HomeMy WebLinkAboutPC RES 3732 RESOLUTION NO. 3732
A RESOLUTION OF THE PLANNING COMMISSION OF THE
~ CITY OF TUSTIN, CALIFORNIA CERTIFYING THE FINAL
NEGATIVE DECLARATION AS ADEQUATE FOR CONDITIONAL
2 USE PERMIT 99-026 AND DESIGN REVIEW 99-033 AND
RECOMMENDING THAT THE CITY COUNCIL ADOPT THE
s FINAL NEGATIVE DECLARATION AS ADEQUATE FOR
GENERAL PLAN AMENDMENT 99-003 AND ALL FEASIBLE
4 MITIGATION MEASURES HAVE BEEN INCORPORATED AS
REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY
5 ACT.
The Planning Commission of the City of Tustin does hereby resolve as follows:
?
I. The Planning Commission finds and determines as follows:
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A. That Conditional Use Permit 99-026, Design Review 99-033 and
9 General Plan Amendment 99-003 are Considered "projects"
pursuant to the terms of the California Environmental Quality Act;
~0 and
H B. A Negative Declaration has been prepared for this project and has
been distributed for public review.
C. Whereas, the Planning Commission of the City of Tustin has
~3 considered evidence presented by the Community Development
Director and other interested pa~ies with respect to the subject
~4 Negative Declaration.
~5 D. The Planning Commission has evaluated the proposed final
16 Negative Declaration and determined that the project is regulatory
in nature and therefore, would not have a significant effect on the
~? environment. When individual applications are submitted for
consideration, independent environmental review will occur.
18
II. A Final Negative Declaration, attached hereto as Exhibit A, has been
. ~9 completedin compliance with CEQA and state guidelines. The Planning
Commission has received and considered the information contained in the
20
Draft Negative Declaration prior tO approval of the proposed project, and
2~ found that it adequately discusses the environmental effects of the
proposed project. On the basis of the initial study and comments received
22 during the public headng process, the Planning Commission finds that
although the proposed project could have impacts, there will not be a
2s significant effect because mitigation measures identified in the Final
24 Negative Declaration have been incorporated into the project which
mitigate any potential significant effects to a point where clearly no
2s significant effect would occur. The mitigation measures are identified in
Exhibit-A and are recommended as conditions of approval in Resolution
26 No. 3734.
27
In addition, the Planning Commission finds that the project involves no
2s potential for any adverse effect, either individually or cumulatively, on
wildlife resources and recommends that the City Council make a De
29 Minimis Impact Finding related to AB 3158, Chapter 1706, Statutes of
1990.
Resolution 3732
Page 2 of 2
2
PASSED AND ADOPTED at a regular meeting of the Tustin Planning
4 Commission, held on the 12th day of June, 2000.
5
ELIZABETHA. BINSACK
Planning Commission Secretary
11
I2
STATE OF CALIFORNIA)
~3 COUNTY OF ORANGE )
CITY OF TUSTIN )
14
I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning
Commission Secretary of the City of Tustin, California; that Resolution No. 3732
was duly passed and adopted at a regular meeting of the Tustin Planning
COmmission, held on the 12th day of June, 2000.
18
ELIZABETH A. BINSACK
Planning Commission Secretary
23
24
27
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ATTACHMENT A
EVALUATION OF ENVIRONMENTAL IMPACTS
CONDITIONAL USE PERMIT 99-026,
DESIGN REVIEW 99-033 & GENERAL PLAN AMENDMENT 99-003
BACKGROUND
The project site, an approximate .52 acre vacant parcel, is located at 17241 Irvine Boulevard, on
the north side of Irvine east of the northbound SR-55 Freeway on-ramp. The area in which the
project site is located is surrounded by developed commercial uses to the north, south and east.
The SR-55 Freeway right-of--way is located to the west. The project site is located in the Planned
Community -Commercial (PC-COMM) zoning district.
The proposed service station includes the construction of the following:
1.) Construction of three pump islands with a total of six pumps under a 3,440 square
foot canopy.
