HomeMy WebLinkAboutPH 2 ZONE CHANGE 90-1 09-17-90DATE:
SEPTEMBER 17, 1990
TO: WILLIAM A. HUSTON, CITY MANAGER
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: ZONE CHANGE 90-1
RECOMMENDATION
Pleasure of Council.
BACKGROUND
PUBLIC HEARING N0. 2
9/17/90
Inter - Com
At their regular meeting on August 13, 19901 the Planning
Commission adopted Resolution No. 2815, recommending approval to
the City Council of Zone Change 90-1.
The applicant is requesting a zone change for a .68 acre site
located on the north side of Nisson Road east of Redhill Avenue in
order to accommodate development of a car wash. The site is
currently zoned C-1 (Retail Commercial) which does not allow for
car washes. The proposed zone change would rezone the subject
property to C -G (Commercial General) which allows car washes
subject to approval of a Conditional Use Permit. In recommending
approval of Zone Change 90-1 the Planning Commission also
concurrently held a public hearing and approved Conditional Use
Permit (CUP) 90-3, a specific proposal to allow a car wash at 1501
Nisson Road. The Commission's action on the CUP was conditioned to
be contingent on the City Council's approval of Zone Change 90-1.
The final decision of the City Council on the zone change will,
therefore, either activate the CUP or cause the CUP approved by the
Planning Commission to become null and void as set forth in
Planning Commission Resolution 2816 if the zone change is denied.
A negative declaration has been prepared for this project and is
attached for your review.
A public hearing notice denoting the proposals, location, and time
of the hearing was published in the Tustin News and posted at the
subject property, Police Department and City Hall. In addition,
property owners within 300 feet of the subject property were
notified of the hearing by mail pursuant to state law. The
Zone Change 90-1
Page 2
applicant was forwarded a copy of the meeting's agenda and staff
report for this item.
ANALYSIS
Both the Planning Commission and Staff have evaluated the issues
related to the Zone Change. These issues have been identified as
zoning patterns, compatibility of surrounding uses, traffic, and
General Plan conformity. A detailed discussion of each follows:
zoning Patterns- Most properties in the City of Tustin adjacent
to the Santa Ana Freeway have been designated on the City's zoning
map within a commercial, professional or industrial zoning
district. In reviewing existing zoning patterns in the city, staff
did find an example of the zoning pattern that would be created by
the proposed zone change (C -G next to a C-1 district to the west).
One such location is at the southeast corner of El Camino Real and
Newport Avenue.
However, the setting in which this example at El Camino and Newport
is found is significantly different from that of the proposal. The
site along El Camino is grouped around other commercial districts,
and, no residential districts are located off El Camino Real or in
the immediate area. Therefore, the setting and adjacent zoning
classifications are primarily commercial.
The setting in which the proposed zone change is located the
primarily around residential zoning. Directly across Nisson Road
from the project site are large multi -family districts which have
existing multi -family projects on them. Just east of the project
site is a mobile park district which contains a medium sized Mobile
Home Park. It could be concluded that the C -G zoning designation is
inappropriate in light of the predominant multi -family character of
the surrounding properties.
Compatibility of Surrounding Uses- The current zoning around the
subject site is identified in Exhibit A. To the west of the
subject property is the AutoMate car leasing and service station
which is zoned C-1. There are no uses on the east side of the
subject property as Nisson Road curves to run adjacent to the Santa
Ana (I-5) freeway. Across Nisson Road to the south is an existing
multi -family residential project which is zoned R-3 (Multi -Family
Residential) and was developed with an 8 foot high wall and
landscaping to help buffer it from the adjacent freeway.
The current C-1 district permits a number of retail commercial
uses. It is the City's least intense commercial zone and allows the
least number of uses. By reviewing the City's zoning map you would
find that the C-1 district is primarily situated around single-
family and multi -family districts throughout the City. It is not,
Community Development Department
Zone Change 90-1
Page 3
however, free from what would be defined as intense uses. It simply
allows the fewest of all other commercial districts. Additionally,
the more intense uses are appropriately required to obtain a
Conditional Use Permit prior to locating or developing in the zone.
In contrast, the C -G district permits all uses which are listed in
the C-1 and C-2 (CentralCommercial) districts, making it one of
the most intense commercial zones in the City. You will find that
the C -G district is usually located along major thoroughfares such
as Newport Avenue and sparingly located along the Santa Ana
Freeway. The district does allow for more uses which could
significantly benefit from the freeway exposure provided by the
Nisson property. Additionally, the district provides for a 10 foot
setback which can be used to buffer it from sensitive uses.
However, it does not provide the logical use transition for
adjacent single family or multi -family projects. Therefore given
the probable intense nature of the C -G district the impact to
adjacent residential projects could be significant.
Traffic - As discussed previously, C -G districts are usually
located along major thoroughfares or arterial highways. This is
most likely due to the number of more intense commercial services
that are provided and the additional vehicle trips (the number of
cars leaving and accessing the site) which are usually associated
with the use. C -G districts are not typically located off local
collectors as the major function of local collectors is to
distribute traffic to residential communities and not to serve
commercial sites.
The traffic report prepared for Conditional Use permit 90-3, the
proposed car wash, provides a unique case study to point out the
impacts of uses permitted by the C -G district. The traffic report
indicated
that
the thele vel of service (LOS- is a standard measure of
capacity aor intersection with "All being best and "F"
being worst) on Nisson Road would drop from a LOS of B to CII as
a result of the car wash development and traffic would increase by
17% percent. Indications concluded that this drop in the LOS would
have occurred with most types of commercial development on the
site. However, according to the traffic report the carwash would
produce 1296 trips per day. The average C-1 commercial development
of the same size of the proposed car wash (not including a service
station) would produce 365 trips per day. That is 931 trips less
that the subject Car Wash.
Utilizing the previous example as a prototype of the type of uses
which "could" be developed on the site, it could be concluded that
the zone change has the ability to promote intensification of
vehicular traffic on the existing residential area and on the local
collector.
Community Development Department
Zone Change 90-1
Page 4
General Plan- The City's General Plan Land Use Designation for the
subject site is commercial. The City's Land use Element of the
General Plan includes a number of goals, objectives and
implementation measures. The most relevant of all of the goals is
to promote a economically balanced community with complimentary and
buffered land uses.
The C -G district includes a number of safe -guards which could help
to buffer it from the adjacent residential area. These include the
a required 10 foot landscape setback and provision which would
require more intense uses to obtain approval of a Conditional Use
Permit form the Planning Commission whereby certain finding would
be required to be made.
There are, however a number of intense uses which do not require
approval of a Conditional use Permit and are outright permitted
uses in the C -G zone.
CONCLUSIONISUMMARY
Based upon analysis presented in the staff report, the proposed
zone change could be approved for the following reasons:
1. The project is situated adjacent to the freeway in which
commercial use including the proposed C -G District are
currently located;
2. The C -G district provides more uses which would benefit
from the freeway exposure offered by the site;
3. Built-in review mechanisms established by the district
will ensure appropriate review of more intense uses
requiring a Conditional Use Permit on the subject site;
and
4. The zone change is consistent with the General Plan in
that it will provide for a greater setback which will
serve as an appropriate buffer from adjacent
residentially.
Also based upon analysis presented in the staff report, the
proposed zone change could be denied for the following reasons:
1. The C -G district is not appropriate in light of the
predominate multi -family character of the surrounding
area;
2. The C -G district does not provide for the logical
transition between multi -family and commercial uses.
Community Development Department
Zone Change 90-1
Page 5
3. The zone change would encourage more vehicular activity
on primarily residential area and on a local collector
which is not designed to accommodate more intense
commercial activity; and
4. The project is inconsistent with the goals of the General
Plan which require appropriate land use buffers from
sensitive uses;
In reviewing the proposed zone change, two alternative actions are
available to the City Council as follows:
A. In the event the Council Wishes to deny the subject
request, staff would recommend denial of Zone Change 90-1
by adoption of resolution 90-121 without prejudice and
allow applicant to apply without the year wait. (This
action would automatically void Condition Use Permit 90-3
to authorize a car wash on the site, previously approved
by the Planning Commission); or
B. In the event the Council wishes to approve the subject
request, staff would recommend approval of the
Environmental Determination for the project by adopting
Resolution 90-120. Waive further reading of Ordinance
1049 approving Zone Change 90-1 and hold first reading of
Ordinance 1049, by title only.
J"A 'Z xki't��
Christopher E Jackson, Sr. Christine A. Shingl on
Associate Planner Director of Communi y Development
Attachments PC Staff report for Zone Change 90-1
Conditional Use Permit 90-3
PC Resolutions No. 2815 and 2816
Community
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Report to the
Planning Commission
DATE: AUGUST 13, 1990
ITEM #8
SUBJECT: ZONE CHANGE 90-1 AND CONDITIONAL USE PERMIT 90-3
APPLICANT/ EUGENE F. TUTT
OWNER: TUSTIN AUTO SPA, INC.
11980 RED HILL AVENUE
SANTA ANA, CALIFORNIA 92705
LOCATION: 1501 NISSON ROAD
ZONING: C-1 (RETAIL COMMERCIAL)
ENVIRONMENTAL
STATUS: A NEGATIVE DECLARATION HAS BEEN PREPARED IN
CONFORMANCE WITH THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT.
REQUEST: A REQUEST TO AUTHORIZE A ZONE CHANGE FROM C-1
(RETAIL COMMERCIAL) TO C -G (COMMERCIAL GENERAL) AND
IN THE EVENT SAID ZONE CHANGE IS RECOMMENDED TO THE
CITY COUNCIL, A CONDITIONAL USE PERMIT TO CONSTRUCT
A CAR WASH ON THE SUBJECT PROPERTY.
RECOMMENDATION
It is recommended that the Planning Commission:
1. Certify the Final Negative Declaration for the project as
adequate by adoption of Resolution No. 2814;
2. Recommend to the City Council approval of Zone Change 90-
1 by adoption of Resolution No. 2815;
3. Approve Conditional Use Permit 90-3 by adoption of
Resolution No. 2816, as submitted or revised.
BACKGROUND
The applicant is requesting a Zone Change for a .68 acre site
located on the northside of Nisson Road, in the vicinity of Red
Hill Avenue to accommodate development of a car wash. The site is
currently vacant except for some vegetation and an existing legally
Community Development Department
Planning Commission Report
Zone Change 90-1 & CUP 90-3
August 13, 1990
Page 2
non -conforming billboard. The site is currently zoned C-1
(Retail Commercial) which does not allow for car washes. The
proposed zone change would rezone the subject property to C -G
(Commercial General) which allows car washes subject to approval of
a Conditional Use Permit. In the event that the Planning
Commission recommends to the City Council approval of the subject
zone change, the applicant is concurrently processing a Conditional
Use Permit application to permit a hand car wash on the subject
site. Any approval of the requested Conditional Use Permit would
be contingent on final approval of the requested zone change by the
City Council.
The subject site was annexed into the City of Tustin in February,
1969. In June of 1990 an existing residential house on the site
was demolished to make way for the proposed development and to
accommodate widening by,Caltrans of the Santa Ana (I-5) Freeway.
Surrounding properties include the following: residential
apartments across Nisson Road to the south zoned R-3 (Multi -
Family) and similarly designated on the General Plan Land Use Plan,
an auto leasing facility and service station to the west zoned C-1
(Retail Commercial) and designated on the General Plan Land Use Map
as commercial, and the Santa Ana (I-5) freeway to the north.
A public hearing notice denoting the proposals, location, and time
of the hearing was published in the Tustin News and posted at the
subject property, Police Department and City Hall. In addition,
property owners within 300 feet of the subject property were
notified of the hearing by mail pursuant to State law. The
applicant was forwarded a copy of the meeting's agenda and staff
report for this item.
ANALYSIS
Zone Change
The C-1 district allows a number of retail commercial uses with
fairly intense operational characteristics. Those uses include
automotive supplies with installation of minor replacement parts
and accessories, service stations, and theaters. While none of
these uses specifically address car washes they do represent that
the C-1 district is not void of uses which could generate
substantial vehicle traffic and noise. These uses have
appropriately been included as Conditionally Permitted Uses within
the C-1 district.
Community Development Department
Planning Commission Report
Zone Change 90-1 & CUP 90-3
August 13, 1990
Page 3
The Zoning Code sets forth a hierarchy of commercial
classifications. The C-1 District does not incorporate any
additional zones as permitted uses and is primarily aimed at
providing a variety of retail, service and office uses. In the C -G
zone uses permitted in both the C-1 and C-2 (Central Commercial)
District are allowed providing for a wider variety of goods and
services (i.e. retail and services) uses. However, the C -G zone
does not permit uses identified in the C-3 (Heavy Commercial
District) nor would more intense uses such as electronic plants and
research plans which could be identified as sub -industrial uses be
permitted.
The current zoning around the subject site is identified in Exhibit
C. To the west of the subject property is the AutoMate car leasing
and service station which is zoned C-1. There are no uses on the
east side of the subject property as Nisson Road curves to run
adjacent to the Santa Ana (1-5) freeway. Across Nisson Road to the
south is an existing multi -family residential project which is
zoned R-3 (Multi -Family Residential) and was developed with an 8
foot high wall and heavy landscape to buffer it from the adjacent
freeway. Generally, the zoning designations within the City
directly adjacent to the Santa Ana (I-5) Freeway fall within a
Commercial, Professional or Industrial category which include both
the C -G and C-1 designations. Specifically, the zoning on the
north of the Santa Ana Freeway and on the south side of E1 Camino
Real adjacent to Newport Avenue is zoned with C-1 and C -G districts
directly adjacent to each other. Therefore an existing zoning
.configuration similar to the applicant's request already exists in
the City. Additionally, a C -G (General Commercial) classification
adjacent to the freeway would offer greater flexibility in uses
which can utilize high freeway exposure such as, but not limited
to, service stations and other auto related uses.
The General Plan designates the subject property as commercial and
therefore promotes appropriate commercial type development. Given
the existing C -G District location along the freeway and its
development constraints the proposal would seem appropriate and in
compliance with the General Plan.
In summary, the zone change from C-1 to C -G is logical and
appropriate given established land use patterns along the freeway
and compliance with the General Plan. In terms of development
standards, the C -G district requires a greater front yard setback
of 10 feet as compared to no front yard requirement in the C-1
district. This is of particular importance when considering that
Community Development Department
Planning Commission Report
Zone Change 90-1 & CUP 90-3
August 13, 1990
Page 4
the site is directly across
development.
from an existing multi -family
Staff would therefore support the proposed zone change as it will
not significantly impact the surrounding area due to built-in use
controls, similarities with the C-1 district, and existing zoning
configurations already established in the City.
Conditional Use Permit
Project Description
Should the Zone Change be recommended to the City Council, the
applicant proposes to construct a 7,763 square foot hand car wash
with a four lane entrance canopy, and one attached detail shop.
There is a proposed interior sales area approximately 1,410 square
feet in size which will have prepackaged foods and small automotive
accessories for sale. No alcoholic beverage sales are proposed; a
separate conditional use permit would be required for alcohol
sales. Proposed hours of operation are from 7:00 a.m. to 6:00 p.m.
Monday through Sunday for the car wash. The detail shop hours are
as follows:
Winter hours (November - April)
Monday - Saturday 8:00 a.m. to 5:00 p.m.
Sunday 9:00 a.m. to 4:00 p.m.
Summer hours (May - October)
Monday - Saturday 8:00 a.m. to 6:00 p.m.
Sunday 9:00 a.m. to 5:00 p.m.
The site is accessed from Nisson Road. There is one ingress/egress
driveway on the westerly driveway and one exit -only driveway on the
easterly end of the property. Customers waiting for service will
que onto the site and into the stacking lane which is capable of
handling between 12 to 15 cars. Once under the canopy, the
customer will exit the car while attendants vacuum it and enter it
into the wash tunnel. Once through the wash tunnel the car will be
dried in a drying area capable of handling 12 to 15 cars. The
customer will then drive the car out of the east drive exit. Only
a right turn can be made at this exit.
The C -G District requires a 10 foot front setback. The applicant
has provided a 10 foot landscape setback which will be bermed. The
Community Development Department
Planning Commission Report
Zone Change 90-1 & CUP 90-3
August 13, 1990
Page 5
applicant has also provided a minimum 33 foot front building yard
setback to the front property line, and as much as a 73 foot front
yard building setback from Nisson Road. A proposed trash enclosure
encroaches within the required 10 foot setback and will need to be
modified. A conditional of approval to this effect has been
included in Resolution No. 2816.
There are no parking requirements for car washes established by the
Tustin Zoning Code. However, a previous Planning Commission
determination (CUP 89-25/DR 88-66) established parking at a minimum
of 3 spaces or one space for each employee on a maximum shift,
whichever is greatest. The proposed car wash will have a total of
9 employees on the site at any one given time. This includes
management and a cashier. Therefore a total of 9 spaces would be
required. The applicant has provided 10 spaces, one of which will
be designated for the physically handicapped.
There is an existing block wall along the west property line that
the applicant is proposing to continue along the northern property
line adjacent to the freeway. The walls will be required to be
stuccoed on the inside facing Nisson Road to match the proposed
color of the car wash structure. There is also a proposed trash
enclosure proposed at the eastern end of the property which will
require the same treatment.
The applicant has done a commendable job on the architecture of the
building which can be classified as a modern adaptation of the
Mediterranean style. The building utilizes a red -fired clay tile,
gable and hip roofs, arching entryways and windows, round and
square columns and quadifoils accents (architectural reveal which
is noted as a square with half circles on each side). The finish
will be plastered with a hand trowel appearance and be painted a
light peach color. A light red paver with a light peach accent
paver will be utilized on all walkways and as enriched pavement on
the entry and exit to the project. The stonework is also proposed
on the cap and base of the columns. The trim and doors to the
detail building will be stained and painted white.
