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Home My WebLink AboutCOSTCO GAS STATION DESIGN REVIEW AND CONDITIONAL USE PERMIT PRESENTATION - 10.15.19 2541 & 2655 El Camino Real � Design Review ( DR) 2018-00026 Conditional Use Permit (CUP) 2018-00018 CITY COUNCIL PUBLIC HEARING OCTOBER 15, 2019 2541 & 2655 El Camino Site & Surrounding Uses 2 Real Zoning: PC-MU/ETSP Ark Alpo• General Plan: PCCB PCR -Condos Qa Project Site • i PCR -SFD G enuParic �e y CUP 2018-00018 t ��a• New gasoline station Project Site e DR 2018-0002 6 F �� .�' ei 26 t•<=a Real Demolition of Goodyear Tire Bldg. F� Construction of New Gas Station with Tustin auto Center ' �. Canopy �i�s Sporting Goods � 16-pumps/32 fueling T-'iin 1iyu�'ai�� ► Tustin Marketplace dispensers Rc Public Hearing Process 3 Planning Commission Public Hearing: June 11 , 2019 Public Hearing; July 9, 2019 Rutan & Tucker letter dated 7/9/19 (received at hearing) 10-day appeal period following decision Appeal Letter Received July 19, 2019 City Council Public Hearing: October 15, 2019 Appeal Letter (Attachment P 4 Appeal Letter States: l . Actions taken by the Planning Commission should be reversed 2. Identifies concerns related to gas station operation Traffic & Congestion (Air Quality) Street Width Quality of Life 3. Identifies concerns regarding the adequacy of the proposed project's environmental determination Project does not qualify as a Class 32 Exemption J Proposed Project Area - 2 .38 ac gi 5 � a p .ram �r� �.•� � I I .I 1 p� C� y , . r 0.64 a c 1 .74 a c �,�.wsree�l:•flK�gP90`r7� �� ■ a¢er�etem��-w>eeo®alaa._av il. - -' Fo...ffi4 c S ■ N � . ■ �-�� Imo■ SOUTH ELEVAT*N AND INSKWAR ISLANDS(WArm SIMILAR I C ? EAST EIEYAnCP4 AM DISO kUR LSLAlQS(YWST SRU-AIt) ENCLOSURE EIECTRICAI ENTRY ENCLOSURE ELEVATION Away FROM CANOPY nENCIOSURE ELEVATION FACING CANOPY 6 ENCLOSURE STORAGE ENTRY • MATERIALS '. R 4 {5 - } ,$ �.. Costco Operation : $ Costco Hours: 5:30 a.m. - 9:30 p.m. - Monday through Friday 6:00 a.m. - 8:00 p.m. - Saturday 6:00 a.m. to 7:30 p.m. - Sunday Warehouse members only; membership required to access pumps 16-pumps; 32 simultaneous fueling dispensers 1 or 2 Costco employees (day-to-day operations) Station equipped with red-light/green-light system for pump availability CostcoPay (a key-fob system) for electronic payment at pumps Proposed Hours compatible with surrounding businesses • Tustin(Ranch Castca iuet Station Addition II II IIII 11II WAREMIU SML L fLE IREIEMPLOYEES TO�A 1IN THESE u i I I I I I I I I I 1 1 1 I I �0' 20 I 19 rcm 45� ---------- 184; `ye . m T — 6%ISrm R1W a STING TRA LIGHT SIGNAL ------------ -------------- T - -----PROTECT IN PLACE -`-- FJOHITn1RN oNLY wN ———— STREET »�—�,-- CENTERLW—,- ---------------------------� b — ys 3 - -95thperoentilequeue Stacking Plan Figure z 1M-Maximum observed queues Tustin, California 2 Circulation (Queue Mgmt.) Plans10 WINNER - ME \-�----�� ' ��'�{ Plan # 1 I [Iw11 flg7 _ Rlwll 1 1' , 1 IMYtl r - ��I - � [L11 �'� 1-Ltel.,-IIlt•�[1-IIE>•:]-IIC I � • L .o .,, Rl.i ■ -�,� J RI-q IN �� 1-I't.�:,-Ili.�r'1-11E�:]-11 Wit• � rl�ll n■n n-n a■n Rl.a n.�J u.a I 1 1 . 1 ' �► ♦ ♦ ♦ ♦ ♦ ♦ ♦ �� ♦ ♦ ♦ ♦ ♦'�� ♦ ••: �- ��' ��- Il.tl [I.II [I.tl rl.11 rlwtl ■{wq .kwn 1 1 . _ �.�\\\\\\\\ - 1 Il (1 Il [I 17 /I.[ Ri.l] -1 f -1 1' I�I��• 1 I Queue Management .1.11 [L11 rlal .LH 1 1 1 1 11 , ' -lan • Plan #2 r ' � .� I.,U-CE�7-IIEE7-AE77-ne � [LIl [LQ RI Il [I IJ et.11' .{.• rl.0 1 � 1 � � 1 1 1 Circulation (Queue Mgmt. # 1 Cone off acDol.