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Home My WebLink About02 CUP 98-07 DR 98-007 01-19-99NO. 2 1-19-99 DATE: JANUARY 19, 1999 Inter-Com TO: FROM: SUBJECT: WILLIAM A. HUSTON, CITY MANAGER COMMUNITY DEVELOPMENT DEPARTMENT APPEAL OF CONDITIONAL USE PERMIT 98-007 & DESIGN REVIEW 98-007 - CONTINUED PUBLIC HEARING SUMMARY: Conditional Use Permit (CUP) 98-007 and DeSign Review (DR) 98-007 are requests to construct a 1,472 square foot drive through oil change facility with three service bays. The property is located at 12972 Newport Avenue on the northeast corner of Newport Avenue and Old Irvine Boulevard. The property is located within the Retail Commercial (C-1) Zoning District. On October 26, 1998, the Planning Commission denied CUP 98-007 and DR 98-007. On November 2, 1998 the applicant appealed the Planning Commission's decision. This item was continued from the December 7, ]998 Council Meeting at the applicant's request. Applicant: Michael J. Dobson, EZ Lube Owner: KC/OB Partners, LLC RECOMMENDATION That the City Council adopt Resolution 98-102 denying Conditional Use Permit 98-007 and Design Review 98-007. PLANNING COMMISSION RECOMMENDATION On October 26, 1998 the Planning Commission conducted a public hearing on this application. The Commission denied the project by adopting Resolution No. 3623. A copy of the October 26, 1998 Planning Commission Resolution of denial and meeting minutes is included in Attachments 4 and 5. FISCAL IMPACT The applicant paid the application and appeal fees associated with the processing of these permits. BACKGROUND AND DISCUSSION This is a continued item from the City Council meeting on December 7, 1998. The applicant was not able to attend the December 7, 1998 meeting and requested the City Council to continue the application. The applicant has waived his right to have the appeal heard by the City Council within 20 days of the appeal date as required by Tustin City Code Section 9294 (c). The City Council granted a continuance to the January 19, 1999, meeting. City Council Report Appeal of CUP 98-007 & DR 99-007 January 19, 1999 Page 2 PROJECT DESCRIPTION The applicant is requesting approval to construct a "quicklube service" which is a drive-through oil change facility. The oil change facility includes the following improvements: Construction of a 1,472 square foot building with three work bays and an indoor/outdoor waiting area. The proposed French architectural style of the building is designed to complement the existing structures located within the adjacent "Plaza Lafayette". The architect has provided an alternative Italian Mediterranean architectural style (Attachment 2). However, there are no other similar architectural styles within the area. The French architectural style includes the following elements:. A 35-foot tower is proposed on the south and east elevations of the building. The tower has a polygonal roof with eight sides. The eave line of this roof extends above the main structure's mansard roof. The height of the main portion of the building, which includes the work bay, is 24-feet. The proposed roof material is a brown fiat tile material made by "Lifetile". · The elevations illustrate a finial on the top of the tower element. The exterior stucco walls are two-toned in a light and dark sand color. The dark sand color is located along the lower four feet of the building, creating a wainscot. The dark sand color is also used on the stucco covered foam trim. · The service bay doors are a glass and panel style. Three wall signs and a monument sign are proposed. Two of the three wall signs and the monument sign depict the "EZ Lube" name and logo. The third wall sign states "fast oil change experts". Two internally illuminated channel letter wall signs are proposed on the tower element's south and west elevations. The color of the copy is blue and the proposed logo is red. The size of the west elevation sign is approximately 42 square feet and the south elevation sign is approximately 24 square feet. · A 35 square foot internally illuminated cabinet wall sign is proposed above the service bays on the south elevation. The copy color is blue with a white background. · A six-foot high, 32 square foot monument sign is proposed in front of the west elevation at the comer of the intersection. The rectangular building is proposed to be located in the middle, of the lot, setback 15 feet from the right-of-way on Old Irvine Blvd. and 12 feet from the future right-of-way on Newport Avenue. The future right-of-way line is in anticipation of the City's future project to widen Newport Avenue. The setbacks and right-of-way lines are illustrated on the site plan (Attachment 2). City Council Report Appeal of CUP 98-007 & DR 99-007 January 19, 1999 Page 3 Seven parking spaces are proposed on both sides of the lot. Three standard spaces and one handicap space would be located on the Newport side and three standard size spaces on the Old Irvine side. A ten (10) foot wide, 36-inch high landscape berm is proposed at the corner of the site. A three-foot wide planter is proposed to extend along the rear property line. The planter physically separates the site from the adjacent commercial center. Two 30-foot curb cuts are proposed on the site providing access from Newport Avenue and Old Irvine Blvd. Entrance to the site can only be accessed on Newport Avenue. Exiting the site would be permitted on Newport Avenue and Old Irvine Blvd. The Old Irvine access is proposed to be exit only. SITE AND SURROUNDING PROPERTIES The site is vacant and surrounded by a chain link fence. A MObile Service Station was located on the project site and vacated in December 1994. In March 1995, the service station was demolished. The parcel is an irregular, triangular shaped corner lot, which is less than .3 acres in size (13,188 square feet). The width of the street frontage on Newport Avenue is 140 feet and the width of the street frontage on Old Irvine Blvd. is 125 feet. · The property is surrounded to the north and east by an existing commercial center. Across Newport Avenue to the west, is the Plaza Lafayette commercial center. Various commercial uses are located to the south of the project site. APPROVAL CRITERIA The discretionary actions requested in consideration of the project include the following: 1. CUP 98-007 to authorize the establishment of an auto service station (TCC Sections 9233c(c); 2. DR 98-007 to authorize site design, architecture, landscaping and other site amenities of the project (TCC Section 9272). The project has also been reviewed for conformance with the City Council's adopted ordinances, design guidelines and plans including: Auto Service Design Guidelines; Parking Area Design Guidelines; Landscaping and Irrigation Guidelines; The City of Tustin Sign Code; and The Town Center Redevelopment Plan. As noted, the site is located in the Town Center Redevelopment Project area, which requires Design Review approval by the Zoning Administrator. Since the project also includes a Conditional Use Permit request, which requires action by the Planning Commission, the Zoning Administrator .. City Council Report Appeal of CUP 98-007 & DR 99-007 January 19, 1999 Page 4 referred the Design Review to the Planning Commission for concurrent consideration (TCC Section 9299b). DISCUSSION AND ANALYSIS The discussion that follows includes detailed analyses of the proposed project, and applicability with all City Codes, the City's Design Guidelines and the Redevelopment Plan. The primary areas of concern have been separated as follows: the site plan and development standards; circulation, parking, and access; landscaping; architecture and signs, operational characteristics, and findings. SITE PLAN AND DEVELOPMENT STANDARDS The Auto Service Design Guidelines were adopted by Council in August 1998, to regulate the development of all auto service facilities, such as drive through oil change facilities, car washes, service stations, and similar uses. The Auto Service Design Guidelines describe the design and development preference order for auto services (Attachment 6).. The proposed site design is not in compliance with the Guidelines. In part, the Guidelines state that the facilities should be constructed..."On a comer lot designed so the service bays are oriented away from public view.' Due to the proposed orientation on this comer lot, the service bays are visible from public view from Newport Avenue and Old Irvine Blvd. The applicant has provided written documentation demonstrating efforts in designing the facility with 'the service bays oriented toward the interior of the property and screened from public view (Attachments 7, 8 and 9). In part, the applicant concludes the following as project justification: ; "All quicklubes are drive thru facilities, therefore it would be impossible to layout the site plan where the bays would not be visible from the street...Through a combination of landscaping and screen walls we have accomplished this (screening the service bays from the street)." . , The building was angled to screen the bays from public view. At the current angle the bays are effectively screened from view from the main view of Newport Ave... A lush landscape buffer (park) was installed to provide additional screening of the bays. The site requires 15% landscaping and we are proposing 25%... , A landscape berm at the comer is being proposed as an additional effort to screen the bays from public view. , A 3-foot high landscape wall along Newport Avenue and another screen wall along Irvine Avenue were added as an additional screening method. , Furthermore, we located the theme toward the waiting area towards the intersection to further screen the bays. . All other areas other than the circulation driveways consist of decorative paving or landscaping. We reduced the width of the driveways to incorporate more landscaping in front towards the sidewalk. City Council Report Appeal of CUP 98-007 & DR 99-007 January 19, 1999 Page 5 The inadequate size and irregular shape of the lot and the paved area needed for site circulation, parking and landscaping precludes screening of the service bays from public view. Therefore the site design is not in compliance with the statement that facilities should be constructed...,"On a lot where the topography, vegetation, buildings, or other structures provide the greatest amount of screening of the service bays from public view." (Attachment 6, page 2) The service bays, paved areas, parked vehicles and tall stucco walls will be visible over the landscaping and through the 30-foot wide driveway aprons. The future widening of Newport Avenue will remove approximately 10 feet from the Newport Avenue frontage. Without any screening from the street, the insides of the service bays will be visible during closed hours, because of the visibility through the glass and panel style doom. The loss of landscaping after the street widening on the Newport frontage will create a hard appearance of asphalt, sidewalk, stucco walls, concrete pavement, parked vehicles and visible service bays. CIRCULATION, PARKING & ACCESS 'The City's Traffic Engineer has