The conceptual landscape plan meets or exceeds the landscape
submittal guidelines for Tustin. Proposed landscaping includes
king palms with coral trees as entry landscape trees, giant bird of
paradise as shrubs, and bougainvillea as ground cover, as well as
a mixture of other landscape throughout the project. Exterior
building planters will also be landscaped with a variety of trees,
shrubs, and groundcovers. The 10 foot setback area will be bermed
Community Development Department
Planning Commission Report
Zone Change 90-1 & CUP 90-3
August 13, 1990
Page 6
and landscaped at between 30 - 42 inches to screen vehicular
activity and noise. A final landscape plan is required to be
submitted at plan check.
The applicant will utilize the proposed tower element for signage
and has identified a proposed location for a monument sign. In
both cases, the applicant must comply with the sign code for
placement and maximum allowed square footage.
PROJECT ANALYSIS
Traffic - In review of the proposed project, staff was originally
concerned with the traffic impacts associated with the project due
to the proximity to Red Hill Avenue and existing multi -family
development on Nisson Road. A traffic study was prepared by KHR
Associates under staff administration (attached Exhibit A of
Resolution No. 2814). The traffic study was designed to address
both on-site and off-site impacts in order to designate the best
possible configuration of movements and to anticipate the increase
in volume onto and off of the site. The report concluded that the
traffic on Nisson Road will increase approximately 17% (from 7600
to 8896 vehicles per day) as a result of the proposed project and
that the percentage increases in traffic or other streets in the
area were negligible (e.g. 1% on Red Hill and El Camino Real).
It is however important to note that the level of service on Nisson
Road will be reduced from a level "B" which is represented by
relatively low traffic volumes with acceptable delays to a level
"C" which is represented by moderate traffic volumes with some
delays during peak periods. Level "C" is considered by traffic
engineers to be the standard for transportation design. This level
of service would, in most cases, have resulted due to any retail or
office development on the site.
The study concluded that as a result of the increase in traffic and
uncertainty about the future imports (primarily dealing with the
car wash management), the following mitigation measures should be
implemented:
1. The applicant should financially contribute towards the
signal upgrade at Red Hill Avenue and Nisson Road which
has been determined to be 8% of the improvement cost.
Community Development Department
Planning Commission Report
Zone Change 90-1 & CUP 90-3
August 13, 1990
Page 7
2. In the event the City receives complaints from the
adjacent residential units, or the Public Works/Community
Development Departments identify concerns with on-site or
off-site congestion, a follow-up study would have to be
independently conducted, but funded by the project
proponent, to document any traffic impacts above those
originally considered which have been created by the
project. Should the study reveal such impacts, then the
applicant will be responsible for imposing mitigation
measures such as limitations on the customers allowed on
the site, restricted hours of operation, acquiring
adjacent sites for employee parking, implementation of a
ride -share program, subject to approval of such measures
by City staff.
Staff agrees with both of these mitigation measures and have
included them as conditions of approval in Resolution No. 2816.
Detail Shop - The applicant's first submittal indicated the detail
shop to be a detached structure situated adjacent to the west
property line. After concerns expressed by staff, the detail shop
was incorporated into the car wash building as identified on the
site plan (Exhibit 1). one allowing reservation is -related to the
detail building door facing Nisson Road, particularly in light of
automotive repair shops which have been required to have their
doors face opposite major highways and thoroughfares. The only
other viable physical alternative would be to re -orient the doors
to face east (Exhibit lb). The applicant has expressed a concern
with having the detail customers back out of the building because
there is the "potential" to strike customers accessing completed
vehicles (in particular women and small children). The doors would
still be visible from westbound Nisson Road. In so much as there
are physical limitations to the site and in review of the
operational characteristics of the detail shop, an alternative to
reorienting the doors would be to impose conditions that require
the doors to the detail building to remain closed when not in use
and that strict adherence to the operational hours identified in
this report and referenced in the attached resolution of approval
for the Conditional Use Permit be complied with. The applicant has
agreed to this condition should the Commission desire to implement
it.
Billboards - The City's current sign code does not permit
billboards because they have been found to detract from the
physical environment in which they are located. Additionally, the
Community Development Department
Planning Commission Report
Zone Change 90-1 & CUP 90-3
August 13, 1990
Page 8
sign code states that "any off -premise sign installed for the
purpose of advertising a product, event, person or subject not
related to the premises upon which said sign is located, except
directional signs is prohibited..". The sign code has established
an abatement period for non -conforming billboards to be removed by
May 1, 1978 (Section 9462). Additionally, the billboard exceeds
the 35 foot maximum height limitation established by the zone. The
existing billboard is incompatible with the proposed development in
that it is physically unattractive and has no logical function to
the car wash development. The proposed identification sign
location for the car wash is identified to be on the tower element
of the building and therefore no additional freeway visibility
signage would be necessary. We must conclude that the billboard
would be used for advertisement of products and services not
related to the car wash. The applicant was previously denied a
Variance to relocate previously existing billboards onto the
subject site due to non -conformity with existing provisions of the
sign code. By permitting the subject billboard to remain, the
opportunity of bringing the non -conforming billboard into
compliance (i.e. removal) will pass and given the language
established by the non -conforming use ordinance, without
modification of the subject sign, the billboard will be allowed to
remain. Therefore, staff has included conditions to have the
billboard removed.
Appropriateness of Use - As proposed and conditioned, the
development will provide berming and landscaping to reduce visual
impact to the adjacent residential units. The traffic report also
identified that minor traffic impacts associated with the project
will be mitigated by restrictions on vehicle movements and by
upgrades to the traffic signal on Red Hill Avenue and Nisson Road.
In consideration of the aforementioned, and provided that the
operational standards set forth in the conditions of approval can
be satisfied and maintained, the proposed use would be an
appropriate use at the site.
CONCLUSION
Staff recommends that the Planning Commission certify the Final
Negative Declaration for the project as adequate by adoption of
Resolution No. 2814, recommend approval of Zone Change 90-1 to the
City Council by adoption of Resolution No. 2815, and approve
Community Development Department
Planning Commission Report
Zone Change 90-1 & CUP 90-3
August 13, 1990
Page 9
Conditional Use Permit 90-3 by adoption of Resolution No. 2816, as
submitted or revised.
Christ her E Jackson, Sr. Christine A. Shingleto
Associate Planner Director of Community evelopment
CEJ:CAS:kbc
Attachments: Site Plan/Elevations
Negative Declaration
Resolution No.s' 2814, 2815 and 2816
Community Development Department
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FILE COPY
f C • RESOLUTION NO. 2 815
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, CALIFORNIA, RECOMMENDING
APPROVAL TO THE CITY COUNCIL OF ZONE CHANGE
90-01, A REQUEST TO REZONE PROPERTY LOCATED AT
1501 NISSON ROAD FROM C-1 (RETAIL COMMERCIAL)
TO C -G (COMMERCIAL GENERAL)
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 has been filed on
behalf of Eugene Tutt of Tustin Auto Spa for
the purpose of rezoning a .68 acre parcel
situated at 1501 Nisson Road from C-1 (Retail
Commercial) to C -G (Commercial General) and
described as Assessor's Parcel 432-402-02.
B. That a public hearing before the Planning
Commission to consider Zone Change 90-01 was
duly called, noticed and held on August 13,
1990.
C. This Zone Change has been reviewed in
accordance with the California Environmental
Quality Act. It has been determined that this
project will not have a significant effect on
the environment and a Negative Declaration has
been prepared.
D. The proposed zoning is consistent with the
General Plan in that the proposed zoning would
allow compatible commercial uses and orderly
development in the area and with the General
Plan Land Use Map which designates the subject
site as Commercial.
E. The proposed zoning is in the best interest of
the public health, safety and welfare and
would be compatible with the existing adjacent
residential, commercial, and freeway
improvements in that the property is situated
adjacent to the freeway in which commercial
uses including the proposed C -G District are
currently located; that the zone change
development criteria is such that a greater
buffer from the adjacent residentially zoned
property will be established; and that the
review mechanisms established by the district
will ensure compatibility.
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Resolution No. 2815
Page 2
I
II. The Planning Commission hereby recommends approval
to the City Council of Zone Change 90-01 as shown
on Exhibit A. amending the City of Tustin Zoning
Map to rezone property located 1501 Nisson Road
from C-1 (Retail Commercial) to C -G (Commercial
General) .
PASSED AND ADOPTED at a regular meeting of the Tustin
Planning Commission, held on the 13th day of August,
1990.
4HLEEN FITZP RICK
Secretary
LVL\LaLY i.IY
Chairman
STATE OF CALIFORNIA
COUNTY OF ORANGE
CITY OF TUSTIN
I, KATHLEEN FITZPATRICK, the undersigned, hereby certify that I am
the Recording Secretary of the Planning Commission of the City of
Tustin, California; that Resolution No. 2815 was duly passed and
adopted at a regular meeting of the Tustin Planning Commission,
held on the 13th day of August, 1990.
KA9JHUEN FITZPAT CK
Recording Secretary
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FILE COP
RESOLUTION NO. 2816
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, CALIFORNIA, APPROVING
CONDITIONAL USE PERMIT 90-3 AUTHORIZING A
7,763 SQUARE FOOT HAND CAR WASH BUILDING AND
DETAIL ESTABLISHMENT AT 1501 NISSON ROAD.
The Planning Commission does hereby resolve as follows:
I. The Planning Commission finds and determines as
follows:
A. That a proper application, (Use Permit No. 90-
3) has been filed on behalf of Eugene F. Tutt
of Tustin Auto Spa to authorize establishment
of a 7,763 square foot hand car wash building -
on the property located at 1501 Nisson Road
and described as Assessor's Parcel No. 432-
402-02.
B. That a public hearing was duly called, noticed
and held on said application on August 13,
1990.
C. That establishment, maintenance, and operation
of the use applied for will not, under the
circumstances of this case, be detrimental to
the health, safety, morals, comfort, or
general welfare of the persons residing or
working in the neighborhood of such proposed
use, evidenced by the following findings:
1. The use applied for is a conditionally
permitted use within the C -G (Commercial
General) District; an application for a
zone change to C -G from C-1 (Retail
Commercial) has been recommended for
approval and forwarded to the City
Council by the Planning Commission, and
if the subject zone change request is not
approved by the City Council, then this
Conditional Use Permit approval would be
null and void.
2. The use applied for is consistent with
the Commercial Land Use Designation of
the City's General Plan.
3. As conditioned, the use will not pose a
threat to surrounding uses as the peak
hours of operation are between 11:30 a.m.
and 2:00 p.m. and therefore will not
interfere with peak a.m. and peak p.m.
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Resolution No. 2816
Page 2
traffic into and out of the adjacent
residential development; property
development plans identify berming and
landscaping to reduce visual impact; and
all associated traffic impacts will be
mitigated.
D. That the establishment, maintenance, and
operation of the use applied for will not be
injurious or detrimental to the property and
improvements in the neighborhood of the
subject property, nor to the general welfare
of the City of Tustin as the property will be
developed in accordance with applicable
development standards; improvements to the
existing street system will be required to
mitigate traffic impacts; and that the
adjacent properties will benefit from the
development of the car wash in their vicinity
in the form of expanded available services.
E. A Negative Declaration has been prepared in
accordance with the California Environmental
Quality Act.
II. The Planning Commission hereby approves Conditional
Use Permit No. 90-3 to authorize establishment of a
7,763 square foot hand car wash building and detail
establishment, subject to the conditions contained
in Exhibit A attached hereto and incorporated
herein by reference.
PASSED AND ADOPTED at a regular meeting of the Tustin
Planning Commission, held on the 13th day of August,
1990.
KATHLEEN FITZP ICK
Secretary
RESOLUTION 2816
EXHIBIT A
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 90-3
CAR WASH - 1501 NISSON ROAD
GENERAL
(1) 1.1 The proposed project shall substantially conform with the
submitted site plans for the project date stamped August
13, 1990 on file with the Community Development
Department, as herein modified, or as modified by the
Director of Community Development Department in
accordance with this exhibit.
(1) 1.2 Unless otherwise specified, all conditions contained in
this exhibit shall be complied with prior to the issuance
of any building permits for the project, subject to
review and approval by the Community Development
Department.
(1) 1.3 Use Permit approval shall become null and void if Zone
Change 90-1 is not approved by the City Council and shall
also become null and void unless all necessary building
permits are issued within twelve months of the date on
this exhibit and substantial construction is underway.
Time extensions may be granted by the Planning Commission
if a written request is received by the Community
Development Department within thirty (30) days prior to
expiration.
(1) 1.4 The applicants and property owners shall sign and return
an Agreement to Conditions Imposed form prior to the
issuance of any building permits and or business license.
*** 1.5 The property owner shall cause a "comprehensive" parking
demand study to be prepared, at the request and
discretion of the Community Development Department or
Public Works Department if it is determined that a
traffic or parking problem exists on the site or one
results from said use on the adjacent right-of-way. If
said report indicates inadequate parking or circulation,
the owner at the discretion of the City shall provide
additional mitigation to offset impacts by implementing
one or more of the following alternatives, with the
determination of the acceptable alternative subject to
SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT
(2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES
(3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY
(4) DESIGN REVIEW
*** EXCEPTION
Exhibit A
Resolution No. 2816
Page 2
review and approval by Community Development and Public
Works staff:
A. Restrictions on the hours of operation.
B. Implementation of a rideshare program to reduce on-
site parking need.
C. Leasing or acquisition of off-site parking for
employees.
D. Limitation on the number of customers/cars allowed
on site.
E. Other mitigation measures found acceptable by the
Community Development Department and Public Works
Department.
PLAN SUBMITTAL
2.1 At building plan check, submit three sets of construction
level plans as follows:
(3) A. Construction and grading plans, structural
calculations for structures, buildings and tank
installation and a soils report shall be submitted.
All plans and calculations shall have wet signature
of a licensed engineer. Requirements of the
Uniform Building Code, Uniform Fire Code, National
Electrical Code, South Coast Air Quality Management
District, Orange County Health Care Agency, and
Orange County Sanitation District shall be met.
B. A grading plan with specifications consistent with
the City of Tustin Grading Manual and ordinance and
prepared by a California Civil Engineer will be
required and should be based on the Orange County
Surveyor's Bench Mark Datum. Said plan shall be
consistent with the site plan and landscaping plan
and identify a dust control plan.
(3) C. Provide preliminary technical detail and plans for
all utility installations. Additionally, a note
shall be placed on plans stating that no field
changes shall be made without said changes first
requiring review and approved by the Community
Exhibit A
Resolution No. 2816
Page 3
Development Department.
D. A precise soil engineering report provided by a
soils engineer within the previous twelve (12)
months from the date of plan check submittal.
6) 2.2 Information, plans and/or specifications to ensure
satisfaction of all Public Works Department requirements
including but not limited to:
A. A separate 24" x 36" street improvement plan will
be required showing all required public
improvements to be constructed adjacent to this
development, which would include but not be limited
to the following:
1. Curb and gutter
2. Sidewalk
3. Drive aprons
4. Street lights
5. Street trees
6. Street paving
7. Domestic water service
8. Sanitary sewer service
9. Underground utility connections (Edison,
telephone, gas and cable TV)
B. The applicant shall submit a striping plan prepared
by a California licensed Civil/Traffic engineer.
The striping shall include that portion of Nisson
Road from Red Hill to about 300 feet east of the
project's east property line. Final striping shall
show provisions for protected left turns and
parking removed from both sides of Nisson Road.
This plan is subject to approval by the City
Traffic Engineer.
C. The applicant shall provide a cash deposit or bond
in the amount of $9,700.00 for participation in the
upgrade of the traffic signal at Red Hill Avenue
and Nisson Road based upon the traffic levels
generated by the project and identified in the
traffic impact analysis by KHR Associates.
D. Crossgutter construction on Nisson Road may be
eliminated by constructing the curb and gutter on
Exhibit A
Resolution No. 2816
Page 4
the northerly side of Nisson Road to drain easterly
and join the northerly curb under construction by
Cal Trans with the relocation of Nisson Road.
Developer shall coordinate all street design with
Cal Trans.
(6) 2.3 Information, plans and/or specifications to ensure
satisfaction of all Fire Department requirements
including fire flow and installation, and compliance with
all requirements pertaining to construction.
NOISE
(1) 3.1 All construction operations including engine warm up
(2) shall be subject to the provisions of the City of Tustin
Noise Ordinance and shall take place only during the
hours of 7:00 a. m. until 6:00 p.m.,, Monday through Friday
or other times that the Building Official determines will
be in substantial conformance with the Noise Ordinance
and the public health and safety will not be impaired
subject to application being made at the time the permit
for the work is awarded or during progress of the work.
All requirements of the City's Noise Ordinance in terms
of operation of the car wash (Chapter 6 of the Municipal
Code) shall be met at all times which in part requires
noise levels not to exceed 60 dba at any time.
PARKING/CIRCULATION
(1) 4.1 All vehicles that are not in the process of being washed
(4) shall be parked within a designated parking space.
(1) 4.2 All vehicles once dried and finished with the wash
(4) process must exit the site or be parked in a designated
.parking space.
(1) 4.3 A total of 10 marked parking spaces shall be permanently
(4) maintained on the site.
(1) 4.4 No outdoor storage of any kind shall be permitted on the
site or in designated parking spaces.
(1) 4.5 No cleaning or detailing activities shall be conducted
(4) within designated parking spaces.
Exhibit A
Resolution No. 2816
Page 5
WATER
(2) 5.1 A waste water system shall be provided to reduce
(6) chemicals, grit, and sludge draining into the public
sewers from the wash tunnel drainage.
(2) 5.2 All surface drainage areas shall be connected directly to
(6) the public sewer or storm drain system, whichever is
applicable subject to approval of the Sanitation
District.
(2) 5.3 A drainage grate shall be provided across the
(6) entrance/exit approach to ensure all water is collected
on site and no water drains across the public sidewalk.
(2) 5.4 The applicant shall utilize a water reclamation system as
(6) set forth in the proposal and approved by the Building
and Safety Division in compliance with applicable Codes.