- ►. �- Rl1.1, [L1, 1 � J[L 1, 1•11 [L!1 ll.l, 1 � 1.11 [1.1] 1 [1.11 11.11 [I 1 [I■! - I 1=_ �' A i [1•11 J[1•11 lilral� {l�la] �1�11 [! 1 1 1 � 1 1 Q ■1.11 ■ '3�„ ■ ' Klrl1 �I.1] [1.11 1[L11 �Lil -1 � 1 1 I I 1 ! � su—c��-u�[� �-,et•a:�-uC � ��tl nil ��/, Accommodates additional 1 _ [Lq ■1.1] [1.l1 [1.!] [1.11 [lo] ■1•/1 1 1 1 1 ! ! r�►` EXISTING TRAFF LIGHT SIGNAL STREET 9u-[ate:)-u�]r:!-n�•�.!-nC �- �� ,� (1.1, ■1.1] �Iwl1 [I.!] �1�11 [1•11 [L/� _ 1 ! I 1 , � `� �,. 1 r: 95th percentile 1 1Maximum observed q _ QueueManagementPlan I 1 1 -Additional be accommodated prior Tustin Ranch Co5tCO Fuel Station addition ass • • 13 t_,ulu - 1 S t0 in IN IAI 1 So1laMs for I I i � r I I I I I Tr�rfq rlrouPnp rlrOudnp lf3tf+t around bo urds g d 30 Cone off a s as needed 24' , c� � • C=d ® Cl= .. fF �/�• G \ \ P \ a 45 CU== qfll� a �2 92.-6------- -- —1 t t ' IV 18r•4� 30' 17 ------------- ------------------------------- ----------------- -- ------------------- -- y ®i [� C= �m am ® c i/ -sosrnc wuL — — EwTING TRAFFIC . EXS7�NG R•lY = -95th percentile queue -Maximumobservedqueues Queue Management a �-Additional vehicles that can be accommodated prior to interfering with street circulation. Plan 2 Queueing occurs on-site WAREHOUSE SHALLF2EQII1IREEMkOYEESi TOU IN THE5E(36}STALLS I If queue exceeds � 6 N stacking area, local road operations a — Mp 32 cars at pump 40 cars in queue affected -- . AN ..._�. ..__� _ I'll ' 38-44 cars in °ti queue el Pr O. ' I _ _ I_ r�j A � • - �� }t46' - 18'-4; I 30 T-6' 18'= J.1 � 45�o more 1 40P 41l ® ' efficiency _ a 07 22 cars at' d ••� il -iv GM � ----------- m mam / pumpM a -� -- — �UISTING WALL' — -•t ►+' ' - �PROTECIGNAL PLAO ^. - EXISTING RIW a-- ' � RIGH7TURN ONLY GIGN �`—_----=��`--f----- • �-Available queuing I=-Available queuing milk Total Cars in Fuel Area = 60 (max.) Total Cars in Fuel Area = 72 (max.) I Two through lanes with dedicated right turn lane PJ [[ I I I [ WAREHOUSE SHALL F2EQIIIIRE EMPLOYEES TO�ARH IN THEIiE(36}STALLS 24 T:\\q301T --- __..� If center queues reach �I.® I CM � � � �a I access point,access to ----- -- ------ ® ® B o^; T 4 ma northern pumps limited QN® ® ® �' Two ® ®� —�---- i - access points Single access r� - - ''® ® • ( ■ ) point [ ] -C� ® �---- \ ,o 4.> Short queues could block B - r = Two access points allows access to inside pumps. — — __ ep access to tanks for IGHT SIGNAL rr - Remote tank access, deliver - y trucks PFLOTECT IN PLAC RIGHT TURN ONLY SIGN j' - �� —` will not c7 " / ®-Available queuing Additional right turn pockets. -----------------�--� to be blocked by 01 queues. CEQA 15 In accordance with the CEQA, the project is Categorically Exempt as a Class 32 - "In- Fill Development Project", if the project meets all of the conditions characterized below: Project is consistent with the Tustin General Plan, all applicable General Plan policies as well as applicable zoning designations and regulations (Tustin City Code/East Tustin Specific Plan) Project site occurs within City limits on a site of no more than five (5) acres substantially surrounded by urban uses Project site has no value as habitat for endangered, rare or threatened species Approval of project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The site can be adequately served by all required utilities and public services. General Plan ., TCC & ETSP Consistency � 6 (a) Project is consistent with the Tustin General Plan, all applicable General Plan policies as well as applicable zoning designations and regulations (Tustin City Code/East Tustin Specific Plan). Project consistent with General Plan goals and/or applicable policy