HomeMy WebLinkAbout07-ATTACHMENT KATTACHMENT K
PC STAFF REPORT DATED JUNE 11, 2019
AGENDA REPORI
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MEETING DATE: JUNE 11, 2019
TO: PLANNING COMMISSION
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: CONDITIONAL USE PERMIT 2018-00018 AND
DESIGN REVIEW 2018-00026
APPLICANT: TERRY ODLE/MG2
3333 MICHELSON DRIVE, SUITE 100
IRVINE, CA 92612
PROPERTY OWNER: DIANA SALAZAR
COSTCO DIRECTOR OF REAL ESTATE
COSTCO WHOLESALE CORPORATION
9 CORPORATE PARK, SUITE 230
IRVINE, CA 92606
LOCATION: 2541 AND 2655 EL CAMINO REAL
GENERAL PLAN: PLANNED COMMUNITY COMMERCIAL/BUSINESS
ZONING: PLANNED COMMUNITY MIXED-USE
EAST TUSTIN SPECIFIC PLAN
ITEM 44
ENVIRONMENTAL: THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT
TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA) SECTION 15332, CLASS 32.
PC Report
June 11, 2019
CUP 2018-000181DR 2018-00026
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REQUEST: A REQUEST TO DEMOLISH THE EXISTING GOODYEAR
TIRE CENTER AND ADJACENT PARKING AREA AT 2541 EL
CAMINO REAL AND REPLACE WITH 56 NEW PARKING
STALLS AND CONSTRUCT A NEW 16 PUMP COSTCO
GASOLINE FUEL STATION WITH CANOPY AND RELATED
EQUIPMENT AT 2655 EL CAMINO REAL.
RECOMMENDATION:
That the Planning Commission adopt Resolution No. 4385, approving Conditional Use
Permit (CUP) 2018-00018 and Design Review (DR) 2018-00026 to demolish the existing
Goodyear Tire Center and adjacent Goodyear parking area at 2541 EI Camino Real and
replace with 56 new parking stalls and to construct a new 16 pump Costco Gasoline fuel
station with canopy, related equipment and landscaping at 2655 El Camino Real.
APPROVAL AUTHORITY:
The project site is located within the Planned Community Mixed -Use (PCMU) zoning district
of the East Tustin Specific Plan (ETSP) area. Pursuant to Section 3.8.2 and 3.7.2.A.1.0 of
the ETSP, new service stations are subject to the approval of a CUP. Pursuant to Tustin
City Code (TCC) Section 9291 c, the Planning Commission has the authority to review and
act on CUPs.
Pursuant to TCC Sections 9272, design review approval is required for new structures,
major exterior alterations or enlargement of existing structures.
BACKGROUND:
Project Site and Surrounding Uses
The shopping center, in which the proposed project is located, is improved with an existing
Costco Warehouse building, Goodyear Tire Center, a major retail store (formerly
Kmart/Sears/Ansar Gallery), McDonalds, and two (2) multi -tenant buildings. The site is
located within the ETSP and is designated as Mixed -Use. To the north, across Bryan
Avenue are single-family residences and to the west, across Tustin Ranch Road are
condominiums. The Tustin Auto Center is to the south, across EI Camino Real; the Tustin
Market Place is to the east beyond the EI Modena Flood Channel and Myford Road.
Currently, there are two (2) Costco Warehouses within the City; one (1) at The District at
Tustin Legacy shopping center and a second one at the subject property off EI Camino
Real. The District location currently has a gasoline fuel station with eleven (11 ) fuel pumps
with 22 fueling dispensers. The proposed project will consist of sixteen (16) pumps with
32 fueling dispensers, overhead canopy and associated equipment.
PC Report.
June 11, 2019
CUP 2018-000181DR 2018-00026
Page 3
Site Plan
2655 El Camino Real (Proposed Location)
PC Report
June 11, 2019
CUP 2018-0001 BOR 2018-00026
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2541 El Camino Real (Existing Building to be Demolished)
East Tustin Specific Plan
The ETSP was adopted by the City in 1986. In March 1992, an amendment to the East
Tustin Development Agreement was approved which included a modification to the
Sector 12 Concept Plan and approval of Vesting Tentative Tract Map 14610.