2.) Construction of a 1,400 square foot convenience store that would sell alcoholic
beverages for off-site consumption.
3.) Construction of a 990 square foot self-serve car wash.
4.) Construction of landscape planters, trash enclosure and paved surface for
circulation and parking. .
Design Review 99-033 is required to authorize site design, architecture and landscaping;
Conditional Use Permit 99-026 is required to authorize the sale of alcoholic beverages for off-
site consumption. The following mitigation measures are numbered to correspond with the
Conditions of Approval in the recommended resolution of approval.
1. AESTHETICS
Items a & b - No Impact: The project site is not located on a scenic highway nor does
it affect a scenic vista.
Items c & d -Less Than Si€?nificant with Mitigation Incorporation: The proposed project
will establish a new building at a prominent intersection within the community. The building
has been designed to be compatible with the architectural styles of existing buildings within
the surrounding area. Over 16% of the site is proposed to be landscaping. Landscaping is
required to be provided around the perimeter of the site and within the parking areas.
Landscaping adjacent to the public right-of--ways is required to screen the view of the pump
islands, consistent with the Auto Service Guidelines. The landscape planter area adjacent to
Irvine Boulevard is 10-15 feet wide. Lighting on the site will be required to be directed on-
site to avoid glare on adjacent arterials and properties.
Mitigation Measures/Monitoring Required:
3.11 Details of all proposed lighting fixtures and a photometric study showing the
location and anticipated distribution pattern of light of all proposed fixtures shall be
provided. All new light fixtures shall be consistent with the architecture of the
building. All exterior lighting shall be designed and arranged as not to direct light or
glare onto adjacent properties, including the adjacent streets. 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, but not exceed thirty (30) footcandles.
5.1 The site shall be landscaped consistent with the City's Landscaping and Irrigation
Guidelines. 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.
5.3 A minimum of 15 percent landscaping shall be provided on the project site including
a landscape buffer around the perimeter of the site in accordance with the Auto
Service Design Guidelines and the Parking Lot Design Guidelines.
5.4 Provide additional trees within the perimeter landscaping to increase the visual
buffer of the pump islands from public view.
With the implementation of these mitigation measures and the conditions of approval,
impacts related to aesthetics will be reduced to a level of insignificance.
Sources: Project Application
Tustin Security Code
2. AGRICULTURAL RESOURCES
Items a,b & c - No Impact: The proposed project will be located within an area that is
vacant and was previously developed with a service station. No impacts will occur to any
agricultural uses or farmland.
Mitigation Measures/Monitoring Required: None Required
Sources: Tustin General Plan
Mobil Service Station
(Conditional Use Permit 99-026. Design Review 99-033 & General Plan Amendment 99-003)
Initial Study -Attachment A
Page 2 of 14
3. AIR QUALITY
Items a & b -Less Than Significant with Mitigation Incorporation: With respect to long-
term air quality impacts, the proposed project involves the construction of a facility that is
substantially similar to the service station that was previously located at the site. As such, no
substantial increase in long-term emissions associated with stationary or mobile sources
beyond the condition of the previous service station is anticipated. Minor short-term
emissions of particulate matter may occur during grading.
Mitigation Measures/ Monitoring Required:
2.11 The applicant shall comply with all City policies including the City's Grading Plan
regarding short term construction emissions, including periodic watering of the site
and prohibiting grading during second stage smog alerts and when wind velocities
exceed 15 miles per hour.
Items c,d & e - No Impact:
The relatively small magnitude of the project does not have the capacity to create a net
increase of any criteria pollutant, expose sensitive receptors to substantial pollutant
concentrates, or create objectionable odors.
With implementation of the above mitigation measures and conditions of approval that
requires the applicant to conduct grading activities in compliance with the City of Tustin
Grading Manual and obtain all necessary approvals and permits from the SCAQMD and the
City of Tustin, any potential impacts related to air quality will be reduced to a level of
insignificance.