Resolution No. 19-39 and Figure 10 of Staff Report contains the General Plan consistency analysis Project is consistent [Goal 1 & Policies 1 .5 and 1 .10; Goal 3 & Policy 3.2; Policy 4.1; Goal 7 & Policies 7.1 and 7.5(a) and Goal 9 & Policy 9.1] Project consistent with East Tustin Specific Plan (ETSP) Goals & Policies Mixed-Use land designation Service stations subject to a CUP Project complies with development criteria (i.e. building height, setbacks, etc.) Project consistent with Tustin City Code (TCC) Planned-Community-Mixed Use designation & development standards New development subject to DR Result: Project consistency satisfies criteria (a) of the Class 32 Exemption. Project Size 17 (b) Project site occurs within City limits on a site of no more than five (5) acres substantially surrounded by urban uses. Located within a portion of an existing shopping center Urbanized area within ETSP & surrounded by urban uses Project Area Includes: Area where fueling station and landscape screening will be constructed; and Area where the existing Goodyear Tire Center building will be demolished and restriped with surface parking No new development or construction activity in other portions of shopping center Result: Project consistency satisfies criteria (b) of the Class 32 Exemption. Endangered , Rare or Threatened Species 18 (c) Project site has no value as habitat for endangered, rare or threatened species Located in urbanized area and contains existing asphalt-paved parking lot Developed with buildings and other urban infrastructure Few trees and vegetation on-site Does not contain significant areas of natural open space or significant biological resource or habitat No candidate, sensitive, or other special status species identified, recorded or exist on-site U.S. Fish and Wildlife Service (USFWS) Threatened and Endangered Species Active Critical Habitat Report California Department of Fish and Wildlife (CDFW) U.S. Environmental Protection Agency's NEPAssist mapping tool Result: Project consistency satisfies criteria (c) of the Class 32 Exemption Traffic/ Noise/Air Quality/Water Quality 19 (d) Approval of project would not result in any significant effects relating to traffic, noise, air quality, or water quality. Traffic: Final Traffic Impact analysis prepared and submitted; contains three (3) parts (all prepared by Kittelson & Associates) Traffic Analysis with three (3) queue management plans Supplemental memorandum (assumes occupancy at former K- Mart/Ansar Gallery and provides comparative analysis of The District Costco and proposed Tustin Ranch locations); and Long-Term Buildout Traffic Conditions analysis Analyzed anticipated trip generation & related impacts, Level of Service (LOS) and queueing, fuel area circulation and layout and on-site vehicle stacking and parking Conclusion: Additional trips generated would allow studied intersections to continue to operate at acceptable levels of service during peaks; Queuing strategy, red-light/green-light, key-fob and right turn pockets Result: Project consistency satisfies traffic for criteria (d) of the Class 32 Exemption. Traffic (Leve/ of Service (LOS) 20 Grades/Project Table 4:Existing Plus Project Plus Kmart L05 former Kmart/Ansar Gallery tenant space) ng Existing Plus Peak Existing 11 Project Plus NJ Kmart lintersection Hour Project I ICU LOS ICU 1 Marker St-& AM 0.29 11 0.36 ►4 O.4t} A 1 Bryan Ave. Signal PM Q.43 =� 0.49 A 0.59 A Tustin Ranch AM �.6& i� 0.69 B 0.69 R Reall PM 0,60 r5 O.6Q A 0,61 B Auta Center fir. 11M 0.27 r't U.2$ A 