The original Sector 12 Concept Plan included 19 -acres of commercial development and
five (5) acres reserved for a hotel on the subject site. The 1992 modification eliminated
the hotel use at the site and the tract map that was processed concurrently with a Design
Review application subdivided the 12 -acre property into six (6) numbered lots to allow the
ultimate construction of a 274,175 square foot retail commercial center. The commercial
center was comprised of two (2) major retail tenants and five (5) individual pad tenants.
Costco and K -Mast were the first anchor tenants within the center and both moved in
following construction completion in 1993-1994. Costco has remained a major tenant,
at the same location since 1993-1994.
DISCUSSION:
Proposal
The shopping center has an overall site comprised of approximately twelve (12) acres;
however, the addition of the gasoline station would be contained within an approximate
one (1) acre portion of the site within the Costco parcel; more specifically the southeastern
corner of the existing shopping center. The gasoline station would be developed as an
accessory use to the existing Costco Warehouse business. The existing 9,136 square
foot Goodyear Tire Center building and adjacent parking area is proposed to be removed
as part of the project. Fifty-six (56) parking spaces will be striped in place of the building.
PC Report
June 11, 2019
CUP 2018-00018/DR 2018-00026
Page 5
The proposed project will consist of sixteen (16) pumps with 32 fueling dispensers,
overhead canopy and associated equipment.
1 _
Proposed Site Plan
Enlarged Site Plan
PC Report
June 11, 2019
CUP 2018-000181DR 2018-00026
Page 6
ANALYSIS:
Business Hours of Operation
The gasoline station is proposing to operate from 5:00 AM to 10:00 PM daily. The station
will be available for Costco Warehouse members only and requires a Costco membership
to access the fuel pumps. The proposed station would be manned by one (1) Costco
employee who will oversee day-to-day operations and cleanliness at the site. No other
automotive or retail sales will be available at the station.
The gasoline station would be equipped with a red-light/green-light system to indicate
which pump was open and available to the next person in line along with CostcoPay (a
key -fob pay system), which, per the applicant, improves efficiency and helps shorten lines
to waiting customers. Entry and exit for fuel deliveries to the site would be to and from
Bryan Avenue. No deliveries of fuel would take place off EI Camino Real.
The proposed business hours of the service station are compatible with the surrounding
businesses in that the station provides a consumer service during typical service station
hours. Modifications to the hours of operation may be limited by the Community
Development Director if it is determined that impacts to the surrounding tenants or properties
are occurring.
Parking/Circulation/Queue Management
The existing Costco Warehouse property features 623 parking spaces, which exceeds the
City's minimum parking standard of 544 stalls (4.5 stalls/1,000 SF of building area). There
is also a recorded Covenant, Conditions and Restriction (CC&R's) document between
Costco and Sears (formally Kmart) and the adjacent leaseholder of the other major tenant
building) that is more restrictive. The applicant has indicated that they plan to adhere to the
existing CC&R conditions and do not intent to modify. Per this agreement, the parking
standards require both large retail users to maintain a minimum parking ratio of 5 stalls/1,000
SF of building area. For the purpose of the CC&R's, the required number of parking stalls
for Costco is 605 stalls and the total number of parking spaces with the proposed project
will be 605 stalls, which adheres to this requirement.
The Costco Warehouse and proposed project is part of a larger shopping center with other
tenants. The existing overall parking for both Costco and the other retail commercial tenants
within the shopping center is summarized below:
Required (per TCC)
Parking
ProvidedParking
Costco
544
605
Kmart
474
530
Pad B
37
32
Pad C
37
32
McDonalds
18
55
Total Parking
1110
1254
PC Report
June 11, 2019
CUP 2018-000181DR 2018-00026
Page 7
A Traffic Analysis was prepared for the proposed project which analyzed trip impacts of the
proposed station and accounted for the fact that an existing on-site use, the Goodyear Tire
Center, would be replaced with parking area. The analysis also included an examination
of traffic volumes and intersection Levels of Service (LOS) and concluded that additional
trips generated by the proposed use would allow all studied intersections to continue to
operate acceptably at (LOS) A or B. The location of the four (4) islands with sixteen (16)
pumps and the site configuration on the property will accommodate the fueling for 32
vehicles, with additional stacking of another 40 vehicles east of the pump islands. The
project would also provide a dedicated westbound right turn lane into the site at Auto Center
Drive and EI Camino Real and restriping of EI Camino Real.
vroposea stacKing vian
Customers would enter the site traveling either west or eastbound on EI Camino Real via
an existing driveway apron at the intersection of EI Camino Real and Auto Center Drive that
would continue to provide access to the existing commercial tenants and proposed gasoline
station. Customers could also enter the shopping center from Bryan Avenue and Tustin
Ranch Road.