Mitigation Measures/Monitoring Required: None Required
Sources: South Coast Air Quality Management District Rules & Regulations
City of Tustin Grading Manual
Project Application
Field Inspection
4. BIOLOGICAL RESOURCES
Items a, b, c, d, e & f- No Impact: The proposed project will be located within an area
that is. vacant and was previously developed with a services station. No impacts will occur to
endangered, threatened or rare species or habitats, locally designated species or natural
communities, or wildlife dispersal or migration corridors.
Mitigation Measures/Monitoring Required: None Required
Mobil Service Station
(Conditional Use Permit 99-026. Design Review 99-033 & General Plan Amendment 99-003)
Initial Study -Attachment A
Page 3 of 14
Sources: Field Inspection
Tustin General Plan
5. CULTURAL RESOURCES
Items a, b, c & d - No Impact: The proposed project involves construction of a service
station with a convenience store and car wash on a site that is currently vacant, but was
previously developed with a service station. No impacts to paleontological, archaeological,
historical, religious resources, or disturbing of any human remains, will occur.
Mitigation Measures/Monitoring Required: None Required
Sources: Tustin General Plan
6. GEOLOGY & SOILS
Items a-i, a-ii, a-iii & b -Less Than Significant with Mitigation Incorporation: A review of
the State of California Seismic Hazard Zone Map indicates that the project site is located in
an area of potential liquefaction hazard. The topography of the site is relatively flat and
would require minor precise grading activity to prepare the site for new construction.
Compliance with current codes will ensure that the design and construction of the proposed
project reduces any potential impacts related to fault ruptures, ground shaking, ground
failure, liquefaction or unstable soils to a level of insignificance.
Mitigation Measures/Monitoring Required:
2.1 When submitting plans for a building permit, submit four (4) sets of plans, two (2)
sets of specifications of, soils report, structural and energy calculations. Electrical,
mechanical and plumbing plans shall be included. Grading plans, landscape plans,
underground tank removaUinstallation plans and signage plans may be submitted
separately, but no building permits will be issued until all plans have been approved.
2.2 Indicate on the title sheet the applicable codes, City, State and Federal laws and
regulations to include:
1997 Uniform Building Code with California Amendments
1997 Uniform Mechanical Code with California Amendments
1997 Uniform Plumbing Code with California Amendments
1996 National Electrical Code with California Amendments
City of Tustin Grading Ordinance
City of Tustin Landscape and Imgation Guidelines
City of Tustin Private Improvement Standards
City of Tustin Security Ordinance
Mobil Service Station
(Conditional Use Permit 99-026. Design Review 99-033 & General Plan Amendment 99-003)
Initial Study -Attachment A
Page 4 of 14
2.11 The applicant shall comply with all City policies regarding short term construction
emissions, including periodic watering of the site and prohibiting grading during
second stage smog alerts and when wind velocities exceed 15 miles per hour.
2.13 All grading, drainage, vegetation and circulation shall comply with the City of
Tustin Grading Manual. 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.
Items a-iv, c, d & e - No Impact: The project site is not located within an area that is
subject to seiche, tsunami, volcanic hazards, landslides, or mudflows, erosion, subsidence, or
expansive soils. No unique geological or physical features are present within the area.
With implementation of the above mitigation measures and conditions of approval that
requires the applicant to obtain all necessary approvals from the Community Development
Department, the project design and construction will reduce potential impacts to a level of
insignificance.
Sources: Tustin General Plan
City of Tustin Grading Manual
Uniform Building Code
Project Application
Field Evaluation
7. HAZARDS & HAZARDOUS MATERIALS
Items a & b -Less Than Sienificant with Mitigation Incorporation: Operation of the
service station, convenience store and/or car wash may expose customers and employees to
petroleum products, motor oil and other automotive substances which are highly flammable
and known to be carcinogen. These uses may risk potential contamination and exposing
employees and the general public to hazardous substances.
Mitigation Measures/Monitoring Required:
2.3 Complete the hazardous material questionnaire and the air quality questionnaire and
submit to the Building Division and the proper agencies. On these forms, if the
answer to any of the questions is "yes", clearances form Hazardous Material
Disclosure Office and from Air Quality Management District shall be submitted to
the Building Division prior to approval.