0.29 A • Grade Description 3 &El Camino ig',., Real f'rVl i]_47 WINNOWER ;1 0.47 A 0.51 A /� Free-flow traffic Will Ilttle tO no delay. Note:i.Planned and#unded intersection improvements atthis location are assumed under Existing Coi7dit ons. B 5table operating conditions with very slight delay at the intersection. Stable operating conditions with some delay. p Traffic flow is stable but dense,with some noticeable delay. E Operating conditions are at or near capacity. Unstable operation is frequent,and conditions can breakdown with minor disturbances. F Intersection volume exceeds capacity. Long queues can form and vehicles may betraveling in astop-and-go fashion, Noise 21 Noise Ordinance: Provides specific noise standards to various land uses Location of Project: surrounded by existing retail commercial area Nearest residential - approx. 640-feet north of site (across Bryan Avenue) Nearest residential - approx. 1 ,350-feet west of site (across Tustin Ranch Rd.) Per TCC Section 4617: Some noises exempted from Ordinance Noise sources associated with construction, repair, remodeling or grading during approved hours Noise sources associated with maintenance of real property during approved hours Project must comply with City's Noise Ordinance including construction Result: Project consistency satisfies noise for criteria (d) of the Class 32 Exemption. CEQA - Air Quality (AQ 22 AQ Analysis AQ Assessment prepared and submitted, per CEQA Incorporates three (3) documents: (1 ) initial CaIEEMod Pollutant and Emissions Analysis; (2) Air Quality Memorandum (Ramboll US Corporation); and (3) Health Risk Assessment Project Design Features: Result: Project consistency satisfies air Additional pumps quality for criteria (d) of the Class 32 Red-light/green-light system Exemption. CostcoPay (key fob for quick payment) Three (3) manned personnel on-site to guide/direct traffic Designated right-turn lane (El Camino Real) Air Pollutant Emissions Localized Ambient Air Greenhouse Gas Emissions Regulatory Compliance Quality (GHG) Measures Construction emissions On-site construction & Emissions associated with Permit to Construct (PTC) operational activities construction and operation Permit to Operate (PTO) Below mass daily Below thresholds Below thresholds Must comply with all significance thresholds for SCAQMD regulations; ensure all pollutants compliance Impacts less than No significant localized air No significant GHG emissions No significant air quality or significant quality impact •• impacts CEQA - Water Quality 23 Water Quality Management Plan (WQMP) Identifies site design Best Management Practices (BMPs) & source controls to reduce pollutants in storm drain discharges Hydrology Report Inlets and storm drain systems will be designed to accommodate drainage Result: Implementation of regulatory compliance measures will ensure project will not cause significant impact to stormwater and water quality. Project consistency satisfies water for criteria (d) of the Class 32 Exemption. CEQA - Utilities & Public Services 24 (e) The site can be adequately served by all required utilities and public services. Existing urbanized area 2.38-acre portion of existing shopping center Existing infrastructure in place No residential component 1 -2 employees Result: Project can be adequately served by all required utilities and public services and satisfies criteria (e) for a Class 32 Exemption CEQA - Exemption Exceptions 25 Section 15300.2 of the State CEQA Guidelines provides exceptions to the Class 32 Exemption depending on