DETAILING
*** 6.1 The detailing establishment proposed by this development
shall maintain the following hours:
Winter hours (November - April)
Monday - Saturday 8:00 a.m. to 5:00 p.m.
Sunday 9:00 a.m. to 4:00 p.m.
Summer hours (May - October)
Monday - Saturday 8:00 a.m. to 6:00 p.m.
Sunday 9:00 a.m. to 5:00 p.m.
6.2 The doors to the detail shop shall remain closed when not
in use.
LANDSCAPING
(1) 7.1 Submit at plan check complete detailed landscaping and
irrigation plans for all landscaping areas, consistent
with adopted City of Tustin Landscaping and Irrigation
Submittal Requirements. Provide summary table
identifying plant materials. Landscaping plans must be
approved prior to issuance of any building permits. The
plant table shall list botanical and common names, sizes,
spacing, location and quantity of the plant materials
proposed. Show planting and berming details, soil
Exhibit A
Resolution No. 2816
Page 6
preparation, staking, etc. The irrigation plan shall
show location and control of backflow prevention devices,
pipe size, sprinkler type, spacing and coverage. Details
for all equipment must be provided. Show all property
lines on the landscaping and irrigation plan, public
right-of-way areas, sidewalk widths, parkway areas, and
wall locations. The Department of Community Development
may request minor substitutions of plant materials or
request additional sizing or quantity materials during
plan check. Note on landscaping plan that coverage of
landscaping and irrigation materials is subject to field
inspection at project completion by the Department of
Community Development.
7.2 Landscaped berms shall be utilized along Nisson Road.
Berms shall be a minimum height of 30" to a maximum
height of 42".
BUILDINGZSITE
(1) 8.1 A complete, detailed project sign program including
(4) design, location, sizes, colors, and materials shall be
submitted for review and approval by the Department of
Community Development. The sign program shall include
temporary and permanent project identification,
addressing and street signs. Address signs shall be
automatically illuminated.
(4 ) 8.2 The trash enclosure shall be relocated out of the 10 foot
front setback. The trash enclosures shall be installed
with solid metal, self-closing, self -latching gates and
shall be constructed of a solid masonry wall at a maximum
of 6' 8" height. The design shall comply with Great
Western Reclamation standards.
(4) 8.3 Both the trash enclosure and the proposed walls shall be
stuccoed and color coated to match the building. Size
should accommodate recycling.
(4 ) 8.4 All exterior colors to be used shall be subject to review
and approval of the Director of the Community Development
Department. All exterior treatments shall be coordinated
with regard to color, materials and detailing and noted
on submitted construction plans and elevations shall
indicate all colors and materials to be used.
Exhibit A
Resolution No. 2816
Page 7
(4) 8.5 Please provide exact details on doors, window types and
mullion types. Show all downspouts and gutters.
(1) 8.6 Note on final plans that a six -foot -high chain linked
fence shall be installed around the site prior to
building construction stages. Gated entrances shall be
permitted along the perimeter of the site for
construction vehicles.
(1) 8.7 All mechanical and electrical fixtures and equipment
(4) shall be adequately and decoratively screened. The
screen shall be considered as an element of the overall
design of the project and shall blend with the
architectural design of buildings. All telephone and
electrical boxes shall be indicated on the building plans
and shall be completely screened. Electrical
transformers shall be located toward the interior of the
project maintaining a sufficient distance to minimize
visual impacts. AC units shall be screened from view by
architectural features where visible from the loop road
or auto courts.
(1) 8..8 Exterior elevations of the buildings shall indicate any
(4) fixtures or equipment to be located on the roof or
elevations of the building. All parapets shall be at
least 6" above rooftop equipment for purposes of
screening.
*** 8.9 The existing billboard along the west property line shall
be removed.
(1) 8.10 All utilities to site shall be provided underground.
(1) 8.11 Indicate lighting scheme for project, note locations of
(4) all exterior lights and types of fixtures. No lights
shall be permitted which may create any glare or have a
negative impact on the residential properties. The
location and types of lighting shall be subject to the
approval of the Director of Community Development.
FEES
(6) 9.1 Prior to the issuance of any building permits, payment
(1) shall be made of all required fees including:
Exhibit A
Resolution No. 2816
Page 8
A. Major thoroughfare and bridge fees to Tustin Public
Works Department.
B. Orange County Sanitation District No. 7 fees to the
Sanitation District.
C. East Orange County Water District Fees to the Water
District.
D. All applicable plan check and building permit fees
to the Community Development Department.
E. School Facilities Fees to the Tustin Unified School
District.
F. Upgrade signalization fees set forth in Condition
2.2 F.
STATE OF CALIFORNIA
COUNTY OF ORANGE
CITY OF TUSTIN
I. KATHLEEN FITZPATRICK, the undersigned, hereby certify that I am
the Recording Secretary of the Planning Commission of the City of
Tustin, California; that Resolution No. 2816 was duly passed and
adopted at a regular meeting of the Tustin Planning Commission,
held on the 13th day of August, 1990.
4KACK
Recording Secretary
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FILE COPY
J><- RESOLUTION NO. 2814
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, CALIFORNIA CERTIFYING THE
FINAL NEGATIVE DECLARATION AS ADEQUATE FOR
ZONE CHANGE 90-1 AND CONDITIONAL USE PERMIT
90-3 INCLUDING REQUIRED FINDINGS PURSUANT TO
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT.
The Planning Commission of the City of Tustin does hereby
resolve as follows:
I. The Planning Commission finds and determines as
follows:
A. The request to approve Zone Change 90-1 and
Conditional Use Permit 90-3 are considered*
"projects" pursuant to the terms of the
California Environmental Quality Act.
B. A Negative Declaration has been prepared for
these projects and has been distributed for
public review.
C. Whereby, the Planning Commission of the City
of Tustin has considered evidence presented by
the Community Development Director and other
interested parties with respect to the subject
Negative Declaration.
D. The Planning Commission has evaluated the
proposed final Negative Declaration and
determined it to be adequate and complete.
II. A Final Negative Declaration has been completed in
compliance with CEQA and State guidelines. The
Planning Commission, having the final approval
authority over Conditional Use Permit 90-3, the
City Council having final approval authority over
Zone Change 90-1 and the Community Development
Department having final approval authority over
Design Review has received and considered the
information contained in the Negative Declaration
prior to approving the proposed project and found
that it adequately discussed the environmental
effects of the proposed project. On the basis of
the initial study and comments received during the
public review process, the Planning Commission has
found that although the proposed projects could
have a significant effect on the environment, there
will not be a significant effect on it in this case
because mitigation measures identified in the
Negative Declaration have been incorporated into
the projects which mitigate any potential
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Resolution No. 2814
Page 2
significant environmental effects to a point where
clearly no significant effect would occur and are
identified in Exhibit A to the attached Negative
Declaration and initial study and are adopted as
findings and conditions of Resolution No. 2816,
incorporated herein by reference.
PASSED AND ADOPTED at a regular meeting of the Tustin
Planning Commission, held on the 13th day of August,
1990.
4THiLREN FITZPbTRICK
Secretary
W
STATE OF CALIFORNIA
COUNTY OF ORANGE
CITY OF TUSTIN
I, KATHLEEN FITZPATRICK, the undersigned, hereby certify that I am
the Recording Secretary of the Planning Commission of the City of
Tustin, California; that Resolution No. 2814 was duly passed and
adopted at a regular meeting of the Tustin Planning Commission,
held on the 13th day of August, 1990.
KA HLEEN FITZPAMICK
Recording Secretary
CITY OF TUSTIN
Community Development Department
ENVIRONMENTAL INITIAL STUDY FORM
I. Background
1. Name of Proponent
TUSTIN AUTO SPA CAR WASH
2. Address and Phone Number of Proponent
3. Date of Checklist Submitted 7-30-90
4. Agency Requiring Checklist CITY OF TUSTIN
5. Name of Proposal, if applicable CUP 90-3, ZC 90-01, DR 9001
II. Environmental Impacts
(Explanations of all "yes" and "maybe" answers are required on
attached sheets.)
1. Earth. Will the proposal result in:
a. Unstable earth conditions or in
changes in geologic substructures?
b. Disruptions, displacements, compaction
or overcovering of the soil?
C. Change in topography or ground surface
relief features?
d. The destruction, covering or
modification of any unique geologic
or physical features?
e. Any increase in wind or water erosion
of soils, either on or off the site?
f. Changes in deposition or erosion of
beach sands, or changes in siltation,
deposition or erosion which may modify
the channel of a river or stream or the
bed of the ocean or any ban, inlet or
lake?
Yes Maype No
X
X
X
K
X
X-
Yes Maybe, No
g.
Exposure of people or property to
geologic hazards such as earthquakes,
landslides, mudslides, ground failure,
or similar hazards?
2. Air.
Will the proposal result in:
a.
Substantial air emission or
deterioration of ambient air quality?
b.
The creation of objectionable odors?
C.
Alteration of air movement, moisture,
or temperatures, or any change in
climate, either locally or regionally?
3. Water. Will the proposal result in:
a.
Changes in currents, or the course
of direction of water movements,
in either marine or fresh water?
b.
Changes in absorption rates,
drainage patterns, or the rate and
amount of surface runoff?
C.
Alterations to the course or flow
of flood waters?
d.
Change in the amount of surface
water in any water body?
e.
Discharge into surface waters,
or in any alteration of surface water
quality, including but not limited
to temperature, dissolved oxygen or
turbidity?
f.
Alteration of the direction or rate
A
of flow of ground waters?
g.
Change in the quantity of ground
waters, either through direct additions
or withdrawals, or through interception
of an aquifer by cuts or excavations?
h.
Substantial reduction in the amount of
water otherwise available for public
water supplies?
---
4.
5.
Cp
7.
Yes Maybe No
i.
Exposure of people or property to
water related hazards such as flooding
or tidal waves?
Plant Life. Will the proposal result in:
a.
Change in the diversity of species, or
number of any species of plants (including
trees, shrubs, grass, crops, and aquatic
plants)?
b.
Reduction of the numbers of any unique,
X
rare or endangered species of plants?
C.
Introduction of new species of plants
into an area, or in a barrier to the
normal replenishment of existing
species?
d.
Reduction in acreage of any
X,
agricultural crop?
Animal
Life. Will the proposal result in:
a.
Change in the diversity of species, or
numbers of any species of animals (birds,
land animals including reptiles, fish and
shellfish, benthic organisms or insects)?
b.
Reduction of the numbers of any unique,
rare or endangered species of animals?
C.
Introduction of new species of animals
into an area, or result in a barrier to
the migration or movement of animals?
d.
Deterioration to existing fish or
XI
wildlife habitat?
Noise. Will the proposal result in:
a.
Increases in existing noise levels?
b.
Exposure of people to severe noise
levels?
Light and Glare. Will the proposal produce X
new
light or glare?
Yes Mayb@ No
8. Land Use. Will the proposal result in
a substantial alteration of the present
or planned land use of an area?
9. Natural Resources. Will the proposal
result in:
a. Increase in the rate of use of any
natural resources?
b. Substantial depletion of any
nonrenewable natural resource?
10. Risk of Upset. Will the proposal involve:
a. A risk of an explosion or the release
of hazardous substances (including, but
not limited to, oil, pesticides, chemicals
or radiation) in the event of an accident
or upset conditions?
b. Possible interference with an
emergency response plan or an
emergency evacuation plan?
11. Population. Will the proposal alter
the location, distribution, density, or
growth rate of the human population of
an area?
12. Housing. Will the proposal affect
existing housing, or create a demand
for additional housing?
13. Transportation/Circulation. Will the
proposal result in:
a. Generation of substantial additional
vehicular movement?
b. Effects on existing parking facilities,
or demand for new parking? ;K
C. Substantial impact upon existing
transportation systems? .4
d. Alterations to present patterns of
circulation or movement of people
and/or goods? X
Al
A,
Yes Maybe No
e.
Alterations to waterborne, rail or
air traffic?
f.
Increase in traffic hazards to motor
vehicles, bicyclists or pedestrians?
14. Public
services. Will the proposal have
an
effect upon, or result in a need for new
or
altered governmental services in any of
the
following areas:
a.
Fire protection?
b.
Police protection?
C.
Schools?
d.
Parks or other recreational facilities?
e.
Maintenance of public facilities,
including roads?
f.
Other governmental services?
15. Energy. Will the proposal result in:
a.
Use of substantial amounts of fuel or
energy?
b.
Substantial increase in demand upon
existing sources of energy, or require
the development of new sources of
energy?
16. utilities. Will the proposal result in a
need for new systems, or substantial
alterations to the following utilities:
a.
Power or natural gas?
b.
Communications systems?
C.
Water?
d.
Sewer or septic tanks?
e.
Storm water drainage?
'�
f.
Solid waste and disposal?
Yes Maybe No
17. Human Health. Will the proposal
result in:
a. Creation of any health hazard or
potential health hazard (excluding
mental health)?
b. Exposure of people to potential
health hazards?
18. solid Waste. Will the proposal create
additional solid waste requiring disposal
by the City?
19. Aesthetics. Will the proposal result in
the obstruction of any scenic vista or view
open to the public, or will the proposal
result in the creation of an aesthetically
offensive site open to public view?
20. Recreation. Will the proposal result in an
impact upon the quality or quantity of
existing recreational opportunities?
21. Cultural Resources
a. Will the proposal result in the
alteration of or the destruction of
a prehistoric or historic archaeological
site?
b. Will the proposal result in adverse
physical or aesthetic effects to a
prehistoric or historic building,
structure, or object?
x
C. Does the proposal have the potential
to cause a physical change which
would affect unique ethnic cultural
A
values?
d. Will the proposal restrict existing
religious or sacred uses within the
potential impact area?
Yes Maybe No
22. Mandatory Findings of significance.
a. Does the project have the potential to
degrade the quality of the environment
substantially reduce the habitat of a
fish or wildlife species, cause a fish or
wildlife population to drop below self
sustaining levels, threaten to eliminate
a plant or animal community, reduce the
number or restrict the range of a rare or
endangered plant or animal or eliminate
important examples of the major periods
of California history or prehistory? x
b. Does the project have the potential to
achieve short-term, to the disadvantage of
long-term, environmental goals? (A short-
term impact on the environment is one
which occurs in a relatively brief, definitive
period of time while long-term impacts will
endure well into the future).
--
C. Does the project have impacts which are
individually limited, but cumulatively con-
siderable? (A project may impact on two
or more separate resources where the impact
on each resource is relatively small, but
where the effect of the total of those
impacts on the environment is significant.) AI
d. Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or
indirectly? X
III. Discussion of Environmental Evaluation
IV. Determination
(To be completed by the Lead Agency)
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a
significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have
a significant effect on the environment, there will
not be a significant effect in this case because the
mitigation measure described on an attached sheet have
been added to the project. A NEGATIVE DECLARATION WILL
BE PREPARED
I find the proposed
on the environment,
is required.
7-30- 10
Date
project MAY have a significant effect
and an ENVIRONMENTAL IMPACT REPORT
6W WL 42.
signature
X
DISCUSSION OF ENVIRONMENTAL EVALUATION
ZONE CHANGE 90-1, CONDITIONAL USE PERMIT 90-3 AND DESIGN REVIEW
90-1 (TUSTIN AUTO SPA CAR WASH)
PROJECT DESCRIPTION SUPPLEMENT - The proposed project is a request
for a Zone Change for the Retail Commercial (C-1) District to the
Commercial General District (C -G); a Conditional Use Permit to
permit a hand car wash use in the C -G district; and a Design Review
for its related physical development. The Zone Change is subject
to City Council review and approval. The Conditional Use Permit is
subject to Planning Commission approval and the Design Review is
subject to approval by the Community Development Department.
The subject property is located at 1501 Nisson Road in an urban
area within the boundaries of the Retail Commercial (C-1) District.
The site _is presently vacant with the exception of an existing
billboard. Surrounding uses include the Interstate 5 Freeway to
the north and east, a car leasing operation and service station to
the west, and residential (across Nisson Road) to the south.
1. EARTH - The proposed project site is free from any
topographical features and is presently vacant with the
exception of an existing billboard. Any development of the
site would require earth work and compaction of the soil to
create building pads and parking areas. Appropriate grading
plans and soil reports would be required as part of the City's
review and plan check process.
Sources: City of Tustin Community Development Department
Mitigation Measures/Monitoring: The applicant would be
required to submit appropriate soils reports and grading
plans identifying the scope of work at the plan check
stage. All work should be done in conformance with the
Uniform Building Code as required by the Building
Official.
2. AIR - The proposed project would not result in any long term
degradation to the existing air quality. However, with
construction their will be short term air quality pollutants
as dust particles will be omitted into the air. No
significant impacts are expected.
Sources: AQMD standards for preparing EIR documents
Mitigation Measures/Monitoring - The site will be
required to be watered in compliance with a dust control
plan in conformance with grading plan approval. This
will be monitored by the Building and Safety Division
when construction commences.
3. WATER - The proposed project would add impervious surfaces to
the site which would effect drainage and run off. Given the
DISCUSSION OF ENVIRONMENTAL EVALUATION
ZONE CHANGE 90-1, CONDITIONAL USE PERMIT 90-3 AND DESIGN REVIEW
90-1 (TUSTIN AUTO SPA CAR WASH)
Page 2
nature of the use as a car wash, water run off would also be
generated in its normal daily operations.
Sources: City of Tustin Community Development Department
City of Tustin Public Works Department
Orange County Sanitation District
Mitigation Measures/Monitoring: The site would need to be
designed so that all run-off is picked up on site and
piped to the storm drain and/or the sewer. No sheet flow
off the site would be permitted. A grading plan and
approval from the Sanitation District will need to be
submitted and approved prior to construction.
4. PLANT LIFE - The project site is free from any plant life with
the exception of native vegetation. The proposed project
would introduce landscaping and specimen trees on to the site
in conformance with the requirements of the City's Landscaping
and Irrigation Submittal Requirements.