2.4 The applicant shall obtain all necessary approvals form the Community
Development Department, Orange County Fire Authority Hazardous Materials
Disclosure Office, Orange County Health Care Agency and Occupational Safety
Hazard Association (OSHA).
Mobil Service Station
(Conditional Use Permit 99-026. Design Review 99-033 & General Plan Amendment 99-003)
Initial Study -Attachment A
Page 5 of 14
6.18 The applicant shall be responsible for taking appropriate corrective action to address
any surface contamination as required for any accidental spills, as required to the
satisfaction of the Health Care Agency.
7.12 This development shall comply with all applicable provisions of the City of Tustin
Water Quality Ordinance and all federal, state and 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;
• If a dead-end sump is not used to collect spills, an oiUwater separator is
to be 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.
8.6 Prior to the issuance of any grading permits or building permits 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.
8.8 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.
Mobil Service Station
(Conditional Use Permit 99-026. Design Review 99-033 & General Plan Amendment 99-003)
Initial Study -Attachment A
Page 6 of 14
Item d -Less Than Significant Impact: The previous development on the vacant site was a
service station that was demolished in 1993. After the demolition of the service station, the
site was inspected by the County Health Care Agency for soil contamination. Contamination
was found and the property owner was required to clean-up the site and remove and/or treat
any contaminated areas on the site before any development on the site is permitted. In April
1996 the County Health Care Agency re-inspected the site and found that the contaminated
areas had been cleaned up and the site no longer has any contaminated soil.
Mitigation Measure/Monitoring Required: None
Items c, e , f, ~ & h - No Impact: The project site is not located within a airport land
use plan or within two miles of a public or private airport. The closest school is located
further than a quarter of a mile from the project site. The proposed project does not interfere
with any evacuation plans or emergency response plans. The project site is not within a
wildland area, and would not expose individuals or structures to the hazards of wildland fires.
Mitigation Measures/Monitoring Required: None Required.
Sources: Tustin General Plan
Orange County Fire Authority
Orange County Health Care Agency
8. HYDROLOGY & WATER QUALITY
Item a -Less Than Significant with Mitigation Incorporation: The impervious surface of the
project will drain into the existing storm drain system. Since the proposed use will be an
automotive use on the subject property, petroleum products, motor oil and other automotive
substances may accidentally spill onto the impervious surfaces of the facility and drain into
the system. However, a Water Quality Management Plan administered by the City of Tustin
Public Works Department and the Regional Water Quality Control Board would be required
to mitigate and minimize runoff into the storm drain system. Any water deposited into the
sanitary sewer system for treatment shall be in compliance with the Orange County
Sanitation District requirements.
Mitigation Measures/Monitoring Required:
2.6 The applicant shall comply with the following conditions pertaining to the
requirement for a Water Quality Management Plan:
A. Prior to issuance of building permits, the applicant shall submit for approval
by the Community Development and Public Works Departments, a Water
Quality Management Plan (WQMP) specifically identifying Best
Management Practices (BMPs) that will be used on site to control
predictable pollutant run-off.
Mobil Service Station
(Conditional Use Permit 99-026. Design Review 99-033 & General Plan Amendment 99-003)
Initial Study -Attachment A
Page 7 of 14
This WQMP shall identify the: structural and non-structural measures
specified detailing implementation of BMPs whenever they are applicable to
the project; the assignment of long-term maintenance responsibilities
(specifying the developer, parcel owner, maintenance association, lessee,
etc.); and, reference to the location(s) of structural BMPs.
B. Prior to issuance of grading or demolition permits, the applicant shall obtain
coverage under the NPDES Statewide Industrial Stormwater Permit for
General Construction Activities from the State Water Resources Control
Board. Evidence that this has been obtained shall be submitted to the
Building Official of the City of Tustin.
C. Prior to issuance of certificates of use and occupancy, building permits for
individual tenant improvements or construction permits for a tank or
pipeline, uses shall be identified and, for specified uses, the applicant shall
propose plans and measures for hazardous materials management (including,
but not limited to, storage, emergency response, employee training, spill
contingencies and disposal) to the satisfaction of the City of Tustin.