reviewed the proposed development and determined that the proposed circulation pattem of the development is not successfully integrated with the circulation pattem of the adjacent commercial center. A circulation pattern should be designed that improves the flow of traffic between the two sites. It was suggested that the applicant investigate obtaining a reciprocal parking, circulation and access agreement with the property owner of the adjacent commercial center. The applicant indicated that the adjacent property.owner is not desirous of participating in a reciprocal agreement. However, to date the applicant has not been able to provide a site plan that does not negatively impact the adjacent site nor provide acceptable site access and circulation on the site. Since it is likely that this cannot be accomplished, it indicates that the site is inadequate in size and an inappropriate location for the proposed development. The configuration of the proposed site plan presents circulation and parking conflicts. Patrons waiting for service in the "stacking area", conflict with patrons entering or exiting the parking spaces. The ingress and egress to the seven parking spaces provided would not be possible if there were more than two vehicles waiting behind or in front of the service bays. The internal circulation on the site does not comply with the Auto Service Design Guidelines, which state, 'What traffic flow and stacking room shall be provided to preclude interference with intemal parking and off-site traffic circulation." (Attachment 6, page 4) The circulation pattem is awkward in that there is no maneuverability around the building to exit or sufficient area to accommodate a vehicular tum-around. If the parking spaces were occupied and there were vehicles waiting behind the service bays, a patron waiting for service or entering the facility that decides to leave, would not be able to exit. This may constitute a safety hazard for egress or ingress of an emergency vehicle requiring access to a vehicle or structure. This is inconsistent with the Auto Service Design Guidelines, which state, "All paved areas should be designed to accommodate any anticipated circulation patterns.' (Attachment 6, page 3) Due to the number of curb cuts along Newport Avenue and Old Irvine Blvd, the site access and circulation is not efficiently designed. The Auto Service Design Guidelines state: 'What driveway cuts should be limited to one per street frontage or as otherwise determined by the Engineering Division. When possible shared access between properties shall be provided~. (Attachment 6, page 3). Although the applicant only proposes one ddveway per street frontage shown, the driveways are within 30 feet of driveways servicing the adjacent center on Newport and Old Irvine. The City Traffic Engineer has shared this concem with the applicant, in that numerous driveway City Council Report Appeal of CUP 98-007 & DR 99-007 January 19, 1999 Page 6 cuts can cause confusion and hesitation as to the proper site access, which may lead to traffic accidents. LANDSCAPING The future widening of Newport Avenue would require the removal of the landscaped buffer along Newport. This is not in compliance with the Auto Service Design Guidelines, which require landscaping on all street fronts, setback areas, and along property lines and a minimum of 15 percent of the site to be landscaped. ARCHITECTURE & SIGNS The site is located at a prominent intersection within the Town Center Redevelopment Area and is a major gateway into the City from the north. With such a prominent location, the site plan, architectural design, building mass, design details, architectural form and site amenities are very important to the image and apPearance of the community. Any project on this site sets precedence and may preclude the ordedy development on the adjacent commercial site. Development on this site should be integrated or at least complement any redevelopment of the older adjacent commercial cente~. In addition to analyzing compatibility with the Auto Service Design Guidelines, the project has also been analyzed for compliance with the Tustin City Code. The following inconsistencies were determined: The proposed finial on top of the tower element of the building appears as if it exceeds the maximum height allowed by the Zoning Code. The plans do not indicate any details regarding the height, design, color, or material or the proposed finial. Deviation of the maximum height standard requires a variance. No application for a variance was submitted. The 35 square foot cabinet wall sign, located above the service bays on the south elevation, exceeds the maximum allowed size of 25 square feet for a secondary sign. This is a violation of the Sign Code, which would require a sign code. No application for a sign code exception was submitted. The applicant indicated these items would be remedied if the project went forward. This analysis is based on the submitted plans. OPERATIONAL CHARACTERISTICS The facility is proposed to be open Monday- Friday 7:30 a.m. to 7:00 p.m. and Saturday and Sunday 8:00 a.m. to 6:00 p.m. The applicant has indicated that the average service takes 10 minutes per vehicle and each facility averages aboUt 40 vehicles a day. The accuracy of this information is questionable due to the fact that the facility is open 12~ hours on a weekday, and only servicing 40 vehicles, at 10 minutes a vehicle, within three service bays. This means there is ten hours within the day that no vehicles would be serviced. City Council Repod Appealof CUP 98-007 & DR 99-007 Janua~ 19,1999 Page 7 ENVIRONMENTAL DOCUMENTATION No environmental analysis 'has been prepared. Projects that are rejected or disapproved are exempt from review pursuant to Section 15270 of the California Environmental Quality Act. FINDINGS A decision to deny the Conditional Use Permit request can be supported by the following findings: The circumstances of the proposed establishment, maintenance, and operation of the uses applied for, would be detrimental to the health safety, morals, comfort, or general welfare of the persons residing or working in the surrounding neighborhood and that it would be injurious, detrimental to, resulting in a negative effect on properties and improvements in the surrounding neighborhood, and also negatively affect the general welfare of the City, in that: . The site shape, size and design is not adequate to accommodate circulation patterns, thereby creating a negative effect on the safety of individuals and is not in compliance with the Auto Service Design Guidelines, adopted by City Council, in the following manner: · The number of curb cuts along Newport Avenue and Old Irvine Blvd. would create a traffic safety hazard. The inability to tum a vehicle around in the stacking area behind the service bays and the site design, which does not provide access around the building for exiting, may cause a traffic safety hazard. 2. The site design could create potential obstruction to access required off-street parking spaces; therefore, is inconsistent with the Auto Service Design Guidelines. . The site design may create a safety hazard for egress or ingress of an emergency vehicle requiring access to a vehicle or structure due to the absence of maneuverability around the building and the insufficient area to accommodate vehicular tum-around. 4. The Town Center Redevelopment Plan states: Sec. 413 The Redevelopment Plan is intended to promote and encourage a mixed- use design concept, which will strengthen the interrelationship of different land uses to benefit all. Sec. 420 No use or structure which by reason of appearance, traffic, smoke, noise, odor or other similar factors would be incompatible with the surrounding areas or structures shall be permitted in any part of the Town Center Redevelopment Area. The proposed use does not integrate and is incompatible with the surrounding uses and would detract from development on adjacent properties and therefore, does not comply with the Tustin Community Redevelopment Agency's Redevelopment Plan for the Town Center Redevelopment Project Area. City Council Repod AppealofCUP 98-007 & DR 99-007 Janua~ 19,1999 Page 8 . 5. In part, the City of Tustin General Plan states: Goal 1: Provide for a well balanced land use pattern that accommodates existing and future needs for housing, commercial and industrial land, open space and community facilities and services, while maintaining a healthy, diversified economy adequate to provide future City services. Policy 1.6: Encourage compatible and complementary infill of previoUsly by-passed parcels in areas already predominantly developed. Goal 3: Ensure that new development is compatible with the surrounding uses in the community, the City's circulation network, availability of public facilities, existing development constraints and the City's unique characteristics and resources. Policy 3.8: Encourage consolidation of parking and reciprocal access agreements among adjacent businesses. The proposed use would negatively impact' access with the adjacent site and is incompatible with the surrounding uses, which is inconsistent with the City's General Plan. The location, inadequate size, architectural features and general appearance will impair the orderly and harmonious development of the area, the present or future development therein and on any adjacent properties or the occupancy as a whole (TCC Section 9272). The following site designs support this finding: . . . . . . The height of the proposed structure does not meet the required code standards and is therefore out of scale with the neighborhood. The lack of landscaping on the Newport frontage will exaggerate the bulky appearance of the structure. The proposed setbacks and design of the site plan does not provide enough landscape areas or areas to accommodate the necessary parking and on-site traffic demands. The building orientation and use of glass panel doors will allow visibility of the service bays. The physical relationship of the proposed improvements is not compatible with the existing structures in the neighborhood. This visible 'corner lot is a gateway into the City from the north and 'the relationship of the building, landscaping and site design will set precedence for any future development or improvements to structures in the neighborhood and public thoroughfares. Due to the site's inadequate size, proposed uses and circulation pattems cannot be accommodated on the site and do not promote the orderly development of the property or the surrounding area. The proposed development is not in compliance, with the sign code. The proposed cabinet wall sign exceeds the maximum size permitted by the City Code. City Council Report Appeal of CUP 98-007 & DR 99-007 January 19, 1999 Page 9 . The proposed development is not in compliance with the Auto Service Design Guidelines adopted by the City Council. The site design and building orientation is not in compliance with the "Site Design Order of Preference" due to the visibility of the service bays from public view and the development is not on a lot where the topography, vegetation, buildings, or other structures provide the greatest amount of screening of the service bays from public view. The proposed access is not in compliance with the Engineering Division's recommendations to limit the number of driveways and provide shared access with the adjacent center. · The vehicles within the stacking area interfere with the access of the required off-street parking. · The site design does not provide adequate room to accommodate anticipated circulation patterns. Significant size' and area of landscaping is required to buffer the structures from the street frontage and landscaping is required for all street fronts, setback areas and along property lines. The street widening will eliminate the proposed landscaping along Newport. -, · The plan does not provide the minimum 15% landscaping. The site size, proposed uses and circulation pattems cannot be accommodated on the site and do not promote the orderly development of the property (J,,¢~i 4, Ludi ~ Associate Planner Elizabeth A. Binsack, Director, Community Development Attachments: . 