Sources: Field Observations
Proposed Landscaping Plans
Mitigation MeasuresfMonitoring: None Required.
5. ANIMAL LIFE - The subject property is located within a
commercial area and is free from any significant population of
animals, fish, or wild life.
Sources: Field Observations.
Mitigation Measures/Monitoring: None Required.
6. NOISE - The proposed project would add new noise sources into
the area since the property is presently undeveloped. The
development of the project will result in short tern
construction noise impacts which will require compliance with
the City's Noise Ordinance. In terms of the development
proposal, the project is designed such that the wash tunnel is
completely within an enclosed building which would reduce
potential noise impacts from the mechanical equipment*
Additionally, the tunnel is adjacent to the I-5 Freeway, which
will generate more noise than the proposed project. There are
existing apartments, immediately south of the proposed
project. Given the existing noise levels in the area
DISCUSSION OF ENVIRONMENTAL EVALUATION
ZONE CHANGE 90-1, CONDITIONAL USE PERMIT 90-3 AND DESIGN REVIEW
90-1 (TUSTIN AUTO SPA CAR WASH)
Page 3
generated by the I-5 Freeway and surrounding street system,
the proposed project is not expected to impact the ambient
noise levels in the area.
Sources: City of Tustin Community Development Department
Field Observations
Proposed Development Plans
Mitigation Measures/Monitoring: All development related
to noise generation shall be in accordance with the
City's Noise Ordinance which, in part, limits noisy
generation to a maximum of 60 dba which would be verified
by the Community Development Department prior to project
final. Additionally, all construction activity will be
required to be in compliance with the City Noise
Ordinance which, among other things, restricts
construction hours. This will be monitored by the
Building and Safety Division during construction.
7. LIGHT AND GLARE - Since the project site is vacant, any
development would add new lighting into the area. The
proposed use would be operative during the day hours. Any
exterior lighting that would be provided would be minimal as
required by the City's Security Ordinance in relation to
surrounding uses since the site would not be utilized at
night.
Sources: City of Tustin Community Development Department
Proposed Development Plans
Mitigation Measures/Monitoring: All exterior lighting
shall be arranged so not to direct light or glare onto
adjacent properties. All lighting shall be developed in
accordance with the City's Security Code.
8. LAND USE - The proposed project is to rezone the subject
property from C-1 (Retail Commercial) to C -G (Commercial
General) and to develop a hand car wash at the site. To the
west of the subject property is the AutoMate car leasing and
service station which is zoned C-1. There are no uses on the
east side of the subject property as Nisson Road curves to run
adjacent to the Santa Ana (I-5) freeway. Across Nisson Road
to the south is an existing multi -family residential project
which is zoned R-3 (Multi -Family Residential) which is heavily
buffered with an 8 foot high wall and heavy landscape to
DISCUSSION OF ENVIRONMENTAL EVALUATION
ZONE CHANGE 90-1, CONDITIONAL USE PERMIT 90-3 AND DESIGN REVIEW
90-1 (TUSTIN AUTO SPA CAR WASH)
Page 4
buffer it from the adjacent freeway. Generally, the zoning
designations directly adjacent to the Santa Ana (I-5) Freeway
falls within a Commercial, Professional and Industria.
category which includes both the C -G and C-1 designation,
Specifically, the zoning on the north of the Santa Ana Freeway
and on the south side of E1 Camino Real adjacent to Newport
Avenue is zoned with C-1 and C -G districts directly adjacent
to each other. Therefore an existing zoning configuration
already exists in the City. Additionally, General Commercial
is appropriate when adjacent to the freeway because it offers
a greater flexibility of uses which generally can utilize high
freeway exposure such as, but not limited to, service stations
and other auto related uses. However, the development of the
property if the zone change is approved would be in compliance
with the planned use of the area. Specifically, car washes
are conditionally permitted uses in the C -G District and the
site is listed as commercial on the General Plan Land Use Map,
Sources: City of Tustin Community Development Department
Mitigation MeasureslMonitoring: None Required.
9. NATURAL RESOURCES - The proposed project would result in
construction use of materials that are non-renewable.
However, the usage will be minimal in relation to the project
and material such as asphalt can be generated by using
recycled materials such as oil and gravel.
Sources: City of Tustin Community Development Department
City of Tustin Public Works Department
Mitigation Measures/Monitoring: The applicant shall
utilize recycled materials where appropriate. This shall
be identified on the construction plans.
10. RISK OF UPSET - The proposed project would not result in any
significant risk of upset (i.e. explosion, etc.) given the
scale and nature of the proposed use. A carwash typically
does not represent a significant potential of risk or upset.
Sources: Orange County Fire Department
Mitigation Measures/Monitoring: All construction shall
be in accordance with applicable Building and Fire Codes
which would be inspected by the Community Development
DISCUSSION OF ENVIRONMENTAL EVALUATION
ZONE CHANGE 90-1, CONDITIONAL USE PERMIT 90-3 AND DESIGN REVIEW
90-1 (TUSTIN AUTO SPA CAR WASH)
Page 5
Department and Fire Department during construction and
prior to project final.
11. POPULATION - The proposed project is an infill project and
would not result in any direct increase in population in that
no additional dwelling units would be created. This small
scale project would be designed to meet the needs of the -
existing residents and businesses of the community.
Source: City of Tustin Community Development Department
Mitigation MeasuresfMonitoring: None Required.
12. HOUSING - The proposed project is a commercial infill project
and would not result in any creation of new dwelling units,
This small scale project would be designed to meet the needs
of the exiting residents and businesses of the community.
Source: City of Tustin Community Development Department
Mitigation Measures/Monitoring: None Required.
13. TRANSPORTATION AND CIRCULATION - Since the site is vacant, any
development would generate additional vehicular trips to thl
site. Because the project site is situated immediately
adjacent to existing residential uses, the potential on-site
as well as off-site circulation impacts could have 0,
significant impact to the area in the form of cumulative
negative circulation impacts. An Independent Traffic Analysis
Report was therefore prepared by KHR Associates to address
potential impacts as a result of the project and is attached
and incorporated herein by reference. The conclusion of this
report indicated that traffic on Nisson Road would increase b'
approximately 17% (from 7,608 to 8,896 vehicle trips per day
as a result of the proposed project and that percentage
increases in traffic or other streets in the area were
negligible (e.g. 1% on Red Hill and El Camino Real). They
corresponding level of service on Nisson dropped from "B" to
"C". However, Level "C" is considered by traffic engineers to
be the standard for transportation design.
In terms of impact to the adjacent residential units, the
project's peak hours are between 11:30 to 2:00 p.m., and
therefore no major impact during the week will be felt by the -
residents. Additionally, the closing hours are such that the
DISCUSSION OF ENVIRONMENTAL EVALUATION
ZONE CHANGE 90-11 CONDITIONAL USE PERMIT 90-3 AND DESIGN REVIEW
90-1 (TUSTIN AUTO SPA CAR WASH)
Page 6
operation will be shutting down around 5:00 p.m. On Saturday
and Sundays the operation will be at peak operation and somO
delays will be experienced when driving west towards Red Hili.
Avenue. Mitigation measures which were identified in the
report are identified below.
Sources: KHR Associates, Traffic Impact Study
City of Tustin Public Works Department
City of Tustin Community Development Department
Mitigation MeasuresZmonitoring:
1. The applicant should financially contribute toward
the signal upgrade at Red Hill Avenue and Nisso
Road which has been determined to be 8% of th
improvement cost.
2. In the event the City receives complaints from th
adjacent residential units, or the Publi
Works/Community Development Departments identif
concerns with on-site or off-site congestion,
follow-up study would have to be independentl
conducted, but funded by the project proponent, t
document any traffic impacts above those originall
considered which have been created by the project
Should the study reveal such impacts, then th
applicant will be responsible for imposin
mitigation measures such as limitations on th
customers allowed on the site, restricted hours o
operation, acquiring adjacent sites for employe
parking, implementation of a ride -share program
subject to approval of such measures by City staff
14. PUBLIC SERVICES - All services are existing and are adequato
to serve the proposed project. No additional public service$
would be required.
Sources: City of Tustin Community Development Department
Orange County Fire Department
City of Tustin Police Department
City of Tustin Public Works Department
Mitigation Measures/Monitoring: None Required.
DISCUSSION OF ENVIRONMENTAL EVALUATION
ZONE CHANGE 90-11 CONDITIONAL USE PERMIT 90-3 AND DESIGN REVIEW
90-1 (TUSTIN AUTO SPA CAR AASH)
Page 7
15. ENERGY - The proposed project would not result in ani
"significant" change in the current use of energy given the
scale of new development but will require new services to th
site.
Sources: City of Tustin Public Works Department
Mitigation Measures/Monitoring: The applicant shall
comply with Title 24 in regard to energy conservation+
This shall be verified for compliance at plan check.
16. UTILITIES - The site is located within an existing commercia
area with all utilities available to the site from Nisso'
Road. The proposed project would not require any new utilit
service to the property. However, water usage could N
detrimental to goals established by the County to conserve
water, therefore, a water reclamation system will be utilized4
Sources: City of Tustin Public Works Department
Mitigation MeasuresZMonitoring: The applicant shal
utilize a water reclamation system. It shall b
identified on the construction plans prior to issuance o
building permits.
17. HUMAN HEALTH - The proposed project would not result in a
effect on human health. The proposed use as a hand carwa
typically would not create conditions that negatively effe
human health.
ot:19
Sources: City of Tustin Community Development Department
Mitigation Measures/Monitoring: None Required.
AESTHETICS - The proposed project will be an attractiv
development in this area. The architectural style i'
Mediterranean Spanish. The Community Development Department'
is responsible for design review of this project and ha
approved the design pending approval of the Conditional Us'
Permit and Zone Change by the Planning Commission and Cit
Council respectively. An existing non -conforming billboard
which is physically unattractive is being required to be
removed.
DISCUSSION OF ENVIRONMENTAL EVALUATION
ZONE CHANGE 90-11 CONDITIONAL USE PERMIT 90-3 AND DESIGN REVIEW
90-1 (TUSTIN AUTO SPA CAR WASH)
Page 8
Sources: City of Tustin Community Development Department
City of Tustin Design Review Process
Mitigation Measures/Monitoring: The existing billboa
shall be removed. Said removal shall be identified
the construction plans.
19. RECREATION - The proposed project would not result in the need
for additional recreational opportunities. Commercial u'es
typically do not demand extensive recreational amenities from
the community as do residential land uses.
Sources: City of Tustin Community Development Department 'I
City of Tustin General Plan Land Use Element
Mitigation Measures/Monitoring: None Required.
20. CULTURAL RESOURCES - The proposed project would not result lin
any effect on existing cultural resources in that the Gene al
Plan does not identify any cultural resources on this proper y.
Sources: City of Tustin Historic Resources Survey
City of Tustin General Plan
Mitigation Measures/Monitoring: None Required.
21. MANDATORY FINDINGS OF SIGNIFICANCE - The proposed project to
establish a hand carwash on the subject property could have a
significant effect on the environment. However, due to the
project design and conditions of approval, the potential impa is
would be reduced to a level that clearly no significant imp ct
would occur.
Sources: As Previously Noted.
Mitigation Measures/Monitoring: As set forth bel w.
Applicable justification and discussion is contained un er
each section as previously identified.
EARTH - Mitigation Measures/Monitoring: The applicant would be
required to submit appropriate soils reports and grading plans
identifying the scope of work at the plan check stage. All work
should be done in conformance with the Uniform Building Code as
required by the Building Official.
DISCUSSION OF ENVIRONMENTAL EVALUATION
ZONE CHANGE 90-1, CONDITIONAL USE PERMIT 90-3 AND DESIGN REVIEW 'I
90-1 (TUSTIN AUTO SPA CAR WASH)
Page 9
AIR - Mitigation Measures/Monitoring: The site will required tojbe
watched for dust control in conformance with grading plan approval.
This will be monitored by the Building and Safety Division en
construction commences.
WATER - Mitigation Measures/Monitoring: The site would need toljbe
designed so that all run-off is picked up on site and piped to the
storm drain and/or the sewer. No sheet flow off the site would be
permitted. A grading plan and approval from the Sanitation Dist ;,ict
will need to be submitted and approved prior to construction.
NOISE - Mitigation Measures/Monitoring: All development related to
noise generation shall be in accordance with the City's Noise
Ordinance which, in part, limits noise generation to a maximum of 60
dba which would be verified by the Community Development Depart nt
prior to project final. ,Additionally, all construction activity 'ill
be required to be in compliance with the City Noise Ordinance whi�Ch,
among other things, restricts operational hours. This will lbe
monitored by the Building and Safety Division during construction.
LIGHT AND GLARE - Mitigation Measures/Monitoring: All exterior
lighting shall be arranged so not to direct light or glare onto
adjacent properties. All lighting shall be developed in accordance
with the City's Security Code.
OF UPSET - Mitigation Measures/Monitoring: All construc `ion
RISK g
shall be in accordance with applicable Building and Fire Codes which
would be inspected by the Community Development Department and Fire
Department during construction and prior to project final.
TRANSPORTATION AND CIRCULATION - Mitigation Measures/Monitoring:he
applicant should financially contribute towards the signal upgrad at
Red Hill Avenue and Nisson Road which has been determined to be 8 of
the improvement cost.
ENERGY - Mitigation Measures/Monitoring: The applicant shall comply
with Title 24 in regard to energy conservation. This shall: be
verified for compliance at plan check.
UTILITIES - Mitigation Measures/Monitoring: The applicant s 11
utilize a water reclamation system. It shall be identified on he
construction plans prior to issuance of building permits.
AESTHETICS - Mitigation Measures/Monitoring: The existing billboard
shall be removed. Said removal shall be identified on the
DISCUSSION OF ENVIRONMENTAL EVALUATION
ZONE CHANGE 90-1, CONDITIONAL USE PERMIT 90-3 AND DESIGN REVIEW
90-1 (TUSTIN AUTO SPA CAR WASH)
Page 10
construction plans.
NATURAL RESOURCES - Mitigation Measures/Monitoring: The applic nt
shall utilize recycled materials where appropriate. This shall be
identified on the construction plans.
City of Tustin
TUSTIN AUTO SPA
TRAFFIC IMPACT ANALYSIS
June 1990
Prepared For:
City of Tustin
300 Centennial Way
Tustin, California 92680
Prepared By:
KHR Associates
18500 Von Karman Avenue
Suite 300
Irvine, California 92715
(714) 756-6440
TUSTIN AUTO SPA
TRAFFIC IMPACT ANALYSIS
June 1990
EXECUTIVE SUMMARY
This study was commissioned by the City of Tustin and undertaken by KHR Associates,
Irvine, California to independently investigate, analyze, and evaluate the traffic impacts
associated with the proposed development of an unique hand car wash facility known as
the "Tustin Auto Spa." This proposed development is to be located at 1501 Nisson Ro d,
just east of Red Hill Avenue and parallel to the Santa Ana (I-5) Freeway.
The primary objectives of this study were to identify potential impacts that may result frm
the proposed project, and to identify measures necessary to mitigate these impacts.
It should be noted that the findings, opinions and conclusions presented in this study tare
those of KHR Associates, and not necessarily the City of Tustin or the project proponents.
Summary of Findings. Conclusions. & Recommendations
The following is a summary of the key study findings and conclusions:
1) The proposed project is estimated to generate 1,296 vehicle trips per average weekday
of operation. During the weekday peak one-hour period (identified as 12:00 to 1:00
P.M.), 96 vehicle trips are projected to be generated by the proposed project. On
Saturdays, the proposed project is estimated to generate a total of 730 vehicle trips, th
114 vehicle trips being generated during the one-hour peak period (12:30 to 1:30 P. .).
2) Traffic on Nisson Road is projected to increase approximately 15% from 7,600 to 8,E 966
vehicles per day as a result of the proposed project. Correspondingly, the level of service
of Nisson Road between Red Hill Avenue and Pinebrook Drive is projected to dr p
from a B to C. �
However, a level of service of C' is considered acceptable for urb an
arterials.
3) The existing -plus -project levels of service for street segments affected by project -
generated traffic were found to be identical to existing level of service conditions, Vilh
the exception of Nisson Road between Red Hill Avenue and Pinebrook Drive.
4) The existing levels of service at the four intersections affected. by project-generatd
traffic (i.e., Red Hill Avenue/Nisson Road, Red Hill Avenue/I-5 Freeway SB ran p,
Red Hill Avenue/I-5 Freeway N/B Ramp, and Red Hill Avenue/El Camino Real) we re
calculated by the Intersection Capacity Utilization method to be "A," "B," "C," and
respectively, during the peak hour of traffic generation for the proposed project.
5) The existing -plus -project levels of service at the four affected signalized intersectio ns
were found to be equivalent to the existing levels of service during the peak hour of
traffic generation for the proposed project.
6) Nine to ten parking spaces are to be provided on the project site, whereas case stud es
conducted specifically for this analysis indicate that on the average, weekday parki g
-1-
demand for a car wash will be five parking spaces, with a peak accumulation requi
seven parking spaces. Therefore, adverse parking impacts are not anticipated.
7) Alternative site configurations are limited by the geometrics, lot size, and built
elements required for the proposed car wash operation. While neither of the
alternative site plans submitted by the project proponents is ideal, both are operat
ally acceptable with respect to the adequacy of on-site parking, circulation, access,
queueing areas for incoming vehicles and the drying of vehicles. However, a modi
version of the project proponent's second alternative (as illustrated herein) is rec
mended.
8) While adverse traffic and parking impacts are generally not anticipated, the uniquei
of the proposed project is such that additional study may be warranted if problems
reported subsequent to the commencement of business operations.
INTRODUCTION
This study has been prepared in compliance with the California Environmental Qu 'ty
Act (CEQA) of 1970, the CEQA Guidelines of January 1989, and the CEQA require-
ments for an Environmental Impact Report (EIR), when a proposed project is determii ed
to present potentially significant impacts on existing environs. The focus of this study is on
the potential impacts of the proposed project, as defined herein, on existing and futilre
traffic, parking, and circulation.
