authorized for sale under Conditional Use Permit 98-016. If other types of alcoholic beverages are proposed to be offered for sale, the applicant shall amend Conditional Use Permit 98-016 prior to offering other types of alcoholic beverages for sale. Authorization for off-site sales of beer and wine is contingent upon the use at the subject site remaining as a self-service station and convenience store with less than 10% of stock comprised of alcoholic beverages. Should this use change or be discontinued, authorization for Conditional Use Permit 98-016 is null and void. All persons selling alcoholic beverages shall be twenty-one years of age Or older. Hours in which beer and wine may be sold are limited to between 6:00 a.m. and 2:00 a.m. in conformance with State law. "No Loitering" and "No Consumption of Alcoholic Beverages is Permitted" signs shall be posted at the entrance of the convenience store. No gaming devices, including but not limited to, pool tables, coin operated games, or video game machines are allowed on the subject property. No alcoholic beverages may be consumed anywhere on the subject property, patrons vehicles, or on adjacent properties. The applicant shall be responsible for ensudng that patrons of the full or self-serve facility do not consume alcoholic beverages anywhere on the property, at any time. Exhibit A Resolution No. 3619 Page 6 (1) 3.20 Refrigerated single-service beverage containers shall be located in an enclosed refrigeration unit no less than ten (10) feet from the point of sale and a minimum of five (5) feet from the store entrance. (1) 3.21 No display, sale or distribution of beer or wine, wine coolers, or similar alcoholic beverages shall be made from an ice tub, barrel or similar container. (1) 3.22 No sales or distribution of alcoholic beverages shall be made from a drive-up or walk-up window. (1) 3.23 All litter shall be removed from the exterior areas of the premises, including adjacent public sidewalk areas, no less than once each day. (1) 3.24 No signs, including window signs, advertising alcoholic beverages may be visible from the exterior of the building. (1) 3.25 Public telephones on the property shall be located inside the foodmart building and modified to prevent incoming calls. No exterior pay phones are allowed. PUBLIC WORKS DEPARTMENT (1) 4.1 Dedication of the one (1) foot wide by 31.82 foot long strip along Seventeenth Street will be required. A legal description and sketch of the dedication area, as prepared by a Califomia Registered. Civil Engineer and/or Licensed Land Surveyor, shall be submitted to the Engineering Division for review and approval. (1) 4.2 A separate 24" x 36" street improvement plan, as prepared by a California Registered Civil Engineer, will be required for all construction within the public right-of-way. Construction and/or replacement of any missing or damaged public improvements will be required adjacent to this development. Said plan shall include, but not be limited to the following: Curb and gutter;, Sidewalk, including curb ramps for the physically disabled; Ddve aprons; In addition, a 24" x 36' reproducible construction area traffic control plan, as prepared by a California Registered Traffic Engineer or Civil Engineer experienced in this type of plan preparation will be required. (1) 4.3 Preparation of a sedimentation and erosion control plan for all work related to this development will be required. (1) 4.4 Preparation and submittal of a final grading plan showing all pertinent elevations as they pertain to the public right-of-way along with delineating the following information: Exhibit A Resolution No. 3619 Page 7 (1) 4.5 (1) 4.6 (1) 4.7 (1) 4.8 (1) 4.9 Final street elevations at key locations. Final pad/finished floor elevations and key elevations for all site grading. All pad elevations to be a minimum of 1.0 foot above base flood elevation as defined by FEMA. All flood hazards of record. Existing sewer, dOmestic water, reclaimed water and storm drain service laterals shall be utilized whenever possible. Any damage done to existing street improvements and utilities shall be repaired before acceptance of the tract and/or issuance of a Certificate of Occupancy for the development on any parcel within the subdivision. Prior to any work in the public right-of-way, an Encroachment Permit must be obtained from and applicable fees paid to the Public Works Department. The federal Americans with' Disabilities Act (ADA) requirements will need to be met at the ddve aprons. This will require construction of a minimum four (4) foot wide sidewalk behind the drive apron. The maximum cross slope of the sidewalk shall be two percent and the maximum ramp slope of the drive apron shall be ten percent. This will require dedication of additional right-of-way to accommodate the sidewalk construction. A legal description and sketch of the dedication area, as prepared by a California Registered Civil Engineer and/or California Licensed Land Surveyor,. shall be submitted to the Engineering Division for review and approval. This development shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all federal, state, Regional Water Quality Control Board and Orange County Sanitation District rules and regulations as they relate to service station facilities. The plan shall be designed in accordance with, but not limited to, the following: Fueling area shall be designed to prevent run-on of storm water and the run-off of spills; Paving of fueling area with Portland cement concrete; Provide an overhead cover over the fueling area; Use a perimeter drain or slope pavement inward with drainage to sump; and, If a dead-end sump is not used to collect spills, an oil/water separator is to installed; Spills can be contained within the fueling area either by using a perimeter drain or by sloping the pavement inward with drainage to a sump. In both cases the drain can be connected to the storm drain with a valve that is only closed during fueling operations and left open at all other times. Exhibit A Resolution No. 3619 Page 8 ORANGE COUNTY FIRE AUTHORITY (1) 5.1 Prior to the issuance' of any grading or building permits, whichever occurs first, the applicant shall submit tot he