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Location Map Site Plans and Elevations City Council Resolution No. 98-102 Planning Commission Resolution No. 3623 Planning Commission Minutes, October 26, 1998 Auto Service Design Guidelines EZ Lube letter dated October 1, 1998 EZ Lube letter #1, dated October 18, 1998 EZ Lube letter #2, dated October 18, 1998 EZ Lube Appeal Letter, dated October 29, 1998 Letter from Dennis D. Hayden, dated January 11, 1999 LL:Cup98007ccreport.doc ATTACH M 'E N T 1 LOCATION MAP LOC^TION MAP~,- / ,% F/DOD CREST 14742 · .! 14772 )ULEVARD . IRVINE BOULEVARD NO SCALE ATTACHMENT 1 ATTACHMENT2 SITE PLANS & ELEVATIONS 'x, x,,,. , .~. .~.~.~ '"~'--- ................................................ .... ...... - ......~ ~~,7--.L .................'-],.T. ' ............................. - : -IF - -.. ...... ~li~. ........................ : - IIII1,t111 ',XXX I : i' .'~ L_ " \ x. ~ x. \\ . s;:~ i i I ~ ~._ \ \\ .i ! ! i , J · I', '" ................................... ° N\ ~ ,,, ~\\ ] ~ , : i : xxxx '~.~ ',.",,,_ %,xxxx '~'~, ,~ t: ................................ :: ' ~lt~-~ tt r, ~ ................................ ] } ................................ t . ~ ~ ................................. '. ............. ~ .................... i ~ ~ ~ · >~ . . . ~ ~ ', '- - -__ - ~~N~. · · ¥, ~j / / !1-EZ'~LUBE , I J NEWPORT AVE. i· ,© NEWPORT AVE. / / ALEGFE & ASSOCIATES p.~/i~IC) PA2~ VF.J~S. C~ 9Q~7S ATTACHMENT3 RESOLUTION NO. 98-102 17 20 22 24 2? RESOLUTION NO. 98-102 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA UPHOLDING THE PLANNING COMMISSION'S DECISION TO DENY CONDITIONAL USE PERMIT 98-007 AND DESIGN REVIEVV 98-007 REQUESTING AUTHORIZATION TO CONSTRUCT A 1,472 SQUARE FOOT DRIVE- THROUGH OIL CHANGE FACILITY AT 12972 NEWPORTAVENUE. The City Council of the City of Tustin does hereby resolve as follows: The City Council finds and determines as follows based on the staff report and all the testimony at the public hearing: Zo That a proper application for Conditional Use Permit 98-007 and Design Review 98-007 was filed by EZ Lube to construct a 1,472 square foot drive- through oil change facility with three work bays and indoor/outdoorwaiting areas. Bo That a public hearing was duly called, noticed and held on said application on October 26,1998, by the Planning Commission. Co That on October 26, 1998 the Planning Commission denied Conditional Use Permit 98-007 and Design Review 98-007 by adopting Resolution No. 3623. Do That on November 2, 1998, the applicant, Michael J. Dobson, President of EZ Lube, appealed the Planning Commission's denial of the project. Eo That on November 16, 1998, the City Council granted the applicant's request to continue the hearing and waive his right to have the appeal heard within 20 days of the date of the Planning Commission's decision. Fo That on December 7, 1998, the City Council granted the applicant's request to continue the hearing to January 19, 1999. G, That public hearings were duly called, noficed and held on said appeal on November 16, 1998, December 7, 1998, and January 19, 1999, by the City Council. .H. That the construction, establishment, maintenance, and operation of a drive- through oil change facility will be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use, or 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: , The site shape, size and design is not adequate to accommodate circulation patterns, thereby creating a negative effect on the safety of individuals and is not in compliance with the Auto Service Design Guidelines, adopted by City Council, in the following manner: · The number of curb cuts along Newport Avenue and Old Irvine Blvd. would create a traffic safety hazard. ]2 .]4 19 20 21 22 23 24 25 29 Resolution 98-102 City Council December 7, 1998 Page No. 2 . , o . The inability to tum a vehicle around in the stacking area behind the service bays and the site design, which does not provide access around the building for exiting, may cause a traffic safety hazard. The site design could create potential obstruction to access required off-street parking spaces; therefore, is inconsistent with the Auto Service Design Guidelines. The site design may create a safety hazard for egress or ingress of an emergency vehicle requiring access to a vehicle or structure due to the absence of maneuverability around the building and the insufficient area to accommodate vehicular turn-around. The Town Center Redevelopment Plan states: Sec. 413 The Redevelopment Plan is intended to promote and encourage a mixed-use design concept, which will strengthen the interrelationship of different land, uses to benefit all. Sec. 420 No use or structure which by reason of appearance, traffic, smoke, noise., odor or other similar factors would be incompatible with the surrounding areas or structures shall be permitted in any part of the Town Center Redevelopment Area. The proposed use would negatively impact access with the adjacent site and is incompatible with the surrounding uses, which is inconsistent with the City's General Plan. In part, the City of Tustin General Plan states: Goal 1' Provide for a well balanced land use pattern that accommodates existing and future needs for housing, commercial and industrial land, open space and community facilities and services, while maintaining a healthy, diversified economy adequate to provide future City services. Policy 1.6: Encourage . compatible and complementary infill of previously by- passed parcels in areas already predominantly developed. Goal 3: Ensure that new development is compatible with the surrounding uses in the community, the City's circulation network, availability of public facilities, existing development constraints and the City's unique characteristics and resources. ]7 18 2O 24 ?-8 Resolution 98-102 City Council December 7, 1998 Page No. 3 Policy 3.8: Encourage consolidation of parking and reciprocal access agreements among adjacent businesses. The proposed use does' not integrate the parking, circulation, and access with the adjacent site and is incompatible with the surrounding uses, which is inconsistent with the City's General Plan. The location, inadequate size, architectural features and general appearance of Design Review 98-007 will impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole (Tustin City Code Section 9272). The following site design supports this finding: , The height of the proposed structure does not meet the required code standards and is therefore out of scale with the neighborhood. The lack of landscaping on the Newport frontage will exaggerate the bulky appearance of the structure. , The proposed setbacks and design of the site plan does not provide enough landscape areas or areas to accommodate the necessary parking and on-site traffic demands. The building orientation and use of glass panel doors will allow visibility of the service bays. . The .physical relationship of the proposed improvements is not compatible with the existing structures and sites in the neighborhood. , This visible corner lot is a gateway into the City from the north and the relationship of the building, landscaping and site design will set precedence for any future development or improvements to structures in the neighborhood and public thoroughfares. , Due to the site's inadequate size, proposed uses and circulation patterns cannot be accommodated on the site and do not promote the orderly development of the property or surrounding area. o The proposed development is not in compliance with the sign code. The proposed cabinet wall sign exceeds the maximum size permitted by the City Code. , The proposed development is not in compliance with the Auto Service Design Guidelines adopted by the City Council. a) The site design and building orientation is not in compliance with the "site Design Order of Preference" due to the visibility of the service bays from public view and that the development is not on a lot where the topography, vegetation, buildings, or other structures provide the .greatest amount of screening of the service bays from public view. 14 20 2! 24 25 26 Resolution 98-102 City Council December 7, 1998 Page No. 4 b) The proposed access is not in compliance with the Engineering Division's recommendations to limit the number of driveways and provide shared access with the adjacent center. c) The vehicles within the stacking area interfere with the access of the required off-street parking. d) The site design does not provide adequate room to accommodate anticipated circulation patterns. e) Significant size and area of landscaping is required to buffer the structures from the street frontage and landscaping is required for all street fronts, setback areas and along property lines. The street widening will eliminate the proposed landscaping on Newport. f) The plan does not provide the minimum 15% landscaping as recommended by the Auto Service Design Guidelines. g) The 'site size, proposed uses and circulation patterns cannot be accommodated on the site and do not promote the orderly development of the property Jo This project has been determined to be exempt from the requirements of CEQA pursuant to Section 15270 of the California Environmental Quality Act, which states that CEQA does not apply to projects rejected or disapproved by a public agency. II. The City Council hereby denies Conditional Use Permit No. 98-007 and Design Review No. 98-007 to construct a 1,472 square foot drive-through oil change facility on the property located at 12972 Newport Avenue. PASSED AND ADOPTED at a regular meeting of the Tustin City Council, held on the 19th day of January, 1999. THOMAS R. SALTARELLI Mayor PAMELA STOKER City Clerk ATTACHMENT4 PLANNING COMMISSION RESOLUTION NO. 3623 ]4 20 21 24 25 26 2'; RESOLUTION NO. 3623 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, DENYING CONDTIONAL USE PERMIT 98-007 AND DESIGN REVIEW 98-007, TO CONSTRUCT A 1,472 SQUARE FOOT DRIVE- THROUGH OIL CHANGE FACILITY AT 12972 NEWPORT AVENUE. The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application for Conditional Use Permit 98-007 and Design Review 98-007 was filed by EZ Lube, to construct a 1,472 square foot drive-through oil change facility with three work bays and indoor/outdoor waiting areas. B. That a public hearing was duly called, noticed and held on said application on October 26,1998, by the Planning Commission. Co That the construction, establishment, maintenance, and operation of a drive-through oil change facility will be detrimental will be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use, or 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: . The site shape, size and design is not adequate to accommodate circulation patterns, thereby creating a negative effect on the safety of individuals and is not in compliance with the Auto Service Design Guidelines, adopted by City Council, in the following manner: · The number of curb cuts along Newport Avenue and Old. Irvine Blvd. would create a traffic safety hazard. The inability to turn a vehicle around in the stacking area behind the service bays and the site design, which does not provide access around the building for exiting, may cause a traffic safety hazard. . The site design could create potential obstruction to access required off-street parking spaces. This is not in compliance with the Auto Service Design Guidelines. l0 ]4 .]9 2! 