Within established parameters, the objectives of this traffic impact analysis included he
investigation and quantification of: 1) existing and projected future traffic conditions on
roadways in the vicinity of the project site during critical time periods; 2) potential impz cts
to those conditions from additional traffic generated by the development during crit
time periods; 3) potential access, internal circulation, and parking problems; and 4)
appropriate mitigation measures and/or unavoidable impacts, if any. Additionally, this
traffic impact analysis is intended to assist the staff of the City of Tustin in the long -r ge
improvement of traffic conditions in the area of the proposed project.
BACKGROUND
Arelatively new concept in automotive care has been proposed as a development in he
'City of Tustin. The proposed development, known as the Tustin Auto Spa, is an unus al
car wash/automobile detailing service. One unique feature of the Tustin Auto Spa is Mat
vehicles are hand cleaned, washed, and dried for the customer while he/she waits. The
location of the proposed development is on Nisson Road, just east of Red Hill Avenue, Emd
parallel to the Santa Ana (I-5) Freeway.
A City staff review of preliminary plans for the car wash facility indicated the need for an
in-depth analysis of potential traffic, parking, and circulation impacts. This need was b ed
on the unique characteristics of the proposed development, uncertainty about the location
of the site along a predominantly residential street, and the proximity of the site to ed
Hill Avenue, a major arterial.
An independent traffic impact study was prescribed by the City and agreed to by
development proponents. The firm of KHR Associates, Irvine, California was selecte
the City to undertake this study.
-2-
by
PROJECT DATA
The proposed Tustin Auto Spa is to be located at 1501 Nisson Road in the City of Tus in
(see Figure 1). The lot is currently vacated and approximately 25,832 square foot (SF)
in size. The proposed site plan for this lot is schematically illustrated in Figure 2, while an
alternative site plan is illustrated in Figure 3.
The proposed development complies with the City's Planned Development Commer ial
(PDC) zoning and the General Plan designation of General Commercial (GC), however a
Conditional Use Permit is required. The proposed project consists of a 6,935 SF car wash
facility, including the 2,073 SF main building, a 2,500 SF car wash tunnel, a vacuum isl nd
trellis of 1,762 SF, a detail building which consists of 600 SF, and a customer waiting pa io.
Operationally, the majority of the mechanical washing equipment typically found in an
automated car wash are not included in the proposed project, and a maximum of 5 vehicles
at a time will be pushed through the car wash tunnel by a mechanical conveyor, and
hand -washed by employees. In addition to the vehicles within the car wash tunnel, i is
anticipated that a maximum of 12 cars will be stacked at the vacuuming station an a
maximum of 12 cars will be temporarily parked at the open drying area at any given fl e.
It is proposed that ingress to the project site be provided by a 26 -foot wide driveway a
Nisson Road, and egress be provided by a second, 36 -foot wide driveway, also along Ni
Road. Alternatively, a third driveway is proposed for egress -only (see Figure 3).
STUDY METHODOLOGY
The methodology employed in this study generally included the following:
1. Meetings were held with the City of Tustin and the project proponents in order to revi
the proposed development, discuss study procedures, and verify information. A 1
determination was made that the peak period of traffic generation for the propos
development would most likely occur during the mid-day hours on weekdays and
Saturdays. It was thus concluded that an analysis based on traffic generation during 1
morning and late afternoon peak hours would yield little in the way of potential impa4
In addition, it was acknowledged that no relevant empirical data on car washes w re
available to serve as the basis for the traffic impact analysis. Thus, it was agreed that
traffic data on two separate existing car wash facilities, with characteristics similw to
the proposed Tustin Auto Spa, would be collected to serve as the basis for this analy is.
The Mission Car Wash on 17th Street, in the City of Santa Ana, and the Anaheim H
Car Wash (near Imperial Highway) in the City of Anaheim, were mutually identif
and selected by the City and project proponents as the case study sites. Traffic volu
data for these two sites were gathered on a weekday between the hours of 11:00 A
and 2:00 P.M., and on a Saturday between the hours of 9:30 A.M. and 1:30 P.M.
2. The development site was visited, and existing traffic and parking conditions
observed along Nisson Road, and at intersections in the vicinity, particularly along
Hill Avenue. Existing developments along Nisson Road are mainly residential, coi
ing of apartments and condominiums, with a speed limit of 40 mph near Red
Avenue.
-3-
PROJECT SITE N-
Im NO
W.
'__I n nc
VICINITY MAP TRANSPORTATION/ENVIRONMENTAL/URBAN SYS MS
18500 Von Karajan Avenue. Suite 300- Irvine. California 02/15 - (714) 7 -4440
-4-
r , vr�c c
PROPOSED SITE PLAN
ALTERNATIVE -1 TRANSPORTATION/ENVIRONMENTAL/URBAN SYS EMS
18500 Vam IfaroMn Avenue Suite 500 • Irvfn.. California 42715 • (714) 7 6440
_5—
PROPOSED SITE PLAN ._��KHR AMMOCOAT
ALTERNATIVE -2 TRANSPORTATION/ENVIRONMENTAL/URBAN SY,.
116500 Yon Korman Avenue, Suite 300 • Irvine, California 92915 • (914) 1
Fol
3. Data concerning existing conditions were accumulated from various sources, inclu(
the City of Tustin. Where data were not available or not current, new data w
collected. Intersection turn movement counts were collected during the peak week
traffic generating period for the car wash (i.e., 11:00 A.M. and 2:00 P.M.). Traffic cou
accumulated in 15 -minute increments, were taken at the intersections of Red
Avenue/Nisson Road, Red Hill Avenue/southbound I-5 Freeway ramps, Red
Avenue/northbound I-5 Freeway ramps, and Red Hill Avenue/El Camino Real.
4. A travel demand forecast was performed which included trip generation, trip distribul
and trip assignment. The trip generation portion included peak hour traffic estimati
based on empirically determined trip generation rates for the two study site car was:
Trip distribution was based on available regional transportation modeling data,
justed to reflect local trip attraction/production characteristics. Trip assignment
similarly determined by identifying more or less "desirable" routes, and assigning t
to these selected routes. Route desirability was based on existing traffic volur
roadway capacity, adjacent land uses and physical and operational characteristics.
5. Critical intersection levels of service (LOS) were determined by calculating the Inter,
tion Capacity Utilization (ICU), while the LOS for roadway segments were determi
by calculating volume -to -capacity (V/C) ratios.
6. Traffic impacts were determined by comparing existing LOS with LOS for ful
conditions (i.e., existing plus project).
7. Parking impacts were determined by empirically estimating peak period par]
demands for the two study site car washes and comparing them with the prop(
parking provisions.
REGIONAL ACCESS
Regional freeway access to surface streets in the vicinity of the project site is provided 'a
"the Costa Mesa -55 Freeway and the Santa Ana I-5 Freeway. Local area surface
(I ) Y ( ) Y
street access to the site is provided via Red Hill Avenue and Newport Avenue. Other
significant roadways in the immediate area include: Nisson Road, El Camino Real,d
Walnut Avenue.
KEY INTERSECTIONS
Key signalized intersections which may be impacted by the development include Red
Avenue/Nisson Road, Red Hill Avenue/Southbound I-5 Freeway Ramp, Red
Avenue/Northbound I-5 Freeway Ramp, and Red Hill Avenue/El Camino Real.
DEFINITIONS
The following are definitions for frequently mentioned terms in this report.
k
Average Daily Traffic
The average daily traffic (ADT) on a given roadway segment is an estimate of the amoi
of vehicular traffic carried on average over a 24-hour period of time. The estimate of A]
is most often based on actual 24-hour traffic counts, taken during a Tuesday, Wednesd
-7-
or Thursday of an average work week. ADT volumes are typically expressed as two
volumes, but can be separated by direction for analysis purposes. Seasonal variations
also be taken into account by collecting data during different months of the year.
Capacity
The capacity of a roadway segment or intersection is the maximum rate at which vehi
lar '
traffic may be reasonably expected to pass under prevailing traffic, design, and operatio
aal
conditions. Factors affecting capacity include the type and frequency of traffic controls;
he
width of travel lanes; the availability and use of separate turn lanes; horizontal and vertcal
grades; the amount of truck and bus traffic; the availability and turnover of on-str
et
parking; roadway visibility; the degree of pedestrian activity along the roadway; and
he
volume of turn movements at intersections and driveways. Capacity is most commo
y
defined for hourly periods of time, and most analysis rely on 15 -minute increments of tra
fic
data to establish capacity. However, for generalized planning purposes, it is useful to def
ne
capacity as the maximum volume of traffic that a roadway may be expected to c
throughout the day, under typical weekday operating conditions.
7'
Level of Service
The level of service (LOS) of a roadway segment or intersection is a qualitatively de:
measure of prevailing traffic, design, and operational conditions. The LOS, der.
alphabetically from "A" to "F," best to worst, respectively, is interpreted to be the
evaluation of the degree of traffic congestion, design constraints, delay, accident pote
and driver discomfort experienced during a given repeated period of time, typically di
the peak hour or on a daily basis.
While LOS A is the most desirable state of operation for any roadway segment or
intersection, LOS C is considered a benchmark for planning purposes. In heavily urb ' ed
areas, where existing roadways and intersections are constructed to ultimate stands ds,
LOS D is a commonly accepted, though undesirable, condition for peak hours of trael.
The LOS may be quantitatively calculated by a number of methods which gener y
compare traffic volumes with the physical and operational capacity of a roadway sectio or
intersection. A method of calculating the LOS for intersections is known as the Intersec n
Capacity Utilization (ICU) method and is applicable only to signalized intersections. Tat les
I and II provide descriptions of levels of service ranging from A to F for urban arterials d
intersections, respectively.
EXISTING TRAFFIC CONDITIONS
Applicable traffic information was provided by the City of Tustin, Caltrans, and by tra fic
counts conducted specifically for this project. Existing average daily traffic volumes or
roadway segments are shown in Figure 4, while turning movements counts for the p Aperiod of traffic generation for the four signalized intersections located near the propo ed
project are illustrated in Figure 5. Detailed breakdowns of the count data are containe in
the Appendix section of this report.
CAR WASH CASE STUDIES
Case studies of Mission Car Wash on 17th Street, in the City of Santa Ana, and
Anaheim Hills Car Wash, in Anaheim, were undertaken in order to determine I
in
TABLE I - LEVELS OF SERVICE, VOLUME TO CAPACITY RATIOS, & SERVI
VOLUMES FOR URBAN ARTERIAL HIGHWAYS
Level of V/C
6 -Lane 4 -Lane 4 -Lane
2 -Lang
Service Ratio Description
Divided Divided* Undivided
Undivi
A :50.36 Free Flow - low volumes; little or no
36,000 241000 16,000
5,000
delay throughout the day or during
(28,000)
Some congestion on approaches, but intersection functional.
peak hours.
0.81-0.90
Traffic required to wait through more than one cycle during short
B _50.54 Stable Flow - relatively low volumes;
40,400 27,000 18,000
7,500
acceptable delays experienced through-
(32,000)
Severe congestion with some long-lasting queues on critical
out the day; some peak hour congestion.
approaches. Blockage of intersection may occur if traffic signal
C 50.71 Stable Flow - moderate volumes with
453,000 30,000 20,000
10,00(
some delays throughout the day and
(36,000)
Total breakdown with "stop-and-go"operation. Back-up may
during peak hours. (Considered the
occur at nearby intersections.
standard for urban design.)
D _<0.87 Approaching Unstable Flow - poor,
49,500 33,000 22,000
12,50(
yet tolerable delays experienced through-
(40,000)
out the day. Peak hours may experience
significant congestion and delays.
E 51.00 Unstable Flow - heavy congestion and
54,000 36,000 24,000
15,00(
delays experienced throughout the day
(44,000)
and during peak hours. Volumes at or
near capacity.
F > 1.00 + Forced Flow - both speeds and flow of
This condition represents system
traffic can drop to zero. Stoppages may
breakdown and does not
occur for long periods with vehicles back-
have a specific
ing up from one intersection through
relationship to service volumes.
another. (Referred to as "gridlock")
SOURCES: Highway Capacity Manual, Special Report 209,1985; Orange
County Environmental Management Agency;
KHR Associates, 1987,1989.
' NOTE: (XX,XXX) = Capacity For Limited Access on 4 -Lane Divided Arterial.
TABLE II - INTERSECTION LEVEL OF SERVICE DEFINITIONS
BASED ON VOLUME TO CAPACITY RATIOS
Level of
V/C
Ratio
Definitions
Sig
A
< 0.61
Uncongested operation; all vehicles clear in a single signal cycle.
B
0.61-0.70
Light congestion; occasional backup on critical approaches.
C
0.71-0.80
Some congestion on approaches, but intersection functional.
D
0.81-0.90
Traffic required to wait through more than one cycle during short
peaks. However, no long-lasting queues result.
E
0.91-1.00
Severe congestion with some long-lasting queues on critical
approaches. Blockage of intersection may occur if traffic signal
does not provide for protected left turn movements.
F
> 1.00
Total breakdown with "stop-and-go"operation. Back-up may
occur at nearby intersections.
SOURCE. Highway Capacity Manual, Special Report 87,1965; KHR Associates,1988,1989.
in
1�
4
EL CAMINO R
E�
12.300
�v
NISsV�0
ROAD
NO SCALE
AUT 4.d
00
°o
PPWr I FI RE 4
EXISTING AVERAGE DAILY TRAFFIC KHR Q8000°Q�j!6440
a
TRANSPORTATION/ENVIRONMENTAL/URBAN SYMS
16500 Von Karmen Avenue. Suite 300* Irvine. California 02715 a (714)
-10-
EL CAMINO REAL
�
0 � x
b
O� x
49
b x
1
1
r
tiv 1VISs0�
ROAD
LEGEND
�x LOCAL DISTRIBUTION
EXISTING WEEKDAY PEAK � � bbm.- KHa ARROCO �
PERIOD TURN MOVEMENTS TRANSPORTATION/ENVIRONMENTAL/URBAN
00 • Irvine. California 02715 • (714) 7 44{0 N SYS MS
I00 Von carman Avenue. Suite 9
-11-
period trip generation, parking generation, and other factors potentially affecting tr c,
parking, and circulation. These car wash facilities were selected on the basis of their
operational similarities to the proposed Tustin Auto Spa, however, neither case stidy
reflects a totally comparable facility.
The Santa Ana car wash facility is located on 17th Street at Baker Street (east of Bristol
Street). This car wash has one ingress -only driveway, one egress -only driveway, and two
other driveways which are normally blocked -off to provide additional on-site areas for
drying vehicles. The Anaheim car wash facility is located on La Palma Avenue near Impe rial
Highway. This car wash has one ingress -only driveway and two egress -only drivew ys.
during the field surveys noted that one of latter driveways was occasionally blocked o by
drying vehicles.
The traffic and parking volumes which were determined through the case studies of the two
existing car wash facilities are shown in Tables III and IV - indicating that car wash activi ties
peak on Saturdays.
TRAVEL DEMAND FORECAST I
IFIUture traffic conditions resulting from the proposed project may be generally predicted
by performing a travel demand forecast. Such forecasts vary in magnitude and com-
plexity, but generally include, defining a streets and highways network; estimating the
amount of traffic generated by a given development; determining the areawide distribul ion
of traffic; and assigning traffic to specific segments of the network.
Trip Generation
Trip generation attempts to quantify the trip making propensities of a given land use or
development type. In simplified analyses, trips (or more appropriately, trip ends) generated
by a given land use or development type are often estimated by applying empiric lly
pre -determined trip generation rates. Trip generation rates may be found in a varius
authoritative documents including the Institute of Transportation Engineers' ' rip
Generation," 4th Edition; the San Diego Association of Governments' 'Traffic Gener-
ators," as revised January 1990; and publications by the Eno Foundation for Transportati on.
Trip generation data on car wash facilities is limited. In fact, the car wash facili ies
referenced in the ITE manual are those in which the driver parks his/her own vehicle d
washes it in a car wash stall (i.e. "self-service"). The data on this type of car wash is givei i in
the Appendix section of this report.
Due to the unique characteristics of the proposed project, applicable peak period rip
generation rates were found to be inadequate in the above -referenced sources. Thus, the
empirical case studies were undertaken of existing car wash facilities in an efforl to
determine an applicable generation rate. The case studies found that during the average
weekday peak one-hour period (12:00 P.M. to 1:00 P.M.) approximately 96 vehicle t 'ps
are generated by the car wash activities. Of these 96 vehicle trips approximately 46 are
inbound trips while the remaining 50 vehicle trips are outbound. The studies also indi ed
that the average weekday demand for long-term on-site parking was five (5) marked spaces.
These five parking spaces were found to experience a low turnover rate since most of he
parking is used throughout the day by car wash employees. This can be attribute to
employees carpooling to work.