Vehicular queueing data was collected at other Costco Gasoline fueling sites to determine
the anticipated queues for the proposed station. Based on the comparable locations with
PC Report
June 11, 2019
CUP 2018-00018/DR 2018-00026
Page 8
22 or more fueling positions, the average 95th percentile queue was 26 vehicles with the
highest recorded queue at 35 vehicles. With 32 vehicles fueling at one time with the
proposed station and queueing for another 40 vehicles behind those fueling, a maximum of
72 vehicles can be accommodated without interfering with site operations.
If queues should extend beyond the designated queue area, two (2) queue management
plans has been included within the Traffic Analysis (Attachment D and E). If queues cannot
be adequately managed by the strategies shown in the plan, the northbound right tum into
the parking aisle adjacent to the fuel station would be closed using retractable bollards to
route customers to the next parking aisle to provide more queueing area prior to affecting
street operations. In addition to the queue management plan, the City has stipulated that
during peak demands, three (3) on-site traffic attendants will be present to guide and direct
traffic when fueling, which is specified in Condition 2.9 in the attached Resolution. Per
Condition 2.13, if the City determines that a parking or traffic queuing problem exists on the
site or in the vicinity because of the facility, the Community Development Director, Police
Chief, and/or Public Works Department may require the applicant to prepare a parking
demand analysis or traffic study queuing analysis and the applicant would be required to
provide measures to alleviate the problem.
Design Review
The proposed project would be developed within the southeastern corner of the existing
Costco Warehouse parking lot adjacent to El Camino Real and Myford Road. A grade
change exists between EI Camino Real and the subject site and there is an existing CMU
block wall that will provide added screening of the gasoline station from EI Camino Real.
The project includes a.12,684 square foot canopy over the proposed fueling stations
which will be supported by sixteen (16) CMU columns which will have an exterior
treatment of split and smooth face to match the existing warehouse building. The canopy
will be painted white with an area towards the center of the canopy (on each side)
designated for future signage (see proposed elevation).
There will be two (2) pieces of equipment on-site which include a clean air separator
(approx. 204 square feet) which will be contained within a split -face masonry CMU block
wall measuring six (6) feet in height with metal gates for access. Surrounding the
separator will be new landscaping for additional' screening. The controller enclosure
(approx. 117 square feet) will be painted Camel (#PCTT 20169) to coordinate with the
columns and existing Costco Warehouse building and will measure 8'-6" in height with
landscaping to provide screening. The clean air separator and controller enclosure will
both be located east of the proposed pumps on a raised island.
PC Report
June 11, 2019
CUP 2018-000181DR 2018-00026
Page 9
SOUTH ELEVATION AND DISPENSER ISLANDS NORTH SIMILAR
x SASS HEVATM AND DISPENSER ISL:WOS WEST SIMILHi
Proposed Elevations
No buildings are being proposed as part of this project aside from an equipment enclosure
containing the equipment controllers. The site currently has some landscaping, and the
proposed project includes the installation of new trees, planting and other types of landscaping
throughout the existing Costco Warehouse parking lot and within the new fueling area.
Additional landscaping will be added to the southeast comer of the shopping center/project site
for added screening of the equipment enclosure.
3 EN_ LITE ELEL'TRICJK ENTRY ENCL45URE ELEVATION AWAY FROM CANOPY 5 ENCLOSURE ELEVATION FACING CANOPY 6 Fi1C105URE STORAGE WM
MATEMALS
S Q
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.r•uea .,--,.. :4'�•,...c n..% wap rw�ou
Proposed Equipment Enclosure & Materials/Colors
PC Report
June 11, 2019
CUP 2018-000181DR 2018-00026
Pagel 0
Signage
As part of the development of the service station, the applicant will be required to have signs
pursuant to State Law to advertise the type and pricing of the fuel. The applicant has
indicated that the sign plans will be submitted later in time and in conjunction with
construction drawings.
Pursuant to TCC Section 9403h,. a master sign plan is required for developments in specific
plan areas in the City. Accordingly, Condition 1.10 of Resolution 4385 will require the
applicant to apply for a Master Sign Program for the property.