Hazardous Materials Management Plans shall be approved by the City of
Tustin and other specified agencies such as the Orange County Fire
Authority, the Health Care Agency, and sewering agencies to ensure
implementation of each agency's respective requirements. Further, a copy of
the approved "Hazardous Materials Management Plans (HMMP)" shall be
furnished to the Building Official of the City of Tustin, prior to the issuance
of any certificate of use and occupancy. Certificates or permits may be
ministerially withheld if features needed to properly manage hazardous
materials cannot be incorporated into a previously completed building,
center, or complex.
2.11 The applicant shall comply with all City policies including the City's Grading Plan
regarding short term construction emissions, including periodic watering of the site
and prohibiting grading during second stage smog alerts and when wind velocities
exceed 15 miles per hour.
2.12 Drainage, vegetation, circulation, street sections, curbs, gutters, sidewalks, and storm
drains shall comply with the on-site Private Improvement Standards.
3.7 All site drainage shall be handled on-site and shall not be permitted to drain onto
adj acent properties.
Compliance with the above mitigation measures and conditions of approval will ensure that
the design and construction reduces any potential impacts related to absorption rates,
drainage patterns of surface runoff, or effect on the amount or quality of surface or
groundwaters to a level of insignificance. The project does not have the capacity to affect the
direction of currents in surface waters or amount or quality of groundwaters.
Mobil Service Station
(Conditional Use Permit 99-026. Design Review 99-033 & General Plan Amendment 99-003)
Initial Study -Attachment A
Page 8 of 14
Items b, c, d, e, f,g h. i & j - No Impact: The project would not expose people or
property to water related hazards such as flooding, change the course or direction of waters
movements, or affect the quantity of groundwaters.
Sources: Tustin General Plan
City of Tustin Grading Manual
Public Works Department
Orange County Health Care Agency
Project Application
9. LAND USE PLANNING
Items a, b & c - No Impact: The proposed project consists of constructing a service
station with three pump islands, a 1,400 square foot convenience store and a 990 square foot
car wash. The site is zoned Planned Community Commercial (PC-COMM. Auto service
stations are a permitted use under this zoning district. The site is designated as Professional
Office by the General Plan Land Use Map, which is not consistent with the Zoning of the
site. Therefore, the applicant shall obtain approval from the Planning Commission and City
Council to amend the General Plan designation from Professional Office to Community
Commercial.
As proposed, the location and design of the facility is consistent with the development
standards of the PC-COMM zoning district. The proposed project has been designed to
provide a landscape buffer that screens the view of the service bays, as recommended by the
City's Auto Service Guidelines.
The proposed project is similar to and compatible with other commercial uses in the vicinity.
The proposed project is not anticipated to impact land use or planning.
Mitigation Measures:
1.8 Prior to obtaining Building Permits, the applicant shall obtain approval by the
Planning Commission and City Council to amend the General Plan designation
from Professional Office to Community Commercial. The approval of
Conditional Use Permit 99-026 and Design Review 99-033 shall become null and
void if the General Plan Amendment is not obtained.
7.1 The title report and Parcel Map No. 27-45 identify a ten (10) foot wide Caltrans
easement for water line purposes along the westerly property line which is in conflict
with the proposed building location shown on the site plan. Prior to issuance of
building permits, this easement shall be eliminated. If the easement is not eliminated,
a ten (10) foot setback from the westerly property line shall be required and
modifications to the site plan shall be subject to the review and approval of the
Planning Commission.
Mobil Service Station
(Conditional Use Permit 99-026. Design Review 99-033 & General Plan Amendment 99-003)
Initial Study -Attachment A
Page 9 of 14
7.2 The site plan shall be revised to correctly reflect the dimensions of the existing
parcel (159.72' by 145') as shown on the Assessors Parcel Map and Parcel Map No.
27-45 and the area proposed to be combined through a lot line adjustment (159.72'
by 12') along the northerly property line. A lot line adjustment shall be required to
combine the additional area to the north prior to the issuance of building permits, the
applicant shall submit a lot line adjustment application for review and discretionary
action by the City of Tustin. If the lot line adjustment is not approved, the depth of
the site shall be reduced twelve (12) feet and the site design shall be modified and
subject to the review and approval of the Planning Commission.