22 23 24 25 26 27 28 Resolution 3623 Planning Commission October 26, 1998 Page No. 2 o . . The site design may create a safety hazard for egress or ingress of an emergency vehicle requiring access to a vehicle or structure due to the absence of maneuverability around the building and the insufficient area to accommodate vehicular tum-around. The Town Center Redevelopment Plan states: Sec. 413 The Redevelopment Plan is intended to promote and encourage a mixed-use design concept, which will strengthen the interrelationship of different land, uses to benefit all. Sec. 420 No use or structure which by reason of appearance, traffic, smoke, noise, odor or other similar factors would be incompatible with the surrounding areas or structures shall be permitted in any part of the Town Center Redevelopment Area. The proposed use would negatively impact access with the adjacent site and is incompatible with the surrounding uses, which is inconsistent with the City's General Plan. The City of Tustin General Plan states: Goal 1' Provide for a well balanced land use pattem that accommodates existing and future needs for housing, commercial and' industrial .land, open space and community facilities' and services, while maintaining a healthy, diversified economy adequate to provide future City services. Policy 1.6: Encourage compatible and complementary infill of previously by-passed parcels in areas already predominantly developed. Goal 3: Ensure that new development is compatible with the surrounding uses in the community, the City's circulation network, availability of public facilities, existing development constraints and the City's unique characteristics and resources.. 14 20 2! 24 25 26 2? 28 Resolution 3623 Planning Commission October 26, 1998 Page No. 3 Policy 3.8: Encourage . consolidation of parking and reciprocal access agreements among adjacent businesses. The proposed use does not integrate the parking, circulation, and access with the adjacent site and is incompatible with the surrounding uses, which is inconsistent with the City's General Plan. De The location, inadequate size, architectural features and. general appearance of Design Review 98-007 will impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole (Tustin City Code Section 9272). The following site design supports this finding: . The height of the proposed structure does not meet the required code standards and is therefore out of scale with the neighborhood. The lack of landscaping on the Newport frontage will exaggerate the bulky appearance of the structure. . The proposed setbacks and design of the site plan does not provide enough landscape areas or areas to accommodate the necessary parking and omsite traffic demands. The building orientation causes visibility of the service baYs. The use of'a glass and panel do,or will be unattractive allowing visibility into the service bays when the doors are closed. , The physical relationship of the prOposed improvements is not compatible with the existing structures and sites in the neighborhood. . This visible corner lot is a gateway into the City from the north and the relationship of the building, landscaping and site design will set precedence for any future development or improvements to structures in the neighborhood and public thoroughfares. . Due to the site's inadequate size, proposed uses and circulation patterns cannot be accommodated on the site and do not promote the orderly development of the property or surrounding area. . The proposed development is not in compliance with the sign code. The proposed cabinet wall sign exceeds the maximum size permitted by the City Code. ,]7 20 2! 2.4 26 2? 29 Resolution 3623 Planning Commission October 26, 1998 Page No. 4 . The proposed development is not in compliance with the Auto Service Design Guidelines adopted by the City Council. a) The site design and building orientation is not in compliance with the "Site Design Order of Preference" due to the visibility of the service bays from public view and that the development is not on a lot where the topography, vegetation, buildings, or other structures provide the greatest amount of screening of the service bays from public view. b) The proposed access is not in compliance with the Engineering Division's recommendations to limit the number of driveways and provide shared access with the adjacent center. c) The vehicles within the stacking area interfere with the access of the required off-street parking. d) The site design does not provide adeqUate room to accommodate anticipated circulation pattems. e) Significant size and area of landscaping is required to buffer the structures from the street frontage and landscaping is required for all street fronts, setback areas and along property lines. The street widening will eliminate the proposed landscaping on Newport. f) The plan does not provide the minimum 15% landscaping. g) The site size, proposed uses and circulation patterns cannot be accommodated on the site and do not promote the ordedy development of the property E, This .project has been determined to be exempt from the requirements of CEQA pursuant to Section 15270 of the Califomia Environmental Quality Act, which states that CEQA does not apply to ' projects rejected or disapproved by a public agency. II. The Planning Commission hereby denies Conditional Use Permit No. 98- 007 and Design Review NO. 98-007 to construct a 1,472 square foot drive- through oil' change facility on the property located at 12972 Newport Avenue. 10 ]4 ]7 2O 24 26 Resolution 3623 Planning Commission October 26, 1998 Page No. 5 PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission, held on the 26th day of October, 1998. LESLIE A. PO'NTIOUS 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. 3623 was duly passed and adopted at a regular meeting of the Tustin Planning. Commission, held on the 26th day of October, 1998 -ELIZAB-ET-H A. BINSACK Planning Commission Secretary ATTACHMENT 5 PLANNING COMMISSION MEETING MINUTES OCTOBER 26, 1998 ,, Planning Commission Minutes October 26, 1998 Page 3 3. Conditional Use Permit 98-007 & Desiqn Review 98-007 a request to construct a 1,472 square foot drive-through oil change facility with three work bays and indoor/outdoor waiting areas. The project is located at 12972 Newport Avenue within the Retail Commercial District (C-1), Town Center Redevelopment Project Area. APPLICANT: EZ LUBE MICHAEL J. DOBSON )B ! · EXHIBIT A RESOLUTION NO. 98-61 AUTO SERVICE DESIGN GUIDELINES POLICY: The purpose of the design guidelines is to promote and protect the public health, safety and general welfare, and preserve and enhance the aesthetic quality of the City relating to auto service uses. To fulfill this purpose, it is the intent of the design guidelines to: . Establish appropriate development guidelines related to site and building design, circulation, parking and landscaping to promote orderly development. . Identify expected operational guidelines to minimize impacts on adjacent properties and neighborhoods. . Implement certain facilities and amenities necessary to protect the public safety and convenience. DEFINITIONS' Auto Repair Shops: These services include the retail sale of petroleum products and automotive accessories; automobile washing (by hand); waxing and polishing of automobiles (by hand); the sale and repair of tires; battery service; cleaning and flushing of radiators; and the installation of accessory components. The following operations are permitted if conducted within an enclosed building: painting; body work; detailing; lubrication of motor vehicles; brake service limited to Servicing and replacement of brake cYlinders and brake shoes; wheel balancing; testing, adjustment, and replacement of carburetors, coils, condensers, distributor caps, fan belts, filters, generators, points, rotors, spark plu(~s, voltac~e Exhibit A, Resolution No. 98.6 City Council August 3, 1998. Page 2 vehicles; brake serviCing limited to servicing and replacement of brake cylinders and brake shoes; wheel balancing; the testing, adjustment and replacement of carburetors, coils condensers, distributor caps, fan belts, filters, generators, points, rotors, spark plugs, voltage regulators, water and fuel pumps, water hoses and wiring. (TCC 9297) PERMIT PROCESS The Tustin General Plan and Zoning Code identifies properties within the City where auto services are conditionally approved. 'The process and procedures for the development, modification, or operation of auto services i.e. service stations, auto repair shops, car washes, or convenience markets (including drive-through), shall be consistent with the General Plan and Zoning Code. PROJECTS SUBJECT TO DESIGN GUIDELINES Any new service station, auto repair shop, or car wash, or an existing nonconforming facility that' is altered more than 50 percent of the building's assessed valuation per Section 9273b of the Tustin City Code, shall comply with these design guidelines. SITE DESIGN ORDER OF PREFERENCE '1. Auto service facilities shall be designed and developed in the following order of preference: ao On a comer lot designed so the service bays are oriented away from public view and the pumps located at the rear of the lot behind the structures to buffer them from public view (See Exhibit A). bo On a lot where the topography, vegetation, buildings or other structures provide the greatest amount of screening of the service bays and. pumps. 