PUBLIC HEARING NOTIFICATION:
A public hearing notice identifying the time, date and location of the public hearing for the
project was published in the Tustin News. The applicantlarchitect and property owner as
well as property owners within 300 -feet of the site were also notified of the hearing by
mail. in addition, hearing notices were physically posted at eight (8) locations throughout
the property as well as on the City's website.
ENVIRONMENTAL:
This project is Categorically Exempt from further environmental review pursuant to the
CEQA Class 32, "In -Fill Development Projects" in that the project is consistent with the
City's General Plan and ETSP and occurs within city limits on a project site of no more
than five (5) acres substantially surrounded by urban uses. The project site has no value
as habitatfor endangered, rare, or threatened species. The project can be adequately
served by all required utilities and public services. Approval of the project would not result
in any significant effects relating to traffic, noise, air quality, or water quality as follows:
Traffic
A Traffic Analysis was included with the submittal application which analyzed anticipated
trip generation & related impacts, LOS at different intersections and anticipated queueing.
A detailed queueing management plan is incorporated into the analysis to accommodate
peak demand scenarios at the gasoline station. In addition to the queue management
plan, the City has stipulated that during peak demands, three (3) on-site traffic attendants
will be present to guide and direct traffic which will mitigate any potential impacts to a less
than significant level.
Noise
Per the TCC, residential properties are designated as Noise Zone 1 and commercial
properties are designated Noise Zone 2. Based on these designations, any proposed
uses shall be evaluated to ensure that the use not exceed specific noise standards. The
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June 11, 2019
CUP 2018-000181DR 2018-00026
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location of the proposed use is surrounded by an existing retail commercial area and is
not located immediately adjacent to any sensitive uses. The nearest residential use is
approximately 640 -feet to the north (across Bryan Avenue) and approximately 1,350 -feet
away to the west of the subject property. As conditioned, any noise generated by the
proposed gasoline station, including any construction, would adhere to the Tustin Noise
Ordinance and General Plan Noise Element. The proposed gasoline station would be
compatible with surrounding uses in that scope of operations would be compatible with
other uses in the area.
Air Quali
The construction and operation of the gas station will operate within the ministerial
requirements of the Air District and the project has been conditioned with the applicant
obtaining approval from the Air Quality Management District (AQMD) prior to issuance of
either building or grading permits.
The project will require the issuance of an Authority to Construct (ATC) and Permit to
Operate (PTO) based on the Air District's review of the project and will utilize the latest
technology to meet all local, state, and federal regulations. All tanks and dispensers are
equipped with latest Phase I and Phase 11 Enhanced Vapor Recovery (EVR) vapor
recovery air pollution control equipment technology per CARE regulations and associated
Executive Orders. The Phase I EVR equipment controls the vapors in the return path from
the tanks back to the tanker truck during offloading filling operations. The Stage I EVR
systems are 98 percent effective in controlling fugitive emissions from escaping into the
environment. The Phase 11 EVR equipment controls the vapors in the return path from the
vehicles back to the tanks and are 95 percent effective in controlling fugitive emissions
from escaping,into the environment.
Water Quality
The application for the proposed project included a Preliminary Water Quality
Management Plan (PWQMP) and Hydrology Report which addressed and analyzed water
quality and on-site drainage. The submitted water quality analysis for the project was
reviewed by City staff and demonstrated compliance with the requirements of State Water
Quality Regional Control (SWRCB) and other Federal, State and local regulations relative
to water quality and drainage.
FINDINGS:
In determining whether to approve the CUP for the project, the Planning Commission must
determine whether the proposed use would be detrimental to the health, safety, morals,
comfort, or general welfare of the persons residing or working in the neighborhood, nor be
injurious or detrimental to the property and improvements in the neighborhood of the subject
property, or to the general welfare of the City of Tustin.
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June 11, 2019
CUP 2018-000181DR 2018-00026
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1) Pursuant to Section 3.8.2 and 3.7.2.A.l .0 of the ETSP, the Specific Plan allows
for service stations with the approval of a CUP.
2) Pursuant to TCC Section 9291c, the Planning Commission is authorized to act
on CUPs and impose conditions deemed necessary to protect the public interest
and ensure compliance with the General Plan.
3) The proposed use, as conditioned, would not be detrimental to surrounding
properties in that the scope of operations for the proposed service station would
be compatible and provide support services for the uses in the area.