-12-
TABLE III - TRAFFIC AND PARKING VOLUMES
SANTA ANA CAR WASH - WEEKDAY VOLUMES
DIRECTION
11:00
TO
11:30
11:30
TO
12:00
12:00
TO
12:30
12:30
TO
1:00
1:00
TO
1:30
1:30
TO
2:00
TOTAL
PEAK
1 HR.
TOTAL
INBOUND
OUTBOUND
15
14
24
18
26
31
16
22
28
18
24
16
138
119
42
53
35
31
PREP LANE NO. 1
PREP LANE NO. 2
PREP LANE NO. 3
PREP LANE NO. 4
1
2
1
0
1
3
2
4
4
5
5
7
3
4
3
4
2
4
2
5
4
4
5
5
15
22
18
25
7
9
8
11
3
4
2
6
DRY OFF LINE NOs. 1/2
DRY OFF LANE NOs. 3/4
8
5
13
19
14
29
17
21
6
17
6
12
64
103
31
50
10
18
OCCUPIED
PARKING STALLS
5
3
4
4
1 3
4
23
4
SANTA ANA CAR WASH - SATURDAY VOLUMES
DIRECTION
9:30
TO
10:0
10:00
TO
10:30
10:30
TO
11:00
11:00
TO
11:30
11:3
TO
12:00
12:0
TO
12:3
12:30
TO
1:00
1:00
TO
1:30
TOTAL
PEAK
1 HR.
TOTAL
INBOUND
OUTBOUND
18
8
25
14
17
19
29
24
20
17
27
28
35
31
27
27
198
168
62
58
PREP LANE NO. 1
PREP LANE NO. 2
PREP LANE NO. 3
PREP LANE NO. 4
9
5
4
9
9
4
4
8
5
2
3
1
4
8
6
3
3
4
2
6
3
7
6
4
10
15
10
8
8
12
10
7
51
57
45
46
18
27
20
15
DRY OFF LANE NOs. 1/2
DRY OFF LANE NOs. 3/4
12
17
14
15
10
18
9
19
9
12
14
14
14
20
14
20
96
135
28
40
OCCUPIED
PARKING STALLS
4
5
5
4
6
7
4
4
39
5
-13-
TABLE IV - TRAFFIC AND PARKING VOLUMES
ANAHEIM CAR WASH - WEEKDAY VOLUMES
DIRECTION
11:00
TO
11:30
11:30
TO
12:00
12:00
TO
12:30
12:30
TO
1:00
1:00
TO
1:30
1:30
TO
2:00
TOTAL
PEAK
1 HR.
TOTAL
INBOUND
OUTBOUND
15
16
19
18
29
29
20
19
10
13
10
8
103
103
49
48
34 217
26 199
PREP LANE NO. 1
PREP LANE NO. 2
PREP LANE NO. 3
PREP LANE NO. 4
6
8
10
6
11
12
12
9
11
5
5
3
5
9
6
2
5
6
4
2
3
4
5
4
41
44
42
26
22
17
17
12
6
7
8
2
DRY OFF LANE NOs. 1/2
DRY OFF LANE NOs. 3/4
14
19
22
36
21
47
9
37
9
8
8
8
83
155
43
84
10
15
OCCUPIED
PARKING STALLS
7
4
1 3
7
5
4
30
5
ANAHEIM CAR WASH - SATURDAY VOLUMES
DIRECTION
9:30
TO
10:00
10:00
TO
10:30
10:30
TO
11:00
11:00
TO
11:30
11:30
TO
12:00
12:00
TO
12:3
12:30
TO
1:00
1:00
TO TOTAL
1:30
PEAK
1 HR.
TOTAL
INBOUND
OUTBOUND
28
34
32
31
33
21
27
18
22
21
16
25
25
23
34 217
26 199
59
49
PREP LANE NO. 1
PREP LANE NO. 2
PREP LANE NO. 3
PREP LANE NO. 4
6
9
4
4
7
6
7
5
8
9
7
3
5
10
6
2
7
8
5
2
6
7
7
0
6
7
8
2
12
12
8
7
57
68
52
25
18
19
16
9
DRY OFF LANE NOs. 1/2
DRY OFF LANE NOs. 3/4
16
16
12
18
12
16
14
10
10
15
15
15
11
18
18
18
100
1 1 7
29
36
OCCUPIED
PARKING STALLS
3
6
6
4
5
4
4
6
38
5
-14-
In addition, the studies indicated that the traffic and parking volumes for the Saturi Jay
operations were higher than for a typical weekday. The studies found that during the
Saturday peak one-hour period (12:30 P.M. to 1:30 P.M.) approximately 114 vehicle ti 'ps
are generated by the car wash activities. Of these 114 vehicle trips approximately 61 e
inbound trips while the remaining 53 vehicles trips are outbound. 7
In order to determine an applicable daily trip generation rate, the data provided in the
manual for a self-service car wash were factored by the calculated ratio of the average c
studies' (i.e., full-service hand car wash) peak hour trip generation to ITE manual p
hour trip generation for a self-service car wash. Since the independent variable in the I
manual is the number of wash stalls, it was estimated that each case study site provided
equivalent of 5 wash stalls.
The ITE manual specifies that 8.0 vehicle trip ends per wash stall are generated duringhe
weekday peak hour of traffic generation for a self-service car wash. Since the aver ge
weekday trip generation during the peak hour for the two case studies was 96 for - he
equivalent of 5 stalls, the calculated per wash stall trip generation rate is 19.2 for a week ay
(or approximately 2.4 times the per stall trip generation rate for a self-service car wash).
The ITE manual also specifies that 108.0 vehicle trip ends per wash stall are genera ed
during the weekday for a self-service car wash. By applying this rate times the 2.4 week ay
factor, the per stall weekday trip generation rate for a full service hand car wash is calcula ed
to be 259.2 trip ends per stall.
Similarly, the ITE manual indicates that the average Saturday trip generation during
peak hour is 20.6 trip ends per wash stall for a self-service facility. For the two case stuc
an average of 114 trip ends were generated by the equivalent of 5 stalls (or 22.8 trip c
per wash stall). This trip generation rate for a full service car wash is 1.1 times the per
trip generation rate for a self-service car wash.
For a Saturday, the ITB manual specifies that 132.8 vehicle trip ends per wash stall Ure
generated by a self-service car wash. By applying this rate times the 1.1 Saturday factor, he
per stall weekday trip generation rate for a full service hand car wash is calculated to be
146.1 trip ends per stall. Since the proposed project was presumed to be the equivalen of
5 wash stalls, it is projected that 1,296 trip ends per average weekday will be generated by
the proposed project, and that 96 of these trip ends will be generated during the weekday
peak hour. Similar calculations indicate that the Saturday daily and peak hour trip gene a -
tion rates for the proposed project are 730.5 and 114 trip ends, respectively.
The comparison between weekday and Saturday trip generation is subject to many int r-
pretations. The ITE manual suggests that Saturday operation generate more traffic than on
a weekday. For the peak hour of traffic generation, the case studies tend to support alis
belief. However, if the factors for the peak hour are applicable for the entire day, he
calculated trip generation for a Saturday is significantly less than for a weekday. While he
focus of concern is the weekday peak hour of traffic generation, this Saturday abnorm,- Ily
suggests that further examination, beyond the scope of the present study, be undertake in
the future.
Trip Distribution
The trip distribution component of the travel demand forecasting procedure concerns i
with estimating the amount of travel between different geographic areas which, presuu
-15-
ly, produce and attract trips. Several models are available for this estimation of trip
distribution, including the gravity model and intervening opportunities model. The grairity
model, which stratifies trip distribution by trip purpose (i.e., home -work, home -shopping,
home -other, work -other, etc.) is perhaps the most widely used.
In most small -area studies, the distribution of trips is difficult to model with any degree of
accuracy. In such studies, data from regional models may be used with sufficient reliabi ity
for the regional distribution of trips. For local trip distribution, which in most case is
comparable to trip assignment, knowledge of the location and type of developments wit in
the area of interest may be employed.
Based on these data, the distributions shown in Figure 6 were assumed for the subj ct
project. As noted in Figure 6, most regional trips are distributed to the north (45%) anto
the south (25%) of the project site. A few trips will have distributions toward the east (10 0),
while the remaining trips will be distributed to the west (20%).
Trip Assignment
Trip assignment is typically the final step in travel demand forecasting (along with mode
split). This procedure attempts to identify the specific routes that vehicles will take within
a given streets and highways network. While several trip assignment techniques are
available (e.g., capacity restraint, diversion curves, "all or nothing" assignment, etc.), all r ly
on an iterative process of assigning traffic to various routes which minimize travel distar ce
and travel time between origin and destination.
When dealing with a relatively small amount of traffic, the assignments are best
complished by manually allocating trips to known travel routes (i.e., commuter routes, h
short-cuts, routes to shopping and recreational facilities, etc.). The basis for this allocal
procedure is to interpret existing traffic data and travel patterns. ADT and intersect
turning movement counts provided by the City or produced for this study were utilized
this purpose.
Based on the results of the trip generation and distribution analysis, trip assignment
volumes for each of the surrounding roadways and intersections were determined. These
existing plus project volumes were then combined with the existing traffic volumes sbown
in Figures 4 and 5 in an effort to determine the traffic impacts which will result under t
e
existing plus project conditions. These volumes are shown in Figures 7 and 8 and refic
ct
the distribution and assignment of all trips projected to be generated during the weekd iy
peak period. The difference between the Saturday and weekday trip generation projectio
were minor and consequently the worst existing traffic base was used, that being t
e
weekday condition. The trip assignment volumes shown in Figure 7 were derived
y
multiplying the distribution percentages presented in Figure 6 by the total trips project
d
to be generated during the weekday peak period.
The trip assignment volumes shown in Figures 7 and 8 were then analyzed to deters
any adverse traffic, parking or circulation impacts would occur as a result of the pro
development. As part of this analysis, two roadway segment and intersection ca
utilization analyses (existing and existing plus project) were conducted for each of the
segments and signalized intersections located near the proposed project site. The i
of the ICU analysis are presented in Tables V and VI.
-16-
if
is
EL CAMINO HEAL
s 4, • � f,2
° , x
s 22�
0 } x
0
d x 0114
'�_ �"�q�,�• res �T
Is,
9
On,,� 14,
J
�ISS0
ROAD
'10
O �O� O
tx o11
LEGEND
5
A N REGIONAL DISTRIBUTION
6`0 Gj�� XX%
--■••• LOCAL DISTRIBUTION
(— "i
F
NO SCALE
AUTOSPU
0
L
X
REGIONAL AND LOCAL ppw—�� KHR A88000 T
TRIP DISTRIBUTION TRANSPORTATION/ENVIRONMENTAL/URBAN SYST MS
18500 Von !Gorman Avenue. Suite 300 • Irvine. California 92715 • (714) 7 40
-17-
EL CAMINO REgL
12.399
L
9G
EXISTING PLUS PROJECT
AVERAGE DAILY TRAFFIC
41
sIV
0
�A
S9� otK
2�
NO SCALE
AUTOSP7.0
res n
4- 9�r
0 0
to
too
t r'
Nlss0N
ROAD
pppp-L
Kan A88000AI
TRANSPORTATION/ENVIRONMENTAL/URBAN S)
18500 Von Karam Avenue. Suite 300 • Irvin. California 92715 a (714)
EL CAMINO REQ
_O
s
0�� � X
0
d X
� PrP
a9°���i0'q� res X79
X < oma'
6
�. sJ
vv 1VjSS0�
ROAD
AUTO&JD%
LOCAL DISTRIBUTION
r
EXISTING PLUS PROJECT WEEKDAY � � � Kia ARROCOAT v0 v
PEAK PERIOD TURN MOVEMENTS TRANSPORTATION/ENVIRONMENTAL/URBAN SYS EMS
19500 Von Korman Awnue. Suite 900 - urine. CaMornia 02715 - (714) 7 —6440
-19-
TABLE V - INTERSECTION CAPACITY UTILIZATION
INTERSECTION
EXISTING
V/C
EXISTING
LOS
EXISTING +
PROJECT
V/C
EXISTING
PROJEM
LOS
1. Red Hill Avenue/
0.47
A
0S5
A
Nisson Road
2. Red Hill Avenue/
0.63
B
0.64
B
I-5 SB Ramp
2. RED HILL AVENUE
1.23
F
0.83
3. Red Hill Avenue/
0.73
C
0.75
C
I-5 NB Ramp
Santa Ana Freeway)
4. Red Hill Avenue/
0.45
A
0.46
A
El Camino Real
F
0.76
D*
TABLE VI - STREET SEGMENT LEVEL OF SERVICE
Parking Generation
The case studies of the two car wash facilities indicated that the average weekday demo
for on-site parking was five (5) parking spaces per one-half hour increment. These c�
studies also found that the peak accumulation of parked vehicles on a Saturday was seN
(7) for a one-half hour period.
The low parking demand for a car wash may reflect the high number of employees ,%
either carpool or commute to work by other means (e.g., dropped off and picked up
-20-
by
STREET SEGMENT
EXISTING
V/C
EXISTING
LOS
EXISTING +
PROJECT
V/C
EXISTING
PROJECT
LOS
1. RED HILL AVENUE 0.88 E 0.89
E
(Mitchell Avenue to
Nisson Road)
2. RED HILL AVENUE
1.23
F
0.83
D*
(Nisson Road to
Santa Ana Freeway)
3. RED HILL AVENUE
1.12
F
0.76
D*
(Santa Ana Freeway to
El Camino Real)
4. NISSON ROAD
0.44
B
0.47
B
(Utt Drive to
Red Hill Avenue)
5. NISSON ROAD
OSl
B
0.59
C
(Red Hill Avenue to
Pinebrook Drive)
6. EL CAMINO REAL
0.82
D
0.82
D
(w/o Red Hill Avenue)
7. EL CAMINO REAL
0.69
C
0.70
C
(e% Red Hill Avenue)
*Assumes the widening of Red Hill Avenue from 4 -lanes to 6 -lanes.
Parking Generation
The case studies of the two car wash facilities indicated that the average weekday demo
for on-site parking was five (5) parking spaces per one-half hour increment. These c�
studies also found that the peak accumulation of parked vehicles on a Saturday was seN
(7) for a one-half hour period.
The low parking demand for a car wash may reflect the high number of employees ,%
either carpool or commute to work by other means (e.g., dropped off and picked up
-20-
by
\ \ \ \ \ POTENTIAL
\ \ \
PARKING
SPACES
ir \
POTENTIAL
PARKING
SPACER
ti
4 _
a
MODIFIED ALTERNATIVE 2 KHR ARROCOAT a
SITE PLAN TRANSPORTATION/ENVIRONMENTAL/URBAN SYS EMS
118500 Von Karnun Avenue. Suite 300 • Irvine, California 02715 • (714) 7 —8440
_22_
1% increase on Red Hill Avenue north of Nisson Road, 1% increase on Red Hill Avenue
south of Nisson Road, and 1% on El Camino Real east of Red Hill Avenue).
It is estimated that 1,296 additional weekday trip ends will be generated onto Nisson R ad
by the proposed project, with approximately 96, of these trip ends generated during the
weekday peak hour of business between 12:00 and 1:00 P.M. These trips were distributed
in accordance with the methods outlined above, and the future LOS for subject road way
segments and intersections were calculated. The results of these calculations ares m-
marized in Tables V and VI for intersections and roadway segments. As indicated in Ta les
V and VI, the proposed project will have no measurable impacts on the LOS for any
roadway segment or intersection, with the exception of Nisson Road between Red Hill
Avenue and Pinebrook Drive, where the LOS is forecasted to drop from the existing "B"
to "C." However, a LOS of "C" is still considered acceptable.
It should be noted that although the increase in traffic from the proposed project does not
worsen the levels of service on Red Hill Avenue, the existing levels of service are currently
at "E" and "F"(between Mitchell Avenue and El Camino Real). As part of the I-5 Freeway
widening project, Caltrans will be improving Red Hill Avenue between Nisson Road d
El Camino Real from 4 through lanes to 6 through lanes - resulting in an improvement in
the level of service from "F" to "D" for this segment of Red Hill Avenue. Howeler,
additional long range measures will be required to further improve the levels of service on
this and other segments of Red Hill Avenue.
As other properties in the general area redevelop, the traffic signal and street improve-
ments will be necessary to maintain traffic safety and acceptable levels of service. The City,
through various ongoing transportation system improvement programs, implements s 1ch
improvements with cooperation and partial funding from private development. One s ch
program is the Transportation System Improvement Program (TSIP), established by the
cities of Tustin and Santa Ana under a Joint Powers Agreement. While the TSIP coves a
wide area of City of Tustin, the area generally bounded by Red Hill Avenue to the west,
Tustin Ranch Road to the east, and north of Edinger Avenue is excluded. Thus, the upgrade
of the traffic signal at Red Hill Avenue and Nisson Road is not covered by the TSIP.
Private sector cost participation is based on the direct and indirect impacts that develop-
ment projects have on transportation facilities. Therefore, consideration could be given by
the City to require the project proponents to participate in the cost of upgrading traffic
signal and street facilities in the area adjacent to the proposed project which is exclul led
from the TSIP. For improvements to an intersection (e.g., traffic signal), the percentag of
existing plus proposed project traffic during the peak hour (of the traffic generator) which
is directly attributable to the proposed project may serve as the basis for cost participat on.
For general improvements along a roadway (e.g., street widening), the percentag of
existing plus proposed project traffic during an average weekday (Le, ADT) which is dire Aly
attributable to the proposed project may serve as the basis for cost participation.
MITIGATION MEASURES
to the uniqueness of the proposed project, it is difficult to predict associated tr fic
Due
im acts with an high degree of accuracy. However, the case tui r
p y g g cy studies es p esented in this
analysis indicate that the impacts may be significantly greater than those suggested by the
project proponents. Based on the analysis presented herein, the following mitigat on
measures are recommended.
-23-
Project proponents should participate in the upgrade of the traffic signal at Red Hill Avel lue
and Nisson Road, based on the percentage of traffic generated by the project during its
peak hour. This percentage is 8%, as calculated from Figures 5 and 8.
Of the two alternative site plans submitted by the project proponents, Alternative is
preferred. However, the traffic and parking related modifications shown in Figure 9 sho ld
be incorporated into the overall site plan for the subject project.