Fire Chief evidence of the on-site fire hydrant system and indicate whether it is public or private. If the system is private, the system shall be reviewed and approved by the Fire Chief prior to issuance of building permits. Provisions shall be made by the applicant for the repair and maintenance of the system, in a manner meeting the approval of the Fire Chief. (1) 5.2 Prior to the issuance of any grading or building permits, whichever occurs first, the applicant shall obtain approval of the Fire Chief of all fire protection access easements and shall dedicate them to the City. The CC&R's shall contain provisions which prohibit obstructions within the fire protection access easement. The approval of the Fire Chief is required for any modifications such as speed bumps, control gates or other changes within said easement. (1) 5.3 Prior to the issuance of any grading permits, the applicant shall submit and obtain approval of preliminary plans for all streets and courts, public or private, from the Fire Chief in consultation with the Manager, Traffic Engineering. The plans shall include the plan view, sectional view, and indicate the width of the street or court measured flow line to flow line. All proposed fire apparatus turnarounds shall be clearly marked when a dead-end street exceeds 150 feet or when other conditions require it. (1) 5.4 Prior to the issuance of any grading permits, the applicant shall submit and obtain approval from the Fire Chief for street improvement plans with fire lanes shown. The plans shall indicate the locations of red curbing and signage. A drawing of the proposed signage with the height, stroke and color of lettering and the contrasting background color shall be submitted to and approved by the Fire Chief. (1) 5.5 Prior to the issuance of the certificate of use and occupancy the approved fire lane marking plan shall be installed. The CC&R's shall contain a fire lane map and provisions which prohibit parking in the fire lanes. A method of enforcement shall be included. 5.6 Prior to approval of any use/site permits for site planning, issuance of any grading permits, or building permits, whichever occurs first, the applicant shall submit to the Fire Chief a list of the quantities of all hazardous, flammable and combustible materials, liquids or gases. These liquids and materials are to be classified according to the "Orange County Fire Authority Chemical Classification Handout". The submittal shall provide a summary sheet listing each hazard class, the total quantity of chemicals stored per class and the total quantity of chemicals used in that class. All forms of materials are to be converted to units of measure in pounds, gallons, and cubic feet. Exhibit A Resolution No. 3619 Page 9 (1) 5.7 (1). 5.8 (1) 5.9 (1) 5.10 (1) 5.11 FEES · (1) 6.1 Prior to the issuance of any building permits, an Orange County Fire Authority Water Availability Form shall be submitted to and approved by the Plan Review Section of the Orange County Fire Authority. If sufficient water to meet fire flow requirements is not available, an automatic fire extinguishing system shall be installed in each structure, in a manner meeting the approval of the Fire Chief. Prior to the issuance of any building permits, the applicant shall contact the Orange County Fire Authority Hazardous Materials Disclosure Office at (714) 744-0463 to obtain a "Hazardous Materials Business Information and Chemical Inventory Packet". This shall be completed and submitted to the Fire Chief before the issuance of any building permits. Prior to the issuance of any certificates of use and occupancy, all fire hydrants. shall have a "Blue Reflective Pavement Marker" indicating its location on the street or drive per the Orange County Fire Authority Standard and approved by the Fire Chief. On private property, these markers are to be maintained in good condition by the property owner. Prior to installation, plans for an approved fire-suppression system for the protection of any commercial-type cooking equipment shall be submitted to the Fire Chief for review and approval. Prior to the installation of the aboveground/underground tanks, plans shall be submitted to the Fire Chief for review and approval. Prior to issuance of any building permits, payment shall be made of all applicable fees, including but not limited to the following. Payment shall be required based upon those rates in effect at the time of payment and are subject to change. A. 'Building plan check and permit fees to the Community Development Department based on the most current schedule. B. Orange County Fire Authority plan check and inspection fees to the Community Development Department based upon the most current schedule. C. New development fees in the amount of $ 0.10 per square foot of floor area to the Community Development Department. D. Transportation System Improvement Program (TSIP), Benefit Area "A" fees in the amount of $ 5.53 per square foot of new or added gross square floor area of construction or improvements to the Community Development Department. Exhibit A Resolution No. 3619 Page 10 (1,5) 6.2 E. Major Thoroughfare and Bridge Fees to the Tustin Public Works Department at the time a building permit is issued. The current fee is $3.03/square feet of additional building area. Go School facilities fee to the Tustin Unified School District subject to any agreement reached and executed between the District and the applicant. H. Payment of the Orange County Sanitation District No. 7 Sewer Connection Fees at the time a building permit is issued. The current fee is $472/1000 square feet of building area (a credit for the existing building is applicable per County Sanitation District Ordinance No. 735. Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a CASHIER'S CHECK payable to the COUNTY CLERK in the amount of $38.00 (thirty-eight dollars) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period that applicant has not delivered to the Community Development Department the above-noted check, the statute of limitati.'ons for any interested party to challenge the environmental determination under the provisions of the Califomia Environmental Quality Act could be significantly lengthened.