4) The proposed use is not anticipated to result in parking impacts since the site
provides more than the TCC required number of parking spaces to service the
existing shopping center and proposed use. Demolition of the existing Goodyear
Tire Center building will be replaced with additional parking spaces that will
continue to provide adequate parking for the shopping center.
5) The proposed use is not anticipated to result in queueing or circulation impacts
as the project has two (2) queue management plans incorporated into the Traffic
Analysis to accommodate potential queueing demands. if queues cannot 'be
adequately managed by the strategies in the plan, closure of the northbound right
turn lane with retractable bollards and re-routing of customers to the next parking
aisle will be implemented. In addition to the queuing management plans, the
project has been conditioned to provide three (3) on-site .traffic attendants to
guide and direct traffic. Through a combination of queueing plans and manned
personal for traffic guidance, the use will not impact circulation on the site or
within the existing shopping center.
6) The proposed project, as conditioned, adequately addresses anticipated off-site
traffic impacts through the installation of a new westbound right tum lane along
EI Camino Real'into the Costco Warehouse parking lot at the intersection of Auto
Center Drive and EI Camino Real and lane restriping along El Camino Real to
accommodate the new vehicle lane.
7) The proposed use, as conditioned, would not create a noise impact on the
surrounding neighborhood since the service station would be subject to the Tustin
Noise Ordinance and General Pian Noise Element.
8) The construction and operation of the gasoline station will operate within the
ministerial requirements of the South Coast Air Quality Management District
(SCAQMD) and the project has been conditioned to comply with SCAQMD air
quality standards and all required permits.
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CUP 2018-000181DR 2018-00026
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9) The proposed use would not be detrimental to the surrounding properties in that
the hours of operation of the instruction would be consistent with the general
business hours of other businesses within the surrounding vicinity.
In determining whether to approve the DR for the project, the Planning Commission must
determine whether it can be found that the size, architectural features and general
appearance of the proposal will not impair the orderly and harmonious development of the
area, the present or future development therein, or the occupancy as a whole. A decision
to approve this request may be supported by the following findings:
1) The location, size and general appearance of the proposed service station, canopy
and equipment enclosure is compatible of the existing structures and surrounding
area in that the proposed improvements, including the canopy, is proportionately
sized for the site.
2) As conditioned, the applicant will be required to submit a Master Sign Plan.
3) The height, bulk, and area of proposed use is compatible with the existing Costco
warehouse building.
4) Setbacks and site planning have been thoroughly evaluated in that the proposed
project location, layout and proximity to the existing Costco Warehouse building
has been analyzed and the proposed project complies with the requirements
established in the ETSP.
5) Exterior material and colors have been reviewed for the proposed project and they
are compatible with the existing warehouse building and other retail tenants within
the shopping center.
6) Type and pitch of roofs have been reviewed for the proposed project and the
proposed roofed canopy over the fuel pumps is compatible with the existing
warehouse building and other retail tenants within the shopping center.
7) Landscaping, parking area design and traffic circulation have been reviewed and
analyzed in that the project includes a Traffic Analysis that addressed overall on-
site circulation. The installation of substantial new landscaping throughout the
project area and within the remaining areas_of the existing Costco parking lot will
improve and enhance the overall appearance.
8) Location and method of refuse storage has been adequately addressed in that the
proposed project does not propose any changes to the existing refuse function and
operation.
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June 11, 2019
CUP 2018-000181DR 2018-00026
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9) Physical relationship of proposed structures to existing structures has been
evaluated in that the proposed canopy and small equipment will aid in the function
of the gasoline station. The canopy will be proportional in height and area to the
other buildings on the project site and within the existing shopping center overall.
The location of the equipment is ancillary to the gasoline station and will be
screened by either a wall and/or landscaping.
10) Appearance and design relationship of proposed structures to existing structures
is consistent and compatible in that the proposed columns and colors for the
canopy and equipment enclosure will correspond with the exterior of the existing
warehouse building. Proposed landscaping will provide consistency throughout the
parking lot and enhance the appearance of the proposed use.
11) Development guidelines and criteria for the ETSP Mixed -Use area as well as the
City's Service Station Guidelines adopted by the City Council have been reviewed
and incorporated into the project.
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Senior
Attachments:
A. Location Map
B, Land Use Fact Sheet
C. Submitted Plans
D. Costco Gas Addition Traffic Analysis
E. Queue Management Plan 1 and 2
F. Resolution No. 4385
1111alk—
El6beth
A. Binsack
Director of Community Development