2. As a part of the application process, applicants for auto service facilities shall be required to provide written documentation demonstrating a good faith effort in designing the facilities in accordance with the site design order of preference. DEVELOPMENT GUIDELINES le Placement of structures on the site shall be clustered and oriented to shield the service bays and pump stations from view with service bays and pump islands oriented toward the interior of the property (See Exhibit A and Figure 1). The interiors of work bays shall be screened from public streets, adjacent residential properties or open space areas. Building openings shall be buffered from residential properties to ensure noise and odor attenuation. Exhibit A, Resolution No. [ City Council August 3, 1998 Page 3 . , Site desiqn shall include paved areas to accommodate all legitimate, anticipated circulation patterns. All other areas shall consist of decorative, paving or landscaping. Driveway cuts shall be limited to one driveway per street frontage, or as otherwise determined by the Engineering Division. When possible shared access between properties shall be provided. Landscaping is required in all street front and side setback areas, adjacent to customer entrances to buildings, and along property lines. Landscaping shall be designed as a buffer between the structures, adjacent properties and street frontages (See Figure 2). A minimum of 15 percent of the lot shall be landscaped, consistent with the City Landscaping and Irrigation Guidelines. All landscaped areas shall have permanent irrigation systems and maintained on a continual basis. A 6" high curb shall separate the planting areas from paving areas. o . Air and water service shall be located in a convenient, conspicuous, well-lit area that will not obstruct the on-site circulation patterns or required parking spaces. Outdoor storaqe shall be permitted in approved areas screened from view. Accessory buildings used for storage of accessory goods to be sold at retail on site, such as tires, tubes, waxes, lubricants, etc., shall be architecturally compatible with the design of the main structure. Trash enclosures shall be an enclosed masonry structure, minimum 6' X 8' size. · .;, ,..; .:~.: ., ~ .. ~: · .~ .. ;... ::: :_.:-.:.,~, :.::. :.~.'::;~'~:/::~!::!:~'::":~::~t:'~. ':~'.';~?!!?;~:_ '::~ ..... :,.::,: .:.... ~.:~' ~~-~t'---~-,-~zjaz~ , ;;' :.' ':' :".' %'~Z' ' .T:' ,~ '2- ~ , . Figure 1 Exhibit A, Resolution No. 98-~. City Council August 3, 1998 Page 4 o . o 9, 10. 11. 12. Restrooms shall be located within the approved structure with entrances or signage clearly visible from the pump islands or cashier area and concealed from view of adjacent properties by planters or decorative screening. Pay Telephones shall be located within the approved structure. The pay phones shall be programmed to prohibit incoming calls. The location of pay phones outside the auto service establishment is.prohibited. Stacking for two vehicles (40 feet) for each pump island shall be provided on-site to preclude interference with internal parking and on and off-site traffic circulation. Truck circulation patterns and positions for tank filling shall not conflict With cdtical customer circulation patterns or cause a potential for stacking overflow onto 'a street. Masonry walls, 6'8" high masonry walls shall be constructed adjacent to all interior property lines abutting residentially zoned or used properties. Compressors shall be located in the interior of the site or within the buildings to minimize any impacts on adjacent properties. Lights for illuminating the site or advertising the facility shall be located in such a manner so as to contain all direct rays upon the subject property. Fixtures and intensities shall require the approval of the Community Development Director. Figure 2 Exhibit A, Resolution No. 9~. City Council August 3, 1998 Page 5 13. Outside waitinq areas shall be incorporated with the site design. The design of these areas shall be compatible with the main structure providing an inviting atmosphere with desirable elements such as shade structures, benches, decorative furniture, umbrellas, landscape planters, etc. 14. Water Quality, development shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all rules and regulations set by Federal, State, and Regional Water Quality Boards and the Orange County Sanitation District, as they relate to Auto Service facilities. ' PARKING Unless otherwise specified in the Tustin Zoning Code, the following parking regulations shall apply: Auto repair: 4 spaces per service bay, plus adequate queuing lanes for each bay, plus 1 space for each 2 employees on the largest shift. Auto parts sale: I space for each 400 sq. ft. of gross.floor area, plus 1 space for each 2,000 sq. ft., service area, plus 1 space for each 300 sq. ft. of gross floor area for a parts department plus 1 space for each 2 employees. Car washes - self-serve: 2.5 sPaces per washing stall, for queuing and drying. Car washes - full-serve: 10 spaces, plus 10 spaces per wash lane for drying area, plus queuing area for 5 vehicles ahead of each lane. Convenience markets: 1 space for each 200 square feet of gross floor area. Service Stations: 1 space for each pump island plus as required for ancillary uses. BUILDING DESIGN , , All structures, including accessory buildings, canopies and pump islands, shall include a high level of architectural detailing consistent and appropriate for the neighborhood or center theme that may exist. All building elevations shall be architecturally detailed to avoid the appearance of the "back of the building"; buildings shall contribute a positive presence to the street scene. . Building materials shall have the appearance of substance and permanency; lightweight metal or other temporary appearing structures are not appropriate. Exhibit A, Resolution No. 98-f~ City Council August 3, 1998 Page 6 SIGNS Section 9401 of the Tustin City Code or the approved sign program for the subject property shall be referenced regarding sign regulations. OPERATIONAL CONDITIONS . Service operations shall be entirely within approved structures, except for the services of dispensing gasoline, oil, water, air and the replacement of wiper blades, hand washing, waxing, polishing, vacuuming vehicle interiors and outdoor seating, which shall take place only in areas designate on approved plans for such activities. No vehicle repair shall take place in any parking space or drive aisle. . All vehicles that are not being worked on within the building shall be parked only within designated marked parking spaces. No parking shall be permitted in front of the roll up doors or any drive aisle . No outdoor storage or .display of materials shall be permitted except allowed by the Zoning Code. o Vending machines shall be located within the approved structure. vending activities is prohibited. Outdoor o 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. All inoperative vehicles shall be parked within the building. No inoperative vehicles shall be permitted to be parked on the site outside the building, including marked spaces. o 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. , Parking and advertising of vehicles for sale or lease is not permitted. o 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. . All service stations and self-serve stations 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. Exhibit A, Resolution No. 98 City Council August 3, 1998 Page '7 10. Provisions shall be made for the storage of used oil and lubricants pending recycling. 11. Public address systems shall never be used in outdoor areas. 12. All requirements of the City's Noise Ordinance (Chapter 6 of the Tustin City Code) shall be met at all times. LL:vehicles.doc Exhibit A, Resolution No. 98. City Council August 3, 1998 Page 8 PROPERTY LINE POTENTIAL ACCESS TO ADJACF2Fr · COI~ERCIAL CENTER MASONRY WALL DRIVE APRON LANDSCAPE PLANTER AIR & WATER SERVICE, 0 SERVICE BAYS .SETBACK PRRII~ETER P~NTER 6 ~ CONCR~TE MONIIMENT SIGN DRIVE APRON STREET. TREES' PER CITY NAS~R PLAN STREET EXHIBIT A PROP~R~ ATTACHMENT7 EZ LU B E LETTER OCTOBER 1, 1998 October 1, 1998 Mr. Dan Fox Redevelopment Department City of Tustin 300 Centennial Way Tustin, CA 92780 RECEIVED o c T 9 1998 COMMUlvi i'!' g, I/ELOPt !ENT Re: EZ Lube Proposed Site- Newport Ave & Old Irvine (Vacant Mobil Gas Station Site) Dear Mr. Fox, The following detailed information is intended to brief the you on our proposed use for the vacant site located on the comer of Newport Ave and Old Irvine (Vacant Mobil Gas Station). Our intent for this parcel of land is to Construct and operate an automotive quick lube facilitw'. The quicklube use will be that of performing convenient oil maintenance services. Currently the property is vacant land. EZ Lube does not consider itself in the automotive business, but rather the customer service business. We have designed the building and landscaping to look more like a upscale retail business rather than an automotive business. See attached elevations for an illustration of how the building appears more retail than automotive. Many people have a pre-conceived notion of automotive. The EZ Lube quicklube concept does not truly belong in this perception, but rather a perception that conveys a more professional atmosphere, clean, sharp buildings and employees, and an image that is good for the City as well as the business. The EZ Lube use, although it is exclusively automotive in nature, has been able to exist and flourish in areas, where other automotive service facilities have been prohibited from operating. Currently, our company operates sites in Laguna Niguel, Manhattan Beach, Huntington Beach, Redondo Beach, Hermosa Beach, Canyon Country, Toluca Lake, Upland, Laguna Hills, Costa Mesa, Santa Monica, West LA and many other cities. In all of these cities the EZ Lube buildings are on gateway type comers with high visibility. The design of our Mediterranean building has received a lot of praise from the residents and planning departments of these cities. We feel our building and concept is further ahead than our competitors. We want our buildings to be attractive and conservative looking like a, bank and as clean as the kitchen in your home. We empathize with the public concerns regarding abandoned office buildings and gas stations. They can be an eye. sore and they can give automotive business in general a bad image. Our concept is a solution to cleaning up some of these old eye sore comers by putting in a needed service that enhances the image of the City! Areas that may be of some concern to the City Staff or residents in the area are addressed below. 1. Cleanliness: 1601 Dove St., Suite # 230 ' Newport Beach, CA 92660 (714) 477-1223 - FAX (714) 477-1275 No vehicles will be serviced outside of the building's interior service bays. It is physically impossible to service vehicles outside the EZ Lube building. Vehicles are not lifted into the air. Re Aesthetic Concerns (!maee): Please see attached elevations. Our concept is a retail concept. Our Italian Mediterranean buildings are very professional and do not look like the image of most automotive businesses. Our company does not want to look automotive. The EZ Lube building will have ceramic tile floors in the shop area with an extremely attractive waiting room and patio area. In addition, we will be planting extensive landscaping around the site. The project proposes an attractive signage package with year round flowers and landscaping around the site. The elevations of the building have been carefully and very professionally designed. The goal is to make the building look more like a bank or retail structure than an automotive building. The building is attractive and will enhance the entire comer surrounding the site. It is our hope that the fellow businesses surrounding the site will approve of the building when they see something new. and refreshing going in on this comer. All bay doors are attractive glass and panel used typically on custom homes and retail shop windows. This project will cost approximately $500,000 to build and will be fully equipped with the latest in design, furniture, fixtures and computers. The store will be fully equipped with state of the art equipment designed exclusively for this business. 