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OCTOBER 25, 2004
ZONING ADMINISTRATOR
COMMUNITY DEVELOPMENT DEPARTMENT
CONDITIONAL USE PERMIT 04-024
APPLICANT:
PROPERTY
OWNER:
LOCATION:
ZONING:
CONOCO PHILLIPS COMPANY
ATTN: CHRIS SWARTZ
3611 HARBOR BOULEVARD, SUITE 200
SANTA ANA, CA 92704
THOMAS WILSON AND MARILYN GRANDON TRUSTEES
14170-A EL SOBRANTE ROAD -
RIVERSIDE, CA 92503
14081 RED HILL AVENUE
RETAIL COMMERCIAL (C1)
ENVIRONMENTAL
STATUS: THIS PROJECT HAS BEEN DETERMINED TO BE
CATEGORICALLY EXEMPT PURSUANT TO SECTION 15330
(CLASS 30) OF THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA).
AUTHORIZATION TO TEMPORARILY OPERATE A SOIL VAPOR
AND GROUNDWATER EXTRACTION UNIT AT AN EXISTING
GAS STATION TO REMOVE HYDROCARBONS FROM THE SOIL
FOR APPROXIMATELY THREE TO FIVE YEARS.
REQUEST:
RECOMMENDATION
That the Zoning Administrator adopt Zoning Administrator Action No. 04-010 approving
Conditional Use Permit 04-024.
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Zoning Administrator Report
CUP 04-024
Page 2
BACKGROUND
Location
The project site is located at an existing gasoline fueling station that has accessory
automobile repair at 14081 Red Hill Avenue on the southwest corner of Red Hill Avenue
and Nisson Road as identified on the Location Map (Attachment A). The entire property is
separated from the adjacent commercial center with a low block wall except for a 44-foot
opening at the west corner that allows access between the project property and the
adjacent center. No recorded easement is identified to require the reciprocal access.
The property is zoned as Retail Commercial. The use to the immediate west is a parking
lot that serves the adjacent shopping center. Beyond the parking lot a two story multiple
family building exists. All other adjacent uses are retail buildings. All equipment and
operations will be located in a temporary chain-Iinls... enclosure near the west comer of the
property.
DISCUSSION
Purpose
Due to the corrosion of previous on-site gasoline tanks and piping, gasoline leaks have
contaminated the soil and groundwater underneath the site. To prevent the migration of
the contamination and to protect human health, Chapter 6.5 of California Health and
Safety Codes and Title 22 of the California Code of Regulations require that the
contaminated groundwater and soil be remediated as administered by theOCHCA.
Duration of Use
The applicant is requesting authorization to place soil vapor and groundwater extraction
equipment on-site for approximately three (3) to five (5) years to remove hydrocarbons
from contaminated groundwater and soil. The applicant's remediation engineer will take
weekly measurements to verify the effectiveness of the equipment. Once the Orange
County Health Care Agency (OCHCA) verifies that the hydrocarbon concentrations are
adequately reduced, the use will be discontinued, all equipment will be removed from the
property, and the property will be restored to pre-existing conditions. As indicated on the
Environmental Information Form submitted with the application, the proposed remediation
equipment would be used twenty-four (24) hours a day for approximately three (3) to five
(5) years in association with the continued operation of the existing gasoline fueling and
automobile repair use.
~
Zoning Administrator Report
CUP 04-024
Page 3
Permit Requirements
In accordance with Tustin City Code Section 9270b(d), the removal of earth, other than
in connection with construction of buildings, roadways, or public or home improvements,
is allowed with the approval of a conditional use permit. Pursuant to Tustin City Code
(TCC) Section 9299(b)(4), the Zoning Administrator can approve conditional use permits
for groundwater and soil remediation operations for any length of time.
Soil Remediation Process
The soil and groundwater remediation will operate concurrently. The soil remediation will
occur by applying a vacuum to several on-site vapor extraction wells. The hydrocarbon
vapors in the soil will be sucked by the vacuum into underground pipes leading to a
treatment system that burns off the hydrocarbon vapors with a thermal/catalytic oxidizer.
The byproduct is carbon dioxide and water vapor. The remediatLon process will occur in
association with a South Coast Air Quality Management District (SCAQMD) permit which
requires hydrocarbon filtering and threshold monitoring. The equipment used must be
considered by the SCAQMD to be the best available control technology for the proposed
site. Natural gas will be used to maintain a burning flame for the thermal/catalytic oxidizer
since the hydrocarbon vapors will not be able to burn without a catalyst. Soil is not
unearthed for the soil remediation process except for necessary vapor and groundwater
pipe trenching. Pursuant to a SCAQMD permit, the applicant must cap all wells once the
process is complete to prevent any remaining hydrocarbons from escaping into the air.
The groundwater remediation will occur to lower the groundwater table which enables the
soil vapor extraction equipment to remove hydrocarbons from lower soil depths.
Groundwater will be removed from the on-site wells with submersible pumps and
transferred through under ground pipes to a 550-gallon storage tank in the equipment
enclosure. From the storage tank, the water is passed through a filter bag and then
through two (2) carbon filters before being released into the sanitary sewer in association
with a permit from the Orange County Sanitation District.