the nature and location of the project, including the following: 1 . The project and successive projects of the same type in the same place will result in cumulative impacts; 2. There are unusual circumstances creating the reasonable possibility of significant effects; 3. The project may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within an officially designated scenic highway; 4. The project is located on a site that the Department of Toxic Substances Control and the Secretary of the Environmental Protection have identified, pursuant to Government code section 65962.5, as being affected by hazardous wastes or clean-up problems; or 5. The project may cause a substantial adverse change in the significance of an historical resource. CEQA - Exemption Exception # 1 26 (1 ) The project and successive projects of the same type in the same place will result in cumulative impacts. No known related projects K-mart occupancy: all studied intersection operate acceptably Noise - regulatory compliance measures; Cumulative noise levels less than significant Air Quality - operational daily emission will not exceed SCAQMD thresholds Cumulative air quality less than significant Water Quality - mandatory requirements in WQMP would result in cumulative reduction in surface runoff Cumulative water quality less than significant Utilities & Public Services - adequate capacity exists and no new demand for public services will result No cumulative impacts associated with utilities or public services CEQA - Exemption Exception # 2 27 (2) There are unusual circumstances creating the reasonable possibility of significant effects. ► Located within an urbanized area of Tustin within ETSP ► Project site consistent with existing physical arrangement ► In-fill project within a portion of existing shopping center ► Consistent with: Zoning General Plan land use ETS P ► No features of project (i.e. size or location) that distinguish it from others in the exempt class. ► No unique or unusual circumstances exist with project CEQA - Exemption Exception # 3 28 (3) The project may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within an officially designated scenic highway; Not located within designated scenic highway Roadways immediately adjacent - not designated as scenic highway No protected trees No unique geologic features CEQA - Exemption Exception # 4 29 (4) The project is located on a site that the Department of Toxic Substances Control (DTSC) and the Secretary of the Environmental Protection have identified, pursuant to Government code section 65962.5, as being affected by hazardous wastes or clean-up problems. Phase I Environmental Site Assessment (ESA) prepared (Kleinfleder) Proposed project not listed in DTSC EnviroStar website Adjoining properties not listed in DTSC EnviroStar website Project site not listed for cleanup, permitting, or investigation CEQA - Exemption Exception # 5 30 (5) The project may cause a substantial adverse change in the significance of an historical resource. ► Phase I Environmental Site Assessment (ESA) prepared (Kleinfleder) ► Historically used for agricultural purposes ► Proposed project site consists: ► Surface parking lot ► Existing Goodyear Tire Center Building (constructed 1997) ► Immediate surroundings developed with a shopping center and other commercial uses ► No known historical resources on site ► No known historical resources in vicinity Major Public Comments Rec ' vd 31 June 11 , 2019 July 9, 2019 Speakers: 8 opposed/2 support Speakers: 15 support/ 10 opposed ► Demolition