3. Traffic Concerns: EZ Lube's average daily customer count per day will be approximately 45 vehicles once the business is mature. The national average for car count at a quicklube business is 42 per day. It will take almost two years for EZ Lube to reach 45 cars per day. In our experience operating this type of business shows that peak operating period is usually between 10am and 4pm. Our peak operating hours are not during rush hour in the morning or evening. The EZ Lube facility only requires 4 employees during normal working days. In addition, we keep some of the customers in the vehicle, therefore reducing our need for parking. This makes the experience more convenient for the customer. During our peaks.we will average approximately 6 trips per hour at EZ Lube. These facts show that the project will have a negligible impact on the traffic on the bordering streets. 4. Noise: EZ Lube's operation has a unique underground basement design, minimal noise carries outside the basement in the shop area. All of the tools used at EZ Lube are hand tools which require no power and produce no noise. We went through 10 different site plan layouts until we came up with this final site plan design. With the street traffic noise at this location the noise our business will produce is n_egligible. 5. Environmental Concerns: We recycle 98% of all the products we use. Our business is the solution to environmental concerns. The Exxon Valdez spilled 15,000,000 gallons ofoil, but over 250,000,000 gallons of oil are poured down sewers by do-it-yourself oil changers. The following are some environmental facts concerning the project. Used oil is picked up by a Federally approved used oil hauler and the used oil is recycled into fuels. The same hauler picks up our used oil filters and deposits them at Tamco, Inc. where they are melted down into rebar used in concrete construction. EZ Lube accepts used motor oil from residents of the County and would be extremely willing to work with the City to become official recycling centers for used oil from do-it-yourself oil changers. None of the fluids used in the center are considered to be hazardous materials by the State of California Environmental Protection Agency. All used and new oil is stored in OSHA approved UL rated tanks specifically constructed for this use. The EZ Lube underground basement is legally considered secondary containment for storage of these tanks. Therefore, it is not feasible for any new or used oil to come into contact with soil of any kind. All quicklubes are drive thru facilities, therefore it would be impossible to layout a site plan where the bays would be not be visible from the street. This being the case, EZ Lube has designed this project so that the bays are screened by landscape buffers from both streets (Newport Ave and Old Irvine). We have been working with planning for almost 8 months designing a layout that would meet public works requirements and screen the bays from the street. Through a combination of landscaping and screen walls we have accomplished this. A person driving on either street would have to look perpendicular to their path of travel to look into our bays. Also keep in mind we keep the customers vehicle only 10 to 15 minutes. In conclusion, we feel it would be extremely difficult to find another use that would work as well as our concept for this property. It is our company's sincere opinion that our business on this ~corner would 1) enhance the appearance of this location, 2) increase tax revenue for the City and 3) bring a much' needed service to the community in general. We request your support of this project. Thank you. Best Regards, President cc Mr. CJ Nasol, City Planner ATTACHMENT8 EZ LUBE LETTER #1 OCTOBER 18, 1998 LETTER #1 October 18, 1998 Ms. Lori A. Ludi Associate Planner 300 Centennial Way Tustin, CA 92780 :E Re: EZ Lube Project-CUP Application Newport Ave and Old Irvine Blvd. Dear Ms. Ludi, In compliance to City Council Resolution No. 98-61 (Auto Service Design Guidelines), "Site Design Order of Preference", paragraph 2, listed is documentation demonstrating a good faith effort in designing the facilities in accordance with the site design order of preference. The subject site is a closed Mobil service station site that previously serviced approximately 700 vehicles per day. EZ Lube is projecting approximately 40 vehicles per day. EZ Lube is an affiliate quicklube company of Mobil Oil Corporation applying for a conditional use permit on the subject site. Please note that the quicklube business is unique in the auto service category because it requires a drive thru building. There are over 10,000 quicklubes in the United States (Jiffy Lube, Q-Lube etc.) and they are all drive thru buildings. All other automotive service businesses do not require drive thru buildings as a condition of their business. The quicklube business performs no automotive repair work and do not hoist vehicles into the air. Listing of efforts screen bays and to meet design and building requirements. 1. The building was angled to screen the bays from public view. At the current angle the bays are effectively screened from view from the main view of Newport Ave. Please note that there is no adjacent residential to this property. 2. A lush landscape buffer (park) was installed to provide additional screening of the bays. The site requires 15 % landscaping and we are proposing 25 %. A total of 3,332 square feet is dedicated to landscaping and the building footprint is only 1,640 s.f. or 12% of the usable land area. 3. A landscape berm at the corner is being proposed as an additional effort to screen the bays from public view. 4. A 3 foot high landscape wall along Newport Avenue and another screen wall along Irvine Avenue were added as an additional screening method. 5. Furthermore, we located the theme toward with the waking area towards the intersection to further screen the bays. 6. All areas other than the circulation driveways consist of decorative paving or landscaping. We reduced the width of the driveways to incorporate more landscaping in front towards the sidewalk. 1601 Dove St., Suite # 230 Newport Beach, CA 92660 (714) 477-1223 · FAX (714) 477-1275 The Building Design requirements of Resolution 98-61 requests that all structures consist of a high level of architectural detailing consistent and approPriate for the neighborhood or center theme that may exist. EZ Lube has provided an upscale high level of architecture that is consistent with the Plaza Lafayette shopping center design across the street (French Normandy Style). EZ Lube has provided an alternative modem Italian Mediterranean architectural theme to integrate with the shopping center towards the south of Newport Avenue and the design of the city hall building. EZ Lube has received 22 consecutive use permit approvals on gateway corners with its upscale architectural format. See attached cities list. In its last two city use hearings, EZ Lube was approved in a "neighborhood commercial" zoning in Dana Point and a redevelopment district in Culver City. All 22 EZ Lube sites are adjacent to similar types of businesses as compared to the businesses near this subject site. EZ Lube sincerely believes that it has met the literal meaning and the intent of the Resolution 98-61. The site has been vacant for numerous years and no other reasonable project has been proposed for this site. It is an extremely difficult property to develop because it is small and odd shaped. Thank you for your consideration. If you have any questions, I can be reached at (949) 477-1223 ext. 16. Best Regards, (" President CC Management Team Mobil Team West ATTACHMENT9 EZ LUBE LETTER #2 OCTOBER 18, 1998 LETTER #2 October 18, 1998 Ms. Lori Ludi Associate Planner City of Tustin 300 Centennial Way Tustin, CA 92780 Re' EZ Lube Project-CUP Application Newport Ave and Old Irvine BlVd. Dear Ms. Ludi, As you may know, the referenced project is in the Town Center Community Redevelopment Project Area. In preliminary staff reports, planning staff has stated that the EZ Lube project' does not meet Section 413 and 420: Section 413 The Redevelopment Plan is intended to promote and encourage a mixed use design concept which will strengthen the interrelationship of different land uses to benefit all. Section 420 No use or structure which by reason of appearance, traffic, smoke, noise, odor or other similar factors would be incompatible with the surrounding areas or structures shall be permitted in any part of the Town Center Redevelopment Area. EZ Lube believes the project meets these conditions. The EZ Lube project is a mixed use design concept which will strenthen the interrelationship of different land uses to benefit all.. This has been proven by all the other existing EZ Lube's that have been built in other cities (Town Centers, shopping centers, stand alone corners, redevelopment and non-redevelopment zones). EZ Lube co-exists within earshot of hundreds of other mixed use type tenants and has a proven success record of successfully integrating with these tenants. EZ Lube is a much needed service business that is performed while the consumer is shopping, eating, running errands, and visiting numerous other business establishments. Furthermore, after dedicating land to the City of Tustin for the widening of Newport Ave there remains less than 8,000 square feet of usable land. This is too small for the majority of businesses. This is one of the reasons it has been vacant for so long. EZ Lube is aesthetically pleasing, and produces minimal traffic. Traffic will be 40 vehicles per day, less than 5 % of what the Mobil station produced. Estimated traffic at this corner is over 50,000 vehicles per day. Traffic impact on the existing center and adjacent boulevards is negligible when comPared to existing traffic,. EZ Lube does not produce smoke, noise, odor or other similar factors that would be incompatible with the surrounding uses. Some of the surrounding tenants are a bowling alley, fitness 1601 Dove St., Suite # 230 NewP°r~ Beach, CA 92660 ........ (714) 477-1223 · FAX (714) 477-1275 ,. center, two liquor stores, brewery, gas station, donut shop, ice cream shop, drive thru dairy, restaurants, etc. The fitness center is in support of the project because it will add parking. The fitness center peak hours are after 6pm. EZ Lube has offered its parking to the fitness center during the evening hours. Lastly, the most important factor to consider is that this project will not hinder any potential future redevelopment of this shopping center. In discussions with the property owner, there are no current plans for redeveloping this center. Because of the low impact of the use and the small footprint of the building (1640 square feet) the project will not interfere with a potential future redevelopment of this site. This project meets all building and parking codes, will add tax revenue to the city, eliminate a vacant gas station property, employee 12 to 15 people from the surrounding area, match the architecture of the Plaza Lafayette and enhance the surrounding businesses and general area. Thank you for your consideration of this project. If you have any questions, I can be reached at (949) 477-1275, ext. 16. Best Regards, President cc Management Team ATTACHMENT 10 LETTER OF APPEAL NOVEMBER 2, 1998 October 29, 1998 City Council c/o: City Clerk City of Tustin 300 Centennial Way Tustin, CA 92780 Re: EZ Lube Project-Appeal of Planning Commission Decision Newport Ave and Old Irvine Blvd. RECEIYED NOV 0 2 f998 COMMUNITY DEVELOPMENT Dear City Clerk, Please accept this letter as a formal request to appeal the Planning Commission denial of the EZ Lube project proposed for the former Mobil Station at the NEC of Newport Ave and Old Irvine Blvd. The majority of the comments from Planning Commission relates to their belief the project may be unsafe due to poor traffic circulation. EZ Lube will prove in more detail at the City Council appeal hearing that the project is safe and has good circulation. In addition, the Redevelopment Agency stated they have serious negotiations on a redevelopment of the adjacent site. The redevelopment agency has made no effort to contact the property owner of our land to discuss redevelopment options. Furthermore, in discussions with the adjacent property owner he has verbally told EZ Lube that a redevelopment is unlikely. To restrict us from developing our property in the hopes that a future redevelopment of the adjacent property might happen seems wrong. This project meets all redevelopment, use, building and parking codes, will add tax revenue to the city, eliminate a vacant gas station property, employee 12 to 15 people from the surrounding area, match the architecture of the Plaza Lafayette and enhance the surrounding businesses and general area. Thank you for your consideration of this project. If you have any questions, I can be reached at (949) 477-1275, ext. 16. Best Regards, CC Management Team Alegre & Associates 1601 Dove St., Suite # 230 Newport Beach, CA 92660 (714) 477-1223 · FAX (714) 477-1275 ATTACHMENT 11 LETTER FROM DENNIS D. HAYDEN, ATTORNEY AT LAW JANUARY 11, 1999 DENNIS D. HAYDEN ATTORNEY AT LAW 2014 NORTH BROADWAY SANTA ANIA. CALIFORNIA 92.706 TELEPHONE (714-) 54;~-3003 FAX (714) 542-4263 RECEIVED .lAN ! 3 t999 · ADMINI,STRATION January 11, 1999 City Council City of Tustin 300 Centennial Way Tustin, CA 92780 Re: Appeal of Conditional Use Permit 98-007 & Design Review 98-007 Application of EZ-Lube to construct a drive-thru oil change facility at 12972 Newport Avenue (AP No. 501-081-05) Property Owners: Gary Siegel, John Siegel and Patricia Siegel Gibson Honorable Members of the City Council: The owners of the above-described property, the Siegel family, have been residents and business property owners in Tustin for more than 50 years. Until approximately four years ago and for more than 40 years prior to that time, the above property was improved with a Mobil gasoline service station (full service, including auto repairs). Since the removal of the service station improvements approximately four years ago, the property has been a vacant, non- income producing property on which it has been difficult to maintain a neat, orderly appearance, a fact which has been distressing to the family, as well as affecting surrounding property values. In addition, during the four years, the property has produced no sales tax revenue to the City. For the first three of the past four years, the Siegel family deferred offering the property for sale due to their uncertainty as to the eventual impact on the site which might result from the City's environmental and engineering studies of proposed future widening and improvement of the Newport/Irvine intersection, studies which are still ongoing at this time. DENNIS D. HAYDEN ATTORNEY AT LAW City Council City of Tustin January 11, 1999 Page Two Re: Appeal of Conditional Use Permit 98-007 & Design Review 98-007 Application of EZ-Lube to construct a drive-thru oil change facility at 12972 Newport Avenue (AP No. 501-081-05) Property Owners: Gary Siegel, John Siegel and Patricia Siegel Gibson In February, 1998, with so much time having elapsed since the onset of the City's studies, and desiring that the property be sold and developed in a manner which would enhance the appearance of the corner site, as well as the general area, the family entered into an escrow with EZ-Lube for the sale of the property. The family entered escrow only after careful review of EZ-Lube's proposed use, development and maintenance of the property as an architecturally attractive and landscaped drive-thru auto oil change business performing no automotive repair work and no hoists for lifting vehicles into the air. The Mobil Service Station which previously occupied the site serviced approximately 700 vehicles per day. EZ-Lube is projecting approximately 40 vehicles per day. The property is zoned C-1 and its proposed use is not incompatible with the surrounding areas or uses and it will, in fact, strengthen the relationship of different land uses in the area. After being vacant for a number of years, no other reasonable project has been proposed for the site. Ten months ago on March 19, 1998 EZ-Lube filed its Application for a Conditional Use Permit to construct its drive- thru oil change facility on the property. EZ-Lube has 22 similar facilities in other Cities all adjacent to similar types of businesses that exist near this site, all of which have received Conditional Use Permit approvals from the various Cities in which they are located. In the last ten months EZ-Lube has, at the request of City Staff, prepared and filed numerous revised plans and made additional submittals including submittals on April 13, 1998, June 15, 1998, August 14, 1998, September 3, 1998 and September 11, 1998. In August 1998, five months after the initial Application, the City adopted "Auto Service Design Guidelines" to regulate the DENNIS D. HAYDEN ATTORNEY AT LAW City Council City of Tustin January 11, 1999 Page Three Re: Appeal of Conditional Use Permit 98-007 & Design Review 98-007 Application of EZ-Lube to construct a drive-thru oil change facility at 12972 Newport Avenue (AP No. 501-081-05) Property Owners: Gary Siegel, John Siegel and Patricia Siegel Gibson development of all auto service facilities such as drive-thru oil change facilities, car washes, service stations, etc. On October 26, 1998 the Planning Commission denied CUP98-007 and DR98-007 setting forth certain findings each and all of which the owners take issue with. It is the owners' position that in actuality the Planning Commission was induced by Staff to deny the project and thereby delay and deny indefinitely the legitimate use of this site based upon presently unknown and undetermined uses for the redevelopment of other properties in the area by the Redevelopment Agency some time in the distant futUre. No objections to the project were made by any property owners at the public hearing. Admittedly, neither the Staff nor the Redevelopment Agency has identified any projected uses for the adjacent properties and no negotiations have been conducted by Staff or the Redevelopment Agency with property owners in the area concerning any specific or general uses for the property. This is confirmed by the fact that the owners of this site have never been contacted by Staff or the Redevelopment Agency in that regard. To further delay and deny this project, which is not incompatible with existing permitted uses in the area, and is certainly preferable to the previous gasoline service station use, based upon unknown developments that may occur some time in the distant future, effectively precludes the economic use of the property, is damaging to the owners and deprives the City of an aesthetically pleasing development which is compatible with existing businesses in the area as well as depriving the City of sales tax revenue. The owners respectfully request that the City Council grant the appeal of the Applicant from the decision of the Planning Commission which denied Conditional Use Permit N©. 98-007 and Design Review No. 98-007, overrule the Planning Commission's DENNIS D. HAYDEN ATTORNEY AT LAW City Council City of Tustin January 11, 1999 Page Four Re: Appeal of Conditional Use Permit 98-007 & Design Review 98-007 Application of EZ-Lube to construct a drive-thru oil change facility at 12972 Newport Avenue (AP No. 501-081-05) Property Owners: Gary Siegel, John Siegel and Patricia Siegel Gibson decision as set forth in Resolution No. 3623 and approve the Application for Conditional Use Permit No. 98-007 and Design Review No. 98-007 as filed and supplemented by the Applicant. Respectfully submitted, six (6) copies herewith GARY SIEGEL, JOHN SIEGEL and PATRICIA SIEGEL GIBSON Attorney for Owners'--' • • DATE. JANUARY 15, 1999 Inter- Com''`L1 'C TO- HONORABLE MAYOR AND MEMBERS OF CITY COUNCIL FROM. WILLIAM A. HUSTON, CITY MANAGER l SUBJECT EZ LUBE APPEAL Attached is a letter received from EZ Lube after preparation and distribution of the agenda material. The letter indicates that EZ Lube s traffic consultant met with the City's Engineering Division to arrive at a revised site plan that addresses the traffic circulation issues. That is not an accurate statement. Neither the Planning Division nor Engineering Division have seen or in any way approved a revised site plan. The staff report in the agenda material sets forth staff's issues with the site plan and traffic circulation. cc Elizabeth Binsack Tim Serlet FEZ °LOBE • FAST OIL CHANGE EXPERTS January 14, 1999 City Councilmember City of Tustin 300 Centennial Way Tustin, CA 92780 Re EZ Lube Proposed Site Newport Ave & Old Irvine (Vacant Mobil Gas Station Site) Dear Councilmember, REvE1VED JAN 1 5 1999 ADMINISTRATION Please see the enclosed color rendering of our proposed project for the vacant gas station corner at Newport Ave and Old Irvine Road Also, attached is a copy of our proposal letter submitted to the City of Tustin planning staff outlining the project details and a list of other EZ Lube locations The color rendering shows that we are proposing to match the same architecture as the shopping center (Lafayette Plaza) across the street I encourage you to tour some of EZ Lube's other locations All our locations are on gateway corners and surrounded by a multitude of prominent retail businesses In 22 consecutive city hearings EZ Lube has been approved Please note that the main reason the planning commission did not approve