Although it is projected that the number of on-site parking spaces provided will be
adequate, additional assurances should be considered. While customers of the car wash N fill
most likely not require long-term parking, employees and customers of the detail ng
portion of the business must be provided safe and accessible on-site parking. Since on-str et
parking along Nisson Road is not readily available, should parking become a problerr., a
limit should be considered on the number of customers of the detailing business to be
serviced at any given time. This could be voluntarily implemented by an "appointment o y"
policy. Alternatively, restrictions on the hours of operation may be imposed to mitig to
on -street parking conflicts with adjacent residential parking needs. Employees should so
be encouraged to rideshare whenever possible through employer-sponsored incentives
Contingency mitigation measures should be imposed in order to ensure that, should tris
and/or parking problems materialize, the project proponents will be responsible or
mitigating impacts. Once day-to-day operations of the car wash stabilize, and should tr is
and/or parking problems be reported by customers or area residents, and confirmed by 'ty
officials as frequent and severe, a site-specific follow-up study of trip generation d
parking generation should be undertaken. This follow-up study should be independe ly
conducted, but funded by the project proponent. The data gathered will prove valuable in
determining whether the projected impacts actually materialize, and may also reveal otl er
impacts not evident at the time of project approval. Specific courses of action can then be
imposed to mitigate traffic and parking problems, such as limitations on the number of
customers allowed on-site, a restriction on the hours of operation, and/or the leasing or
acquisition of off-site parking for employees. The exact nature of these contingecy
mitigation measures can be determined as part of the follow-up study.
-24-
APPENDIX
APPENDIX A
INTERSECTION TRAFFIC COUNTS
North/South Street: Red Hill Avenue
East/West Street: Nisson Road
Day of Count: Thursday. 05/24/90
11:00
11:15
11:30
11:45
12:00
12:15
12:30
12:45
1:00
1:15
1:30
1:45
DIRECTION MOVEMENT
TO
TO
TO
TO
TO
TO
TO
TO
TO
TO
TO
TO
11:15
11:30
11:45
12:00
12:15
12:30
12:45
1:00
1:15
1:30
1:45
2:00
LEFT
0
1
3
4
2
9
7
4
12
5
5
7
THROUGH
110
165
231
160
204
220
176
202
219
224
203
141
NORTHBOUND RIGHT
7
4
13
3
5
1
6
6
3
8
7
1
U-TURN
0
0
0
0
0
0
0
1
0
0
1
0
TOTAL
117
170
247
167
211
230
189
213
234
237
216
149
LEFT
12
16
19
12
12
14
14
10
10
18
10
11
THROUGH
129
136
173
152
192
239
192
177
224
168
167
133
SOUTHBOUND RIGHT
11
11
5
1
1
3
4
0
4
6
3
1
U-TURN
0
0
3
0
0
0
0
3
3
0
1
1
TOTAL
152
163
200
165
205
256
210
190
241
192
181
146
LEFT
31
38
35
35
35
40
42
36
54
30
37
38
THROUGH
6
3
5
6
2
4
8
5
6
12
8
9
EASTBOUND RIGHT
2
7
12
5
5
4
15
7
3
4
8
3
U-TURN
0
0
0
0
0
0
0
0
0
0
0
0
TOTAL
39
48
52
46
42
48
65
48
63
46
53
50
LEFT
17
12
25
7
20
24
24
15
22
33
20
3
LEFT
11
22
13
15
8
11
12
11
12
9
10
8
THROUGH
1
2
1
0
21
4
0
0
0
0
2
1
WESTBOUND RIGHT
5
11
4
8
8
9
6
8
7
8
7
0
U-TURN
0
0
0
0
0
0
0
0
0
0
0
0
TOTAL
17
35
18
23
37
24
18
19
19
17
19
9
RIGHT ON
35
60
47
53
44
53
65
90
88
72
68
85
1-5 FWY RIGHT OFF
35
68
60
60
57
63
58
63
69
43
50
20
THROUGH
0
0
0
1
0
0
0
2
0
0
0
0
TOTAL
70
128
107
114
101
116
123
155
157
115
118
105
North/South Street: Red Hill Avenue
East/West Street: El Camino Real
Day of Count: Thursday. 05/24/90
11:00
11:15
11:30
11:45
12:00
12:15
12:30
12:45
1:00
1:15
1:30
1:45
DIRECTION MOVEMENT
TO
TO
TO
TO
TO
TO
TO
TO
TO
TO
TO
TO
11:15
11:30
11:45
12:00
12:15
12:30
12:45
1:00
1:15
1:30
1:45
2:00
LEFT
24
32
30
31
23
25
20
26
20
14
10
1
THROUGH
123
166
189
125
180
157
142
145
149
164
111
1101
NORTHBOUND RIGHT
19
14
5
7
7
13
7
2
2
5
8
4
U-TURN
0
2
0
0
0
2
0
0
0
0
0
0
TOTAL
166
214
224
163
210
197
169
173
171
183
129
1331
LEFT
2
3
3
4
2
0
3
8
7
1
0
1
THROUGH
102
197
217
176
79
166
111
227
180
145
99
13
SOUTHBOUND RIGHT
7
4
11
28
5
0
5
5
5
10
0
0
U-TURN
0
0
0
0
0
0
0
0
0
0
0
0
TOTAL
111
204
231
208
86
166
119
240
192
156
99
1351
LEFT
10
13
34
11
13
17
12
15
5
15
9
4
THROUGH
9
12
18
0
19
15
11
8
9
9
15
7
EASTBOUND RIGHT
13
10
15
3
10
14
18
16
16
19
16
1
U-TURN
0
0
0
0
0
0
0
0
0
0
0
0
TOTAL
32
35
67
14
42
46
41
39
30
43
40
28
LEFT
17
12
25
7
20
24
24
15
22
33
20
3
THROUGH
7
7
14
0
10
7
12
5
3
5
9
8
WESTBOUND RIGHT
0
5
10
3
7
10
4
6
6
9
3
3
U-TURN
0
0
0
0
0
0
0
0
0
0
0
0
TOTAL
24
24
49
10
37
41
40
26
31
47
32
4
RIGHT ON
21
30
23
41
36
47
50
56
40
31
31
26
1-5 FWY RIGHT OFF
32
34
45
51
50
49
56
72
64
50
51
36
THROUGH
0
0
0
0
0
0
0
0
0
0
0
0
TOTAL
53
64
68
92
86
96
106
128
104
81
OZ
6
APPENDIX B
TRIP GENERATION RATES - LAND USE: CAR WASH
The facilities cited herein were manual operations where the driver parks and washes
his/her vehicle in a stall.
Average Weekday Vehicle Trip Ends Per Wash Stall
Average Range of Standard Number of Average Number of
Trip Rate Rates Deviation Studies Wash Stalls
108.000 1 5.0
Source: Institute of Transportation Engineers, "Trip Generation", 4th ed.
Saturday Vehicle Trip Ends Per Wash Stall
Average Range of Standard Number of Average Number of
Trip Rate Rates Deviation Studies Wash Stalls
132.800 1 5.0
Source: Institute of Transportation Engineers, "Trip Generation", 4th ed.
Average Weekday Peak Hour of Generator Vehicle Trip Ends Per Wash Stall
Average Range of Standard Number of Average Number of
Trip Rate Rates Deviation Studies Wash Stalls
8.000 1 5.0
Source: Institute of Transportation Engineers, "Trip Generation", 4th ed.
Saturday Peak Hour of Generator Vehicle Trip Ends Per Wash Stall
Average Range of Standard Number of Average Number of
Trip Rate Rates Deviation Studies Wash Stalls
20.600 11.200-30.000 2 5.0
Source: Institute of Transportation Engineers, "Trip Generation", 4th ed.
INTERSECTION CAPACITY UTILIZATION ANALYSIS
PROJECT: Tustin Auto Spa Traffic Impact Analysis
LOCATION : Red Hill Avenue at Nisson Road
REMARKS (CONDITION): Existing
PEAK HOUR CONDITIONS
INTERSECTION
TRAFFIC
NUMBER
CAPACITY
VOL/CAP
CRITICAL
APPROACH
VOLUMES
OF LANES
(VPH)
RATIO
MOVEMENT
N/B LEFT
33
1
1600
0.02
N/B THROUGH
817
2
3200
0.26
N/B RIGHT
16
--
--
--
S/B LEFT
54
1
1600
0.03
S/B THROUGH
832
2
3200
0.26
S/B RIGHT
11
--
--
--
E/B LEFT
172
1
1600
0.11
EJB THROUGH
23
1
1600
0.03
E/B RIGHT
29
--
--
--
W/B LEFT
46
1
1600
0.03
W/B THROUGH
4
1
1600
0.02
W/B RIGHT
30
--
SUM OF CRITICAL MOVEMENTS 0.43
YELLOW CLEARANCE ALLOWANCE 0.05
TOTAL ICU LEVEL 0.48 (A)
PEAK HOUR CONDITIONS
INTERSECTION
TRAFFIC
NUMBER
CAPACITY
VOL/CAP
CRITICAL
APPROACH
VOLUMES
OF LANES
(VPH)
RATIO
MOVEM
NT
N/B LEFT
N/B THROUGH
N/B RIGHT
S/B LEFT
S/B THROUGH
S/B RIGHT
E/B LEFT
E/B THROUGH
E/B RIGHT
W/B LEFT
W/B THROUGH
W/B RIGHT
SUM OF CRITICAL MOVEMENTS
YELLOW CLEARANCE ALLOWANCE 0.05
TOTAL ICU LEVEL ( )
INTERSh,-ZION CAPACITY UTILIZATION z--.ALYSIS
PROJECT: Tustin Auto Spa Traffic Impact Analysis
LOCATION : Red Hill Avenue at Nisson Road
REMARKS (CONDITION): Existing Plus Project
PEAK HOUR CONDITIONS
INTERSECTION
TRAFFIC
NUMBER
CAPACITY
VOL/CAP
CRITICAL
APPROACH
VOLUMES
OF LANES
(VPH)
RATIO
MOVEMENT
N/B LEFT
33
1,
1600
0.02
N/B THROUGH
817
2
3200
0.27
N/B RIGHT
46
--
--
--
S/B LEFT
93
1
1600
0.06
S/B THROUGH
832
2
3200
0.26
S/B RIGHT
11
--
--
--
E/B LEFT
172
1
1600
0.11
E/B THROUGH
40
1
1600
0.03
E/B RIGHT
29
--
--
--
W/B LEFT
76
1
1600
0.05
W/B THROUGH
21
1
1600
0.06
W/B RIGHT
69
--
SUM OF CRITICAL MOVEMENTS 0.50
YELLOW CLEARANCE ALLOWANCE 0.05
TOTAL ICU LEVEL 0.55 (A)
PEAK HOUR CONDITIONS
INTERSECTION
TRAFFIC
NUMBER
CAPACITY
VOL/CAP
CRITICAL
APPROACH
VOLUMES
OF LANES
(VPH)
RATIO
MOVE14EIlT
NIB LEFT
N/B THROUGH
N/B RIGHT
S/B LEFT
S/B THROUGH
S/B RIGHT
E/B LEFT
E/B THROUGH
E/B RIGHT
W/B LEFT
W/B THROUGH
W/B RIGHT
SUM OF CRITICAL MOVEMENTS
YELLOW CLEARANCE ALLOWANCE 0.05
TOTAL ICU LEVEL ( )
INTERSECTION CAPACITY UTILIZATION ANALYSIS
PROJECT: Tustin Auto Spa Traffic Impact Analysis
LOCATION : Red Hill Avenue at I-5 S/B Freeway Ramps
DATE OF SURVEY : May 25, 1990 DAY OF WEEK: Friday
REMARKS (CONDITION): Existing
PEAK HOUR CONDITIONS
INTERSECTION
TRAFFIC
NUMBER
CAPACITY
VOL/CAP
CRITICAL
L
APPROACH
VOLUMES
OF LANES
(VPH)
RATIO
MOVEMENT
T
N/B LEFT
--
--
--
--
N/B THROUGH
723
2
3200
0.23
N/B RIGHT
296
1
1600
0.19
S/B LEFT
195
1
1600
0.12
S/B THROUGH
567
2
3200
0.18
S/B RIGHT
--
--
--
--
E/B LEFT
184
1
1600
0.12
E/B THROUGH
2
--
--
--
E/B RIGHT
330
1
1600
0.21
W/B LEFT
--
--
--
--
W/B THROUGH
--
--
--
--
W/B RIGHT
--
--
--
--
SUM OF CRITICAL MOVEMENTS 0.58
YELLOW CLEARANCE ALLOWANCE 0.05
TOTAL ICU LEVEL 0.63 (B)
PEAK HOUR CONDITIONS
INTERSECTION
TRAFFIC
NUMBER
CAPACITY
VOL/CAP
CRITIC
L
APPROACH
VOLUMES
OF LANES
(VPH)
RATIO
MOVEME
T
N/B LEFT
N/B THROUGH
N/B RIGHT
S/B LEFT
S/B THROUGH
S/B RIGHT
E/B LEFT
E/B THROUGH
E/B RIGHT
W/B LEFT
W/B THROUGH
W/B RIGHT
SUM OF CRITICAL MOVEMENTS
YELLOW CLEARANCE ALLOWANCE 0.05
TOTAL ICU LEVEL ( )
INTERS _ZION CAPACITY UTILIZATION .-.ALYSIS
PROJECT: Tustin Auto Spa Traffic Impact Analysis
LOCATION : Red Hill Avenue at I-5 S/B Freeway Ramps
REMARKS (CONDITION): Existing Plus Project
PEAK HOUR CONDITIONS
INTERSECTION TRAFFIC NUMBER CAPACITY VOL/CAP CRITICAL
APPROACH VOLUMES OF LANES (VPH) RATIO MOVEMENT
PEAK HOUR CONDITIONS
INTERSECTION TRAFFIC NUMBER CAPACITY VOL/CAP CRITIC,L
APPROACH VOLUMES OF LANES (VPH) RATIO MOVEME T
N/B LEFT
N/B LEFT
--
--
--
--
N/B THROUGH
756
2
3200
0.24
N/B RIGHT
302
1
1600
0.19
S/B LEFT
195
1
1600
0.12
S/B THROUGH
600
2
3200
0.19
S/B RIGHT
--
--
--
--
E/B LEFT
184
1
1600
0.12
E/B THROUGH
2
--
--
--
E/B RIGHT
333
1
1600
0.21
W/B LEFT
--
--
--
--
W/B THROUGH
--
--
--
--
W/B RIGHT
--
--
--
--
SUM OF CRITICAL MOVEMENTS 0.59
YELLOW CLEARANCE ALLOWANCE 0.05
TOTAL ICU LEVEL 0.64 (B)
PEAK HOUR CONDITIONS
INTERSECTION TRAFFIC NUMBER CAPACITY VOL/CAP CRITIC,L
APPROACH VOLUMES OF LANES (VPH) RATIO MOVEME T
N/B LEFT
N/B THROUGH
N/B RIGHT
S/B LEFT
S/B THROUGH
S/B RIGHT
E/B LEFT
E/B THROUGH
E/B RIGHT
W/B LEFT
W/B THROUGH
W/B RIGHT
INTERSECTION CAPACITY UTILIZATION ANALYSIS
PROJECT: Tustin Auto Spa Traffic Impact Analysis
LOCATION : Red Hill Avenue at I-5 N/B Freeway Ramps
DATE OF SURVEY : May 25, 1990 DAY OF WEEK: Friday
REMARKS (CONDITION): Existing
PEAK HOUR CONDITIONS
INTERSECTION
TRAFFIC
NUMBER
CAPACITY
VOL/CAP
CRITICAL
APPROACH
VOLUMES
OF LANES
(VPH)
RATIO
MOVEMENT
N/B LEFT
438
1
1600
0.27
N/B THROUGH
469
2
3200
0.15
N/B RIGHT
--
--
--
--
S/B LEFT
--
--
--
--
S/B THROUGH
640
2
3200
0.26
S/B RIGHT
193
--
--
--
E/B LEFT
--
--
--
--
E/B THROUGH
--
--
--
--
E/B RIGHT
--
--
--
--
W/B LEFT
122
1
1600
0.08
W/B THROUGH
0
--
--
--
W/B RIGHT
241
1
1600
0.15
SUM OF CRITICAL MOVEMENTS 0.68
YELLOW CLEARANCE ALLOWANCE 0.05
ti TOTAL ICU LEVEL 0.73 (C)
11 PEAK HOUR CONDITIONS
INTERSECTION
TRAFFIC
NUMBER
CAPACITY
VOL/CAP
CRITICAL
APPROACH
VOLUMES
OF LANES
(VPH)
RATIO
MOVEMENT
INTERSi-2ION CAPACITY UTILIZATION �,ALYSIS
PROJECT: Tustin Auto Spa Traffic Impact Analysis
LOCATION : Red Hill Avenue at I-5 NIB Freeway Ramps
REMARKS (CONDITION): Existing Plus Project 11
PEAK HOUR CONDITIONS
INTERSECTION
TRAFFIC
NUMBER
CAPACITY
VOL/CAP
CRITICAL
APPROACH
VOLUMES
OF LANES
(VPH)
RATIO
MOVEME
T
NIB LEFT
491
1
1600
0.28
NIB THROUGH
499
2
3200
0.16
NIB RIGHT
--
--
--
--
SIB LEFT
--
--
--
--
SIB THROUGH
670
2
3200
0.27
SIB RIGHT
193
--
--
--
E/B LEFT
--
--
--
--
E/B THROUGH
--
--
--
--
E/B RIGHT
--
--
--
--
W/B LEFT
128
1
1600
0.08
W/B THROUGH
0
--
--
--
W/B RIGHT
241
1
1600
0.15
SUM OF CRITICAL MOVEMENTS 0.70
YELLOW CLEARANCE ALLOWANCE 0.05
TOTAL ICU LEVEL 0.75 (C)
PEAK HOUR CONDITIONS
INTERSECTION
TRAFFIC
NUMBER
CAPACITY
VOL/CAP
CRITICAL
APPROACH
VOLUMES
OF LANES
(VPH)
RATIO
MOVEMENT
NIB LEFT
NIB THROUGH
NIB RIGHT
SIB LEFT
SIB THROUGH
SIB RIGHT
E/B LEFT
E/B THROUGH
E/B RIGHT
W/B LEFT
W/B THROUGH
W/B RIGHT
SUM OF CRITICAL MOVEMENTS
YELLOW CLEARANCE ALLOWANCE 0.05
TOTAL ICU LEVEL ( )
INTERSECTION CAPACITY UTILIZATION ANALYSIS
PROJECT: Tustin Auto Spa Traffic Impact Analysis
LOCATION : Red Hill Avenue at E1 Camino Real
DATE OF SURVEY : May 25, 1990 DAY OF WEEK: Friday
REMARKS (CONDITION): Existing
PEAK HOUR CONDITIONS
INTERSECTION
TRAFFIC
NUMBER
CAPACITY
VOL/CAP
CRITICAL
APPROACH
VOLUMES
OF LANES
(VPH)
RATIO
MOVE
NT
N/B LEFT
93
1
1600
0.06
S/B LEFT
N/B THROUGH
593
2
3200
0.19
S/B THROUGH
N/B RIGHT
24
--
--
--
S/B RIGHT
S/B LEFT
18
1
1600
0.01
E/B LEFT
S/B THROUGH
684
2
3200
0.22
E/B THROUGH
S/B RIGHT
15
--
--
--
E/B RIGHT
E/B LEFT
49
1
1600
0.03
W/B LEFT
E/B THROUGH
43
1
1600
0.07
W/B THROUGH
E/B RIGHT
64
--
--
--
W/B RIGHT
W/B LEFT
85
1
1600
0.05
W/B THROUGH
27
1
1600
0.03
W/B RIGHT
26
--
--
--
SUM OF CRITICAL MOVEMENTS 0.40
YELLOW CLEARANCE ALLOWANCE 0.05
TOTAL ICU LEVEL 0.45 (A)
PEAK HOUR CONDITIONS
INTERSECTION TRAFFIC NUMBER CAPACITY VOL/CAP CRITICAL
APPROACH VOLUMES OF LANES (VPH) RATIO MOVEMENT
N/B LEFT
N/B THROUGH
N/B RIGHT
S/B LEFT
S/B THROUGH
S/B RIGHT
E/B LEFT
E/B THROUGH
E/B RIGHT
W/B LEFT
W/B THROUGH
W/B RIGHT
II SUM OF CRITICAL MOVEMENTS II
II YELLOW CLEARANCE ALLOWANCE 0.05
�— TOTAL ICU LEVEL � �
INTERSECTION CAPACITY UTILIZATION ANALYSIS
PROJECT: Tustin Auto Spa Traffic Impact Analysis
LOCATION : Red Hill Avenue at E1 Camino Real
REMARKS (CONDITION): Existing Plus Project
PEAK HOUR CONDITIONS
INTERSECTION TRAFFIC NUMBER CAPACITY VOL/CAP CRITI
APPROACH VOLUMES OF LANES (VPH) RATTn Hr ) 7,pm
N/B LEFT
100
1 1600
0.06
THROUGH
N/B
RIGHT
N/B THROUGH
607
2 3200
0.20
S/B
THROUGH
N/B RIGHT
31
-- __
E/B
LEFT
S/B LEFT
18
1 1600
0.01
E/B
RIGHT
S/B THROUGH
700
2 3200
0.22
W/B
THROUGH
S/B RIGHT
15
-_ -_
E/B LEFT
49
1 1600
0.03
E/B THROUGH
43
1 1600
0.07
E/B RIGHT
71
_- __
W/B LEFT
92
1 1600
0.06
W/B THROUGH
27
1 1600
0.03
W/B RIGHT
26
-- __
bUM OF CRITICAL MOVEMENTS 0.41
YELLOW CLEARANCE ALLOWANCE 0.05
TOTAL ICU LEVEL 0.46 (A)
PEAK HOUR CONDITIONS
INTERSECTION TRAFFIC NUMBER CAPACITY VOL/CAP CRITI
APPROACH VOLUMES OF LANES (VPH) RATIO MOVEM
N/B
LEFT
N/B
THROUGH
N/B
RIGHT
S/B
LEFT
S/B
THROUGH
S/B
RIGHT
E/B
LEFT
E/B
THROUGH
E/B
RIGHT
W/B
LEFT
W/B
THROUGH
W/B
RIGHT
SUM OF CRITICAL MOVEMENTS
YELLOW CLEARANCE ALLOWANCE 0.05
TOTAL ICU LEVEL
m a o ARCHITECTURE E-�
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RESOLUTION NO. 90-121
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF TUSTIN, CALIFORNIA, DENYING ZONE CHANGE 90-
01, A REQUEST TO REZONE PROPERTY LOCATED AT
1501 NISSON ROAD FROM C-1 (RETAIL COMMERCIAL),
TO C -G (COMMERCIAL GENERAL)
The City Council of the City of Tustin does her
resolve as follows:
I. The City Council finds and determines as follows:
A. That a proper application has been filed o
behalf of Eugene Tutt of Tustin Auto Spa fo
the purpose of rezoning a .68 acre parce
situated at 1501 Nisson Road from C-1 (Retai
Commercial) to C -G (Commercial General) an
described as Assessor's Parcel 432-402-02.
