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HomeMy WebLinkAboutCUP 2015-08 (Remediation)�1►ty pAGENDA REPORTl DATE: JULY 6, 2015 TO: ZONING ADMINISTRATOR FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 2015-08 APPLICANT: PROPERTY OWNER: REX ABACAN HOWARD ABEL CIRCLE K STORES, INC. MAYFLOWER PROPERTIES LP 255 EAST RINCON, SUITE 100 7 ISLAND VISTA CORONA, CA 92879 NEWPORT BEACH, CA 92657 LOCATION: 13872 RED HILL AVENUE GENERAL PLAN: COMMUNITY COMMERCIAL (CC) ZONING: CENTRAL COMMERCIAL (C2) ITEM #2 ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 30) PURSUANT TO SECTION 15330 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. REQUEST: TO INSTALL AND OPERATE A TEMPORARY GROUNDWATER OZONE SPARGE AND SOIL VAPOR EXTRACTION REMEDIATION TREATMENT SYSTEM WITHIN THE PARKING LOT OF A SERVICE STATION AT 13872 RED HILL AVENUE. APPROVAL CRITERIA: SECTION 9299b(4)(a) OF THE TUSTIN CITY CODE ALLOWS THE ZONING ADMINISTRATOR TO CONSIDER THE PROJECT. Zoning Administrator July 6, 2015 CUP 2015-08 Page 2 RECOMMENDATION That the Zoning Administrator adopt Zoning Administrator Action (ZAA) No. 15-008 approving Conditional Use Permit (CUP) 2015-08 to install and operate a temporary groundwater ozone sparge and soil vapor extraction remediation treatment system within the parking lot of the property located at 13872 Red Hill Avenue. BACKGROUND Site and Surroundings The project site is located at the southeast corner of EI Camino Real and Red Hill Avenue. The site is improved with an existing service station. The uses on the adjacent properties include a service station and car wash to the north and various retail and restaurant uses to the east, south, and west. Figure 1. Surrounding Zoning Project Description This request is for the installation and operation a soil vapor extraction and groundwater ozone sparge treatment system at the existing Mobile (formerly Exxon Mobil) gasoline station. The proposed remediation system would include a skid -mounted SVE System, ozone sparge trailer, associated well manifolds, and would be enclosed by a six (6) foot tall chain link fence with three (3) inch wide privacy slats. The system would occupy one parking space in the south corner of the property, which is also the back corner of the property and furthest away from the public right-of-way. The equipment is not highly Zoning Administrator July 6, 2015 CUP 2015-08 Page 3 visible from the public street as it is located at the interior of the site behind the existing building. The applicant is requesting to operate the ground water remediation system for three (3) years. Per Condition 2.1 of proposed ZAA 15-008, the installation would need to be removed and the site restored to the original condition at the end of three (3) years or upon completion of the remediation process, whichever occurs first. Requests to extend the duration of the operation would require approval of the Community Development Director. Pursuant to TCC Section 9299(b)(4)(a), the Zoning Administrator is authorized to consider specified development applications for conditional use permits for soil remediation activities. DISCUSSION The applicant is proposing a temporary groundwater treatment and soil vapor extraction remediation system within the parking lot of the subject property. The location of the proposed facility would temporarily occupy one (1) existing parking stall and would be located at the rear corner of the property. Extraction wells currently exist on-site and existing wells will be used for the subject remediation activities. In December 2014, six (6) ozone sparge points and two (2) additional SVE wells were installed at the site. This project includes trenching, the connection of the ozone and SVE wells to individual conveyance lines, the construction of a new remediation compound, and the connection and electrical hookup of the proposed SVE and ozone remediation systems. Drilling or boring will not occur in association with the project. REMEDIAL ENCLOSURE zs HAZARD INFORMATION CENTER 6' —s' '5' SKID -MOUNTED 6, OZONE 10 SVE SPARGE SYSTEM TRAILER O OZONE O SPARGE n 2'Dom Panels WELL O SVE WELL MANIFOLD MANIFOLDO O OOOOCOO GATE Appm. ate scale 1 i° h a 2.5 feM Figure 2. Proposed Facility Zoning Administrator July 6, 2015 CUP 2015-08 Page 4 Equipment would consist of a skid -mounted SVE System, ozone sparge trailer, associated well manifolds, and would be enclosed by a six (6) foot tall chain link fence with three (3) inch wide vinyl privacy slats. The facility will not be readily visible from Red Hill Avenue or EI Camino Real because it is obstructed by the snack shop and mobile service building. Furthermore, the facility would be located in an opaque fenced enclosure that would serve to screen the facility. Noise The City's noise ordinance limits exterior noise at all commercial properties to 60 dB(A) at any time. A condition of approval has been included (Condition 2.3) which requires the applicant to verify that it produces no more than 60 decibels of noise. The project site is surrounded by other commercial uses and no residential uses abut the project site. There are no noise impacts to residential uses anticipated. Environmental Analysis Pursuant to Section 15330 (Class 30) of the Guidelines to the California Environmental Quality Act (CEQA), minor cleanup actions taken to prevent, minimize, stabilize, mitigate, or eliminate the release or threat of release of hazardous waste or hazardous substances which are small actions costing $1 million or less are categorically exempt from the provisions of CEQA. The exemption specifically includes construction of interim ground water treatment systems. Since gasoline impact at the subject site is not significant, the applicant estimates the cleanup cost at no more than $500,000. ANALYSIS In determining whether to approve the CUP for the proposed temporary groundwater and soil remediation facility, the Zoning Administrator must determine whether or not the proposed use will be detrimental to the health, safety, morals, comfort, and general welfare of the persons residing in or working in the neighborhood or whether it will be injurious or detrimental to property or improvements in the vicinity or to the welfare of the City. A decision to approve this request as conditioned may be supported by the following findings: 1) The proposed placement and operation of the groundwater extraction and soil treatment systems are necessary to facilitate groundwater and soil remediation as required by the Orange County Health Care Agency (OCHCA) and Santa Ana Regional Water Quality Board (SARWQCB). 2) The installation and operation of groundwater extraction and soil treatment equipment would be temporary for a period up to three (3) years and will be removed and the site restored at that time or earlier upon completion of the process.