the project was concerns for the traffic flow on the site plan layout Since the planning commission hearing we hired KHR & Associates, architects and traffic engineers, to redesign the site plan They met with the city traffic engineering department and came up with a revised site plan that addresses the concerns that were raised by the planning commission Several of the commissioners talked with us after the hearing and stated that if we resolved the traffic issues they would support the project The new site plan will be reviewed in detail at the hearing We sincerely request your support for this project We have worked diligently for close to a year with staff and have agreed to every request made by the planning staff This is a small, difficult property to develop because of its irregular shape Our use is by far the highest and best use for this piece of land In conclusion we feel it would be extremely difficult to find another use that would work as well as our concept for this property It is our company's sincere opinion that our business on this corner would 1) enhance the appearance of this location, 3) encourage other redevelopment in the area 3) increase tax revenue for the City and 4) bring a much needed service to the community in general We request your support of this project If you have any questions, I can be reached at (949) 584 1479 Thank you Best Regards. CelJDso President 1601 Dove St Suite # 230 Newport Beach CA 92660 (714) 477 1223 FAX (714) 477 1275 EZLUBE FAST OIL ; ", CHANGE EXPERTS October 1 1998 Ms. Elizabeth Binsack Director Community Development City of Tustin 300 Centennial Way Tustin, CA 92780 • Re: EZ Lube Proposed Site- Newport Ave & Old Irvine (Vacant Mobil Gas Station Site) Dear Ms. Binsack, The following detailed information is intended to brief the you on our proposed use for the vacant site located on the corner of Newport Ave and Old Irvine (Vacant Mobil Gas Station). Our intent for this parcel of land is to construct and operate an automotive quick lube facility The quicklube use will be that of performing convenient oil maintenance services. Currently the property is vacant land. EZ Lube does not consider itself in the automotive business, but rather the customer service business. We have designed the building and landscaping to look more like a upscale retail business rather than an automotive business. See attached elevations for an illustration of how the building appears more retail than automotive. Many people have a pre- conceived notion of automotive. The EZ Lube quicklube concept does not truly belong in this perception, but rather a perception that conveys a more professional atmosphere, clean, sharp buildings and employees, and an image that is good for the City as well as the business. The EZ Lube use, although it is exclusively automotive in nature, has been able to exist and flourish in areas where other automotive service facilities have been prohibited from operating. Currently, our company operates sites in Laguna Niguel, Manhattan Beach, Huntington Beach, Redondo Beach, Hermosa Beach, Canyon Country Toluca Lake, Upland, Laguna Hills, Costa Mesa, Santa Monica, West LA and many other cities. In all of these cities the EZ Lube buildings are on gateway type corners with high visibility The design of our Mediterranean building has received a lot of praise from the residents and planning departments of these cities. We feel our building and concept is further ahead than our competitors. We want our buildings to be attractive and conservative looking like a bank and as clean as the kitchen in your home. We empathize with the public concerns regarding abandoned office buildings and gas stations. They can be an eye sore and they can give automotive business in general a bad image. Our concept is a solution to cleaning up some of these old eye sore corners by putting in a needed service that enhances the image of the City! Areas that may be of some concern to the City Staff or residents in the area are addressed below 1 Cleanliness: 1601 Dove St. Suite # 230 Newport Beach, CA 92660 (714) 477 1223 FAX (714) 477 1275 • • No vehicles will be serviced outside of the building's interior service bays. It is physically impossible to service vehicles outside the EZ Lube building. Vehicles are not lifted into the air 2. Aesthetic Concerns (Image): Please see attached elevations. Our concept is a retail concept. Our Italian Mediterranean buildings are very professional and do not look like the image of most automotive businesses. Our company does not want to look automotive. The EZ Lube building will have ceramic tile floors in the shop area with an extremely attractive waiting room and patio area. In addition, we will be planting extensive landscaping around the site. The project proposes an attractive signage package with year round flowers and landscaping around the site. The elevations of the building have been carefully and very professionally designed. The goal is to make the building look more like a bank or retail structure than an automotive building. The building is attractive and will enhance the entire corner surrounding the site. It is our hope that the fellow businesses surrounding the site will approve of the building when they see something new and refreshing going in on this corner All bay doors are attractive glass and panel used typically on custom homes and retail shop windows. This project will cost approximately $500,000 to build and will be fully equipped with the latest in design, furniture, fixtures and computers. The store will be fully equipped with state of the art equipment designed exclusively for this business. 3 Traffic Concerns: EZ Lube s average daily customer count per day will be approximately 45 vehicles once the business is mature. The national average for car count at a quicklube business is 42 per day It will take almost two years for EZ Lube to reach 45 cars per day In our experience operating this type of business shows that peak operating period is usually between loam and 4pm. Our peak operating hours are not during rush hour in the morning or evening. The EZ Lube facility only requires 4 employees during normal working days. In addition, we keep some of the customers in the vehicle, therefore reducing our need for parking. This makes the experience more convenient for the customer During our peaks we will average approximately 6 trips per hour at EZ Lube. These facts show that the project will have a negligible impact on the traffic on the bordering streets. 4 Noise: EZ Lube's operation has a unique underground basement design, minimal noise carries outside the basement in the shop area. All of the tools used at EZ Lube are hand tools which require no power and produce no noise. We went through 10 different site plan layouts until we came up with this final site plan design. With the street traffic noise at this location the noise our business will produce is negligible. 5 Environmental Concerns: We recycle 98% of all the products we use. Our business is the solution to environmental concerns. The Exxon Valdez spilled 15,000,000 gallons of oil, but over 250,000,000 gallons of • • oil are poured down sewers by do- it- yourself oil changers. The following are some environmental facts concerning the project. • Used oil is picked up by a Federally approved used oil hauler and the used oil is recycled into fuels. The same hauler picks up our used oil filters and deposits them at Tamco, Inc. where they are melted down into rebar used in concrete construction. • EZ Lube accepts used motor oil from residents of the County and would be extremely willing to work with the City to become official recycling centers for used oil from do- it- yourself oil changers. • None of the fluids used in the center are considered to be hazardous materials by the State of California Environmental Protection Agency • All used and new oil is stored in OSHA approved UL rated tanks specifically constructed for this use. The EZ Lube underground basement is legally considered secondary containment for storage of these tanks. Therefore, it is not feasible for any new or used oil to come into contact with soil of any kind. All quicklubes are drive thru facilities, therefore it would be impossible to layout a site plan where the bays would be not be visible from the street. This being the case, EZ Lube has designed this project so that the bays are screened by landscape buffers from both streets (Newport Ave and Old Irvine). We have been working with planning for almost 8 months designing a layout that would meet public works requirements and screen the bays from the street. Through a combination of landscaping and screen walls we have accomplished this. A person driving on either street would have to look perpendicular to their path of travel to look into our bays. Also keep in mind we keep the customers vehicle only 10 to 15 minutes. In conclusion, we feel it would be extremely difficult to find another use that would work as well as our concept for this property It is our company's sincere opinion that our business on this corner would 1) enhance the appearance of this location, 2) increase tax revenue for the City and 3) bring a much needed service to the community in general. We request your support of this project. Thank you. Best Regards, Michael J Dobson President cc Mr CJ Nasol, City Planner EZ LDBE, INC APPROVED STORES • 1 EZ -LUBE, INC REDONDO BEACH CORNER AVIATION AND ARTESIA 2 EZ -LUBE, INC CANYON COUNTRY CANYON PLAZA, SOLEDAD AND VIA PRINCESSA 3 EZ -LUBE, INC UPLAND COMMERCE PLAZA, CORNER OF FOOTHILL AND GROVE 4 EZ -LUBE, INC MANHATTAN BEACH CORNER 2ND ST AND SEPULVEDA BLVD 5 EZ -LUBE, INC TORRANCE 2 CORNER PCH AND HAWTHORNE BLVD 6 EZ -LUBE. INC NORTH HOLLYWOOD CORNER RIVERSIDE DRIVE AND LANKERSHEIM ST 7 EZ -LUBE, INC LAGUNA HILLS CORNER EL TORO AND MOULTON PARKWAY 8 EZ -LUBE, INC COSTA MESA CORNER MACARTHUR AND HARBOR BLVD 9 EZ -LUBE, INC HUNTINGTON BEACH CORNER GOTHARD AND EDINGER ST 10 EZ -LUBE, INC FULLERTON CORNER IMPERIAL HWY AND HARBOR BLVD 11 EZ -LUBE, INC TORRANCE 3 CORNER CARSON ST AND CRENSHAW BLVD 12 EZ -LUBE, INC. WEST LOS ANGELES CORNER NATIONAL AND ROBERTSON 13 EZ -LUBE, INC. SANTA MONICA CORNER MICHIGAN AND LINCOLN 14 EZ -LUBE, INC EL CAJON CORNER FURY ST AND JAMACHA RD 15 EZ -LUBE, INC CLAREMONT CORNER CLAREMONT DRIVE AND DENVER ST 16 EZ -LUBE, INC WHITTIER CORNER PAINTER AVE. AND WHITTIER BLVD 17 EZ -LUBE, INC YORBA LINDA CORNER VALLEY VIEW AND YORBA LINDA BLVD 18 EZ -LUBE, INC. DANA POINT CORNER OF DOHENY PARK RD AND PCH 19 EZ -LUBE, INC CULVER CITY CORNER OF JEFFERSON AND SEPULVEDA BLVD 20 EZ -LUBE, INC WLA CORNER OF LA TIJERA AND CENTINELA BLVD 21 EZ -LUBE, INC. CULVER CITY COSTCO PLAZA, LINCOLN AND WASHINGTON 22 EZ -LUBE, INC TEMPLE CITY LAS TUNAS AND ROSEMEAD BLVD All sites surrounded by a multitude of prominent retail users. Most sites on gateway type prominent int- sections. 6 of the stores are in large retail shopping centers. el 1 aIsos m D Z aA19 9NIAEl1 ado • • NEWPORT AVE ENTR f EZiLUBE FAST OIL CHANGE EXPORT 1.6:774, \o.0T44 E tairtDARIES ALEGRE 8 ASSOCIATES 92 NEAOLMO DR RANCHO PALOS VEFOa GA 90275 TEL