B. That a public hearing before the City Council
to consider Zone Change 90-01 was duly called,
noticed and held on September 171 1990.
C. This- Zone Change has been reviewed i
accordance with the California Environmenta
Quality Act. It has been determined that thi
project will not have a significant effect o
the environment and a Negative Declaration ha
been prepared.
D. The proposed zoning is inconsistent with th
General Plan in that the intense nature of th
C -G district is not appropriate in light o
the predominate multi -family character of th
surrounding area; and that the zone chang
does not provide the appropriate land us
buffer from sensitive uses.
E. The proposed zoning is not in the bes
interest of the public health, safety an
welfare and would not be compatible with th
existing adjacent residential uses in that th
C -G district does not provide for the logica
transition between multi -family and commercia
uses; and that the zone change would encourag
more vehicular activity on primaril
residential area and on a local collecto
which is not designed to accommodate mor
intense commercial activity.
II. The City Council hereby denies Zone Change 90-01. 1
proposal to rezone property located 1501 Nissor
Road f rom C-1 (Retail Commercial) to C-(
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Resolution No. 90-121
Page 2
(Commercial General) as shown on Exhibit A of thi!
resolution without predudice which would allow the
applicant to reapply in the future without a on(
(1) year wait.
PASSED AND ADOPTED at a regular meeting of the Tustii
City Council held on the 17th day of September, 1990.
MARY WYNNE
City Clerk
RICHARD EDGAR
Mayor
I 17OR '.CONTINU
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RESOLUTION NO. 90-120
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF TUSTIN, CALIFORNIA CERTIFYING THE FINAL
NEGATIVE DECLARATION AS ADEQUATE FOR ZONE
CHANGE 90-1 AND CONDITIONAL USE PERMIT 90-3
INCLUDING REQUIRED FINDINGS PURSUANT TO THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.
The City Council of the City of Tustin does here
resolve as follows:
I. The City Council finds and determines a
follows:
A. The request to approve Zone Change 90-1 an
Conditional Use Permit 90-3 are considere
"projects" pursuant to the terms of th
California Environmental Quality Act.
B. A Negative Declaration has been prepared fo
these projects and has been distributed fo
public review.
C. Whereby, the City Council of the City o
Tustin has considered evidence presented b
the Community Development Director and othe
interested parties with respect to the subjec
Negative Declaration.
D. The City Council has evaluated the proposes
final Negative Declaration and determined it
to be adequate and complete.
II. A Final Negative Declaration has been completed it
compliance with CEQA and State guidelines. ThE
Planning Commission, having the final approval
authority over Conditional Use Permit 90-3, the
City Council having final approval authority over
Zone Change 90-1 and the Community Development
Department having final approval authority over
Design Review has received and considered the
information contained in the Negative Declaration
prior to approving the proposed project and found
that it adequately discussed the environmental
effects of the proposed project. On the basis of
the initial study and comments received during the
public review process, the City Council has found
that although the proposed projects could have a
significant effect on the environment, there will
not be a significant effect on it in this case
because mitigation measures identified in the
Negative Declaration have been incorporated into
the projects which mitigate any potential
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Resolution No. 90-120
Page 2
significant environmental effects to a point wher
clearly no significant effect would occur and ar
identified in Exhibit A to the attached Negativ
Declaration and initial study and are adopted a
findings and conditions of Planning Commissio
Resolution No. 2816 incorporated herein b
reference.
PASSED AND ADOPTED at a regular meeting of the Tusti
City Council held on the 17th day of September, 1990.
MARY WYNN
City Clerk
RICHARD EDGAR
Mayor
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ORDINANCE NO. 1049
A ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUSTIN, CALIFORNIA, APPROVING OF ZONE CHANGE
90-01, A REQUEST TO REZONE PROPERTY LOCATED AT
1501 NISSON ROAD FROM C-1 (RETAIL COMMERCIAL)
TO C -G (COMMERCIAL GENERAL)
The City Council of the City of Tustin does hereby ordah
as follows:
I. The City Council finds and determines as follows:
A. That a proper application has been filed o
behalf of Eugene Tutt of Tustin Auto Spa fo
the purpose of rezoning a .68 acre parce
situated at 1501 Nisson Road from C-1 (Retai
Commercial) to C -G (Commercial General) an
described as Assessor's Parcel 432-402-02.
B. That a public hearing before the City Counci
to consider Zone Change 90-01 was duly called
noticed and held on September 17, 1990.
C. This Zone Change has been reviewed i
accordance with the California Environmenta
Quality Act. It has been determined that thi
project will not have a significant effect o
the environment and a Negative Declaration ha
been prepared.
D. The proposed zoning is consistent with th
General Plan in that the proposed zoning woul
allow compatible commercial uses and orderl
development in the area and with the Genera
Plan Land Use Map which designates the subj ec
site as Commercial.
E. The proposed zoning is in the best interest o
the public health, safety and welfare an
would be compatible with the existing adjacen
residential, commercial, and freewa
improvements in that the property is situate
adjacent to the freeway in which commercia
uses including the proposed C -G District ar
currently located; that the zone chang
development criteria is such that a greate
buffer from the adjacent residentially zone
property will be established; and that th
review mechanisms established by the distric
will ensure compatibility.
II. The City Council hereby approves Zone Change 90-0:
as shown on Exhibit A, amending the City of Tustil
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Resolution No. 1049
Page 2
Zoning Map to rezone property located 1501 Nisso
Road from C-1 (Retail Commercial) to C -
(Commercial General).
PASSED AND ADOPTED at a regular meeting of the Tusti
City Council held on the 17th day of September, 1990.
MARY WYNNE
City Clerk
RICHARD EDGAR
Mayor
FOR .-CONTINLJ
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PUBLIC HEARING N0. 2
9/17/90
.�►
DATE: Inter - Com
� �
SEPTEMBER 17, 1990
WILLIAM A. HUSTON, CITY MANAGER
TO:
COMMUNITY DEVELOPMENT DEPARTMENT
FROM:
APPEAL OF CONDITION 8.9 (PLANNING COMMISSION RESOLUTIOZ
SUBJECT: 2816) OF CONDITIONAL USE PERMIT 90-3
RECOMMENDATION
It is recommended that the City Council take one of the followi
actions;
1. Table appeal of CUP 90-3 if Zone Change 90-1 is denied,
by minute action; or
2. Delete Condition 8.9 of Planning Commission
Resolution 2816 by adoption of Resolution 90-125.
BACKGROUND
At their regular meeting on August 13, 1990, the Planni.
Commission adopted Resolution 2816 conditionally approving U
Permit 90-3, a proposal to allow a hand car wash at 1501 Niss
Road.
At the subject meeting the applicant noted a concern with conditio
8.9 of the subject Conditional Use Permit in that it required th
removal of an existing legal non -conforming billboard.
On August 20, 1990 the applicant filed a formal appeal of condition
8.9 of Planning Commission Resolution 2816 which requires removal
of an existing legal non -conforming billboard.
DISCUSSION
The subject billboard in question is currently located at the
northwest corner of 1501 Nisson Road. The billboard is
approximately 40 feet in height and set back approximately five
feet from both the side and rear property lines.
The billboard was proposed by the applicant to be enclosed in a
landscaped area, and protected by a six inch high concrete curb.
The applicant indicated that the billboard had been approved by the
county before the subject property was incorporated into the City.
He further represented that the billboard constituted a significant
Appeal of Condition 8.9
Page 2
income to his family.
After evaluating the risk associated with the subject request th
Planning Commission Conditional Use Permit 90-3 which include
condition 8.9 of Resolution 2816 requiring the applicant to remov
the existing billboard approved for the following reasons;
1. The City's current sign code does not permit billboard
because they have been found to detract from the physica
environment in which they are located.
2. The sign code states that "any off -premise sign installe
for the purpose of advertising a product, event, perso
or subject not related to the premises upon which sai
sign is located, except directional sign i
prohibited...".
3. The sign code has previously established an abatemen
period for non -conforming billboards to be removed by Ma
11 1978, (Section 9462).
4. The billboard, exceeds the 35 foot maximum heigh
limitation established by the zone.
5. The existing billboard was incompatible with the propose
development in that it is physically unattractive and ha
no logical function to the car wash development.
6. The proposed identification sign location for the ca
wash is identified to be on the tower element of th
building and therefore no additional freeway visibilit
signage would be necessary.
7. It was concluded that the billboard would be used fo
advertisement of products and services not related to th
car wash.
8. By permitting the subject billboard to remain, the
opportunity of bringing the non -conforming billboard intc
compliance (i.e., removal) would pass and given the
language established by the non -conforming use ordinance,
without modification of the subject sign the billboard
would be allowed to remain.
In addition, the applicant was previously denied a Variance
relocate previously existing billboards onto the subject site d
to non -conformity with existing provisions of the sign code.
At the Planning Commission meeting, Assistant City Attorney Loi
Jeffrey stated that the City had the general authority under it
police power to condition the use permit upon the removal of th
Community Development Department
Appeal of Condition 8.9
Page 3
billboards, but that there were litigation risks in doing so.
representative of Martin Communications, the billboard lessee
stated that "if the billboard was forced to be removed under thes
circumstances, there would be litigation". It was pointed out t
the Planning Commission by the City Attorney' s of f ice that there i
a "significant risk" and that because of the unsettled state o
the law, the City Attorney's office could not guarantee that th
City would be upheld in such litigation.
In light of the litigation threats by the billboard lessee and the
opposition of the applicant to removal of the billboard, as
evidenced by this appeal, the City Attorney's office has
recommended that if the Conditional Use Permit is approved, the
condition requiring removal of the billboard should be deleted.
This is because although the City could order the removal of hE
billboard at any time, it would be required to pay compensation tc
the billboard owner if we do not prevail in litigation.
Information supplied to us by an attorney representing the
billboard owner, concluded that two other billboards recently
condemned by CalTrans were worth approximately $900,000.00.
In summary, staff would recommend that if the City Counci
otherwise determines to uphold approval of Conditional Use Permi
90-3 by approval of Zone Change 90-1, that condition 8.9 o
Resolution Number 2816 be deleted.
Christopher E. J ckson, Sr. Christin'e'-A.'Shinc
dAton
Associate Planner Director of Communit
Development
Attachments - Site Plan and Elevation
Resolution 90-125
Community Development Department
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271
281
RESOLUTION NO. 90-125
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF TUSTIN, CALIFORNIA, APPROVING CONDITIONAL
USE PERMIT 90-3 AND THE DELETION OF CONDITION
8.9 OF PLANNING COMMISSION RESOLUTION 2816
REQUIRING REMOVAL OF AN EXISTING LEGAL NON-
CONFORMING BILLBOARD.
The City Council does hereby resolve as follows:
I. The City Council finds and determines as follows:
A. That a proper application, (Use Permit No. 90
3) has been filed on behalf of Eugene F. Tut
of Tustin Auto Spa to authorize establishmen
of a 7,763 square foot hand car wash buildin
on the property located at 1501 Nisson Roa
and described as Assessor's Parcel No. 432
402-02.
B. That a public hearing was duly called, notice
and held on said application on August 13
1990 by the Planning Commission at which tim
the _Planning Commission adopted Resolutio
2816 to approve Conditional Use Permit 90 -
subject to conditions.
C. That appeal of condition 8.9 of Plannin
Commission Resolution 2816 was timely filed b
Tustin Auto Spa.
D. That a public hearing to consider the appea
of said application was duly called, noticed
and held on September 17, 1990.
E. That establishment, maintenance, and operatio
of the use applied for will not, under th
circumstances of this case, be detrimental t
the health, safety, morals, comfort, o
general welfare of the persons residing o
working in the neighborhood of such propose
use, evidenced by the following findings:
1. The use applied for is a conditionall
permitted use within the C -G (Commercia
General) District; an application for
zone change to C -G from C-1 (Retai
Commercial) has been approved by the Cit
Council.
2. The use applied for is consistent wit
the Commercial Land Use Designation o
the City's General Plan.
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_ 271
Ka
Resolution No. 90-125
Page 2
3. As conditioned, the use will not pose
threat to surrounding uses as the pea]
hours of operation are between 11:30 a . m ,
and 2:00 p.m. and therefore will not
interfere with peak a.m. and peak p.m,
traffic into and out of the adj aceni
residential development; property
development plans identify berming an(
landscaping to reduce visual impact; anc
all associated traffic impacts will bE
mitigated.
D. That the establishment, maintenance, an
operation of the use applied for will not b
injurious or detrimental to the property an
improvements in the neighborhood of th
subject property, nor to the general we 1 f ar
of the City of Tustin as the property will b
developed in accordance with applicabl
development standards; improvements to th
existing street system will be required t
mitigate traffic impacts; and that th
adjacent properties will benefit from th�
development of the car wash in their vicinit-
in the form of expanded available services.
E. A Negative Declaration has been prepared i
accordance with the California Environmenta
Quality Act.
II. The City Council hereby approves Conditional Use
Permit 90-3 with deletion of condition 8.9 of
Planning Commission Resolution 2816 which requires
removal of and existing legal non -conforming
billboard. All other conditions contained in
Planning Commission Resolution 2816 and Exhibits
shall remain in full force and affect and are
incorporated herein by reference.
PASSED AND ADOPTED at a regular meeting of the Tustin
City Council, held on the 17th day of September, 1990.
MARY WYNNE
City Clerk
RICHARD EDGAR
Mayor