of existing Goodyear Tire Need exists for new Costco station Center New location will reduce demand at District ► Maintenance of existing parking lot w/in location retail center Most residents live closer to Tustin Ranch; ► Parking and queueing conflicts between new location would reduce traffic & gas station vehicles & existing parking lot eliminate need to travel to District ► Increase in traffic Existing Costco District is a traffic mess Impacts to other business owners & other Queueing problem at District will be gasoline station operators repeated at proposed project ► Hours of operation Adequate circulation area exists at site; ► Fuel deliveries - timing and frequency queueing problem at District will not be repeated ► Noise & exhaust fumes from station High quality gas provided at cheaper price Project adds jobs to community Major Public Comments Recv ' d - Cont ' d 32 July 9, 2019 A oil Project takes away business from Concern about environmental surrounding smaller stations analysis & classification of project - Proposed gas station is convenient "Class 32- Infill" CEQA exemption location for Tustin Ranch Closure of Costco if gas station is not Proposed gas station would reduc provided commute times for buying gas Demolition of Goodyear Tire Center Costco gas station and warehouse and building new Costco gas station combination makes for a more would improve shopping center & rational shopping experience (one- attract other business to area stop) El Camino property a blight in the Idling vehicles & air pollution community; homeless concerns Financial impact to property values Planned enhancements to Increased revenue for City of Tustin intersection and traffic light i I synchronization should alleviate Improved shopping center security existing & future congestion Since July 9 ., 2019 to Present : 33 ► Total of 636 e-mails received by City Staff ► 594 in support ► 34 in opposition ► Costco petition (approx. 5,300 signatures in favor of project) Other Refinements: Clarification to project area Some landscaping replacement removed from greater Costco parking lot as part of project Additional/supplemental air quality/health risk assessment study Additional/supplemental traffic analysis for long-term build out BRVANAVE r n �F PAD B •, tl.230Or 5h - -nT' Existing Parkin " • • • • • g 11 3 Y- - I Area o 0 z ' i= o y Good I w Former K- year 11 €� - ---- Tire ` rZI PADS a.• PMC r tN Mart/Ansar �° } I MSF . .� $23D SF 8.271 SF Gallery ,� II ------ PO . L�...�. lid FLEA Hh1YiR ;. } - l ------ a r I i I I JI s W, .. I Project Area Improvements 35 - -• mom. I llF.1 walu goa �111�/111�111 I,J�1 1 1 1 1 1 1�1 E Ph I�if C fst _ Illlllll�l�l�llllllll�llf� � +Ir■s��m, ,� � - s � r . 1 � •hlrr. — rr, r � -i�YYi.'�..��^®®v®®^ �..:.R � ,.. .. .. I� � � �7.r 3, I e, rl��i ae■e"� _�� .. �� -• • �o- Z ^r r I IN � t PerJ= i ■ Findings & Recommendation 36 All requisite findings included in Resolution No. 19-39 Uphold Planning Commission decision and adopt Resolution No. 19- 39, approving: Conditional Use Permit (CUP) 20 1 8-000 1 8 and Design Review (DR) 2018- 00026 Demolish the existing Goodyear Tire Center and adjacent Goodyear parking area at 2541 El Camino Real and replace with 56 new parking stalls; Construct a new 16 pump Costco gasoline fuel station with canopy and related equipment at 2655 El Camino Real Subject to the Conditions of Approval within Resolution No. 19-39 37 38 Additional Slides MaximumDaily Criteria Air Pollutant Emission Estim • • forProject • • Maximum Daily Criteria Air Pollutant Emission Estimates' VOG' NO„ CO SOR PMlo PMZ.