Sources: Tustin General Plan
Tustin Zoning Code
Project Application
Field Evaluation
10. MINERAL RESOURCES
Items a & b - No Impact: The construction and operation of the facility will not use
nonrenewable resources in a wasteful or inefficient manner. There are no known mineral
resources located on the project site.
Mitigation Measures/Monitoring Required: None Required
Sources: Tustin General Plan
11. NOISE
Item a, b, c & d -Less Than Significant with Mitigation Incorporation: With respect
to short-term noise impacts associated with construction, all construction will be required to
conform to the Noise Ordinance and work may only be performed during permitted hours of
construction. As such, short term noise impacts will be mitigated to a level of insignificance.
No significant increase in long term noise impacts associated with generation of vehicular
traffic is anticipated. Operations of the facility will be required to conform to the Noise
Ordinance. Long-term operational noise will be reduced to a level of insignificance through
compliance with the Noise Ordinance. A requirement that all service activities shall be
conducted within the structure of the car wash bay will also reduce noise to a level of
insignificance.
Mitigation Measures/Monitoring Required:
6.19 All requirements of the City's Noise Ordinance shall be met at all times.
Mobil Service Station
(Conditional Use Permit 99-026. Design Review 99-033 & General Plan Amendment 99-003)
Initial Study -Attachment A
Page 10 of 14
6.33 All construction operations, 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
Friday, and between 9:00 a.m. and 5:00 p.m. on Saturday, unless otherwise
determined by the Community Development Director and/or Building Official.
6.34 Construction hours shall be clearly posted on the project site to the satisfaction of the
Building Official.
With implementation of the above mitigation measures and conditions of approval, potential
noise impacts are reduced to a level of insignificance.
Items e & f - No Impact: The project site is not located within an airport land use
plan or within two miles of a public or private airport.
Mitigation Measures/Monitoring Required: None Required.
Sources: Tustin General Plan
Noise Ordinance
Project Application
12. POPULATION & HOUSING
Items a, b & c - No Impact: The proposed project is located on a vacant site that
previously was developed with a service station and surrounded by existing commercial and
freeway right-of--way uses. The proposed project would not result in any direct increase in
population nor induce substantial growth in the area. No impacts related to population or
housing are anticipated.
Mitigation Measures/Monitoring Required: None Required
Sources: Tustin General Plan
Project Application
Field Evaluation
13. PUBLIC SERVICES
Item a -Less Than Significant with Mitigation Incorporation: The project site and
surrounding commercial properties are currently subject to fire and police protection. The
proposed project to construct an auto fueling facility is similar to the auto service station
facility that was demolished in 1993. Additional resources maybe required to maintain these
existing service levels and address potential criminal activity associated with a convenience
store. Convenience stores have a higher probability to have levels of criminal activity.
Therefore, the proposed project may have an impact for additional Police services related to
crime reduction.
Mobil Service Station
(Conditional Use Permit 99-026. Design Review 99-033 & General Plan Amendment 99-003)
Initial Study -Attachment A
Page 11 of 14
Mitigation Measures/Monitoring Required:
3.12 To provide the clerk good visibility of the gas pumps and the grounds, the cash
register shall be relocated so that it is closer to the front door and so that the clerk
can be seen from the street.
6.11 A drop safe shall be installed for the clerk to make deposits, limiting the amount of
money at the register.
6.12 Video cameras, mirrors and height markers shall be installed for security purposes.
6.13 If determined by the Chief of Police and the Community Development Director,
based upon the number of calls for service, the owner and/or operator will be
required to implement procedures to reduce the likelihood of criminal activity.
Sources: Tustin Police Department
Orange County Fire Authority
Tustin Public Works Department
14. RECREATION
Items a & b - No Impact: The proposed reconstruction of an existing service station
would not affect existing facilities nor create a demand for recreational facilities.