� Year' (Ib/day) 2014 2.4 23.3 15.5 0.0 6.8 3.8 Construction axlmum Emi551on5 2.6 23.3 15.5 0.0 6.8 3.8 GHG CAQMD Significance 75 100 550 150 150 55 hresholds' xceeds Threshold for any NO NO NO NO NO NO ear of Construction3 Emissions Maximum Daily Cfiiberia Air Pollu#ar4#Emission Estimatesl GHG Emissionsz'' VO�� Ox �O SOx PMIa PMf.s Emissions Cate ❑r ' {MT Core/yr] E m issian Category {I b/day} Area Sources p Ared3 d_1 Q,� Q.Q 0,0 {].Q 0.0 Energy Usage lfl Mohlle 2,D38 Ene � 0.0 �.Q Q_Q 0.0 0.� 0-0 L•Jater 2 Mobile¢ 2.7 11.2 35-3 Q.1 10.9 3-Q bvaste oisposed 4 Total Daily Emissions (Ibs/day) 2.8 11.2 35.3 0.1 10.9 3.0 operational 5uh-Taxal 2,053 5CA MD Si nificance Threshotds5 55 55 550 150 150 55 r i Exceeds Threshold? 'dG NO NO NO NO rotas z,oei SCAQMD Significance Thresholdb 3,oil Operation Parking Lot Maintenance 40 Overall parking lot maintenance and upkeep - Former K-mart/Ansar Gallery Difficulty with enforcement - multiple property owners Active On-Going Code Enforcement (CE) ► Trash, landscaping and building maintenance ► Numerous notices, letters and citations to the former Ansar Gallery/Kmart owner since December 2018 Active On-Going Tustin Police Involvement Homeless/Quality of Life issues managed by assigned Homeless Liaison Officer Future Signage Park Avenue Striping @ District Costco Gas "Ny 11 11L AH'E"" 11A "Rive PARK AVENUE DETAIL Q-.1. xEvrv�ry ITI A—l'1-1 Tn Z-V 4 I E Z AI Ll) ) ...... R W'� �&'— " A WAY6 2 10) T11E l(LT) as 11T) WAY IT) KL, SRN Cl P 70233 Sheet 14 of 32 PHASE 1] CITY OF TUSTIN, CAUFORNIA DEPARTMENT OF PUBIlC WOPM PA..gVENUE —'—S'lGN..AM)STROU.PLAN 4 PHASE I IMPROVEMENT& FROM STA31-MM STA41-50 26 Park Avenue Striping @ District Costco Gas TYPE n(LT) R6-t(R� TYPE N-I(CA) 'STOP MEAD' a TYPE MLT)26(sxcA •STOP.HEAD•cTYP) stA 32+5++9 ~R f 116-p;R rv�� OR Ay f PARK AVENUE T'P[ab. M(CAJ RI-T 'w,wTHORIzm 6• %HM LIAR UK PVt OITALL 12' I*M UNE 'O' ON %U1 12 (TIP) STOP AFEAD'(fYP)) R26(SxCA) S.T. 37i3+.,3 6. ism LCAD PROP RAM UECIW FER DETAL • tY 1 M-, S.7 w73A(CA) ON SHEET 12 r7• 2 *3-1 f - I(y _`--_-_- _ M• 'STOP *CAD' 9 / STOP' 101' R26(SxCA) _ (TVP) f R/M _ 7r 116. M_1 6D• AI„9 R3-7 •---��--- R,T-+ 1j. 1�-^f0' CPTl+INC 36'90 R3-5(RT) 37-W R1_ - -- — - -__tt' ti '1z ]6'GO .11 !6'30 37 DRryEW RAWM a� -TYPE IXR-n� 1� � — _ ,r-, ^fo' OPENIND _ / „' ,r awm LPC (RTJ� gR3-4` O ZmAafl MMD �S• 25' R1-1 r,2- ^'� _ 'N071CC R3-'S(RT) R6--7(F ~ ' - R/ f �R1V ,AY TYP 3-4 TYPE MLT) 7rPc titL 7 TYPt N(CA) (TYP) Rs-s 'S1ONAL A4rAD• 37t7+39 Other Gasoline Stations within a 2-Mile Radius of Proposed Costco & Proximity to Residential 43 i ti r Signage & StripingIII Momm Exhibit fm _ • r -� WCAM lip one .•ui1l� -;�i,� �t.� r. ..� ter. R��-� - 1 -� />_.•' � � .7t$;�� Tr- _ it 'o ..A�!`_`� i — - `_- Gasoline Station Parking 45 ► Costco Warehouse & Proposed Project ► Part of larger shopping center ► Parking for Costco & Other Retail Tenants ► Complies with and exceeds TCC Parking Required (per TCC) Parking Provided coswo . I Pad 1 • TotalParking 11110 1254 Weekday Project Traffic Increase at Intersections 5,000 +1% 4,500 4,000 +1% 3,S00 3,000 2,50o +5% +5% 2,VW +8% 1,500 +9% 1,000 500 0 AM PM AM PM AM PM Market & Bryan Tustin Ranch & Auto Center & El Camino Real El Camino Real ■Existing ■Project Contribution Circulation & Queueing 47 ME .... . � � ,100 r_ .. ......... i Opi 4 l�lr 4GIr! m•vsav«c.�n.vu�+� Stacking Plan Figure �•r.400..ry.aa�. Tustin,California � Z Proposed Stacking Plan ExistingProposed& 48 Site Access MEN, Canopy o E ® k