Mitigation Measures/Monitoring Required: None Required
Sources: Tustin General Plan
Project Application
15. TRANSPORTATION/TRAFFIC
Item a, d & ~ -Less Than Significant Impact: The City's Traffic Engineer has reviewed
the proposed project and found that the project, as compared to the vacant site, will result in
an increase in traffic. However, the proposed project will not generate more traffic than the
previous service station that was demolished on the site in 1993. Atypical service station,
similar to the previous development, generates approximately 1000 daily trips. The traffic
generated from the previous service station development did not negatively affect the level of
service for the adjacent arterials and intersections. Therefore, even with the increase of trips
as compared to the vacant site, the proposed project is not anticipated to impact the planned
level of service for the adjacent arterials and intersections. No safety hazards or barriers for
pedestrians, bicyclists or vehicles or conflicts with bus turnouts are proposed. Adequate
access is provided from two driveways off of Irvine Boulevard and the adjacent alley.
Automobiles accessing the site could create a hazard to vehicular and pedestrian traffic if
stacking occurs within the public right-of--way.
Mobil Service Station
(Conditional Use Permit 99-026. Design Review 99-033 & General Plan Amendment 99-003)
Initial Study -Attachment A
Page 12 of 14
Mitigation Measures/Monitoring Required:
6.4 Vehicle stacking across a public side walk shall be prohibited and any violation shall
be subject to citation. The operator of the facility is responsible for ensuring
compliance and preventing stacking across a public sidewalk.
7.5 Install traffic signs and provide pavement markings at the easterly access driveway
(private alley) onto Irvine Boulevard indicating "Right Turn Only" for egress traffic
from the site. Vehicles exiting the site shall only be allowed to turn right. A "No
Exit" and pavement markings shall be installed adjacent to the westerly driveway.
The applicant/property owner is responsible for maintaining configuration of
westerly point of ingress to prevent exiting. The signing and striping markings shall
be consistent with Caltrans specifications. If, in the future, it is determined that
motorists are proceeding with left turn movements onto Irvine Boulevard from the
driveway in violation of the signed prohibition, then the applicant shall be required
to fully improve the center median to prevent left turn movements.
Items b, c, e, & f - No Impact: A total of ten (10) parking spaces are being provided
consistent with the off-street parking standards within the Tustin City Code. Six standard size
parking spaces are located adjacent to the south property line and are accessible from Irvine
Boulevard and the adjacent alley. One handicap parking space and three (3) standard size
spaces are located adjacent to the north side of the building and accessible from a two-way
drive aisle. No rail, waterborne, or air transportation is affected by the proposed project.
Sources: Tustin General Plan
Project Application
Tustin Public Works/Traffic Engineer
Mitigation Measures/Monitoring Required: None Required
16. UTILITIES & SERVICE SYSTEMS
Items a, b, c, d, e, f & ~ - No Impact: The proposed facility will be connected to existing
utilities and service systems in the area. No substantial alterations to any utilities will be
required.
Sources: Tustin Public Works Department
Field Inspection
Mitigation Measures/Monitoring Required: None Required
Mobil Service Station
(Conditional Use Permit 99-026. Design Review 99-033 & General Plan Amendment 99-003)
Initial Study -Attachment A
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17. MANDATORY FINDINGS OF SIGNIFICANCE
Items a, b & c - No Impact: The proposed project is the construction of a service
station, car wash and convenience store on a lot that is currently vacant. The previous
development on the site was a gas station which was demolished in 1993. The project
design, construction and operation will comply with the regulations of the Community
Development Department, Air Quality Management District, and Orange County Fire
Authority which reduces any potential impacts related to geological problems, water quality,
air quality, hazards and noise to a level of insignificance. As such, the project does not have
the potential to degrade the quality of the environment nor achieve short-term environmental
goals to the disadvantage of the long-term. It does not have impacts that are individually
limited but cumulatively considerable or that would cause substantial adverse impacts on
human beings.
Sources: Project Application
City and Agency Requirements
Mitigation Measures/Monitoring Required: None Required
Mobil Service Station
(Conditional Use Permit 99-026. Design Review 99-033 & General Plan Amendment 99-003)
Initial Study -Attachment A
Page 14 of 14