Operational Configuration
The gasoline fueling station and automotive repair will remain open while the equipment is
in use. Four (4) of the twenty-three (23) on-site parking spaces will be used for the fenced
enclosure, equipment, electrical meter, and associated bollards at the west corner of the
property. No City records exist showing the amount of parking spaces on the property at
the time of annexation. If the Auto Service Guidelines were applied, the service station
would maintain surplus parking spaces even with the remediation enclosure as follows:
Zoning Administrator Report
CUP 04-024
Page 4
~
Fueling island
Use Parking Ratio Required parking spaces
2
Automobile service bays
Remediation enclosure
8
n.a.
4
The enclosure and equipment will be distanced several feet away from the access point
between the subject property and the adjacent retail center so that it would not obstruct
vehicular movement. The enclosure chain-link fencing would be a trapezoidal shape with
the following dimensions and features:
. Width - thirty (30) feet;
. Depth - sixteen and one-half (16.5) feet;
. Height - eight (8) feet to cover all the equipment except for the thermal oxidizer stack.
As indicated in Attachment B, the chain link enclosure would have plastic slats on it to
screen the remediation equipment; and,
. a gate will be located on the south elevation.
The enclosure would contain the following:
. soil and groundwater extraction system;
. manifolds;
. an air compressor;
. a sump pump;
. a 550-gallon surge tank;
. a bag filter;
. two (2) 2,000 pound carbon filter
vessels;
. a carbon manifold; and,
. a sub panel.
A temporary power pole and gas meter would be located at the north corner of the
property and the electrical meter would be located just outside the north elevation of the
enclosure. Both panels will be protected by bollards. The following number of wells and ~
Zoning Administrator Report
CUP 04-024
Page 5
associated piping are dispersed throughout the property in the locations indicated in
Attachment B:
. seven (7) monitoring wells;
. eight (8) vapor extraction wells;
. four (4) groundwater recovery wells;
. one (1) dual vapor and groundwater recovery well; and,
. one monitoring well is located in the Nisson Road right-of-way.
Pursuant to Condition 3.4 all wells must be capped once remediation is complete.
The facility will be visible from Nisson Road and Red Hill Avenue; however, the use is
temporary and is at the most remote section of the property. Pursuant to Condition 1.9, at
the completion of the remediation, the existing enclosure and equipment require removal
and the asphalt and parking spaces restored. ~
Noise
The City's noise ordinance limits sound produced by the equipment to 60 decibels. In a
letter dated July 22, 2004, the applicant indicated noise abatement materials will be
employed with the equipment to ensure that the noise generated by the equipment will
not exceed 60 decibels. Condition 2.6 requires staff to obtain a decibel reading of the
equipment to verify that it produces no more than 60 decibels of noise. If the reading
exceeds the threshold, the Community Development Director may require the applicant to
provide additional mitigation measures and install sound insulation materials.
A decision to approve this request may be supported by the findings contained within
Zoning Administrator Action 04-010.
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Associate Planner
fo(~htA--
Karen Peterson
Senior Planner
Attachments: .
A - Location Map
B - Submitted Plans
C - Zoning Administrator Action No. 04-010
S:\CddIZAREPORT\2004\CUP 04-01 B.doc
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ATTACHMENT A
Location Map
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ATTACHMENT B
Submitted Plans
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ATTACHMENT C
Zoning Administrator Action No. 04-010
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ZONING ADMINISTRATOR ACTION 04-010
CONDITIONAL USE PERMIT 04-024
The Zoning Administrator of the City of Tustin does hereby resolve as follows:
I. The Zoning Administrator finds and determines as follows:
A. That a proper application for Conditional Use Permit 04-024 was filed by
Conoco Phillips Company requesting authorization to temporarily operate a
soil vapor and groundwater extraction unit to remove hydrocarbons from the
soil and groundwater under an existing vehicle fueling and repair station
located at 14081 Red Hill Avenue.
B. In accordance with Tustin City Code Section 9270b(d), the removal of
earth is allowed in any zoning district with an approved conditional use
permit. The project is consistent with the Community Commercial land
use designation of the City of Tustin General Plan because the
remediation activity is consistent with the goal of revitalizing an older
commercial property through the remediation activities at a contaminated
fueling station. In accordance with Tustin City Code (TCC) Section
9299(b)(4), the Zoning Administrator can approve conditional use permits
for soil remediation operations for any length of time. In addition, the
project has been determined to be consistent with the Air Quality Sub-
element of the City of Tustin General Plan in that Policy 3.1 of the Sub-
element encourages the minimization of particulate emissions.
. C. That a public hearing was duly called, noticed, and held on said application
on October 25, 2004, by the Zoning Administrator.
D. That the 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 nor be a detriment to the property
and improvements in the neighborhood of the subject property, nor to the
general welfare of the City of Tustin as evidenced by the following findings:
1) The proposed soil vapor and groundwater extraction equipment is
necessary to facilitate soil remediation as required by Chapter 6.5 of
California Health and Safety Codes and Title 22 of the California
Code of Regulations as administered by the Orange County Health
Care Agency. Vapors removed will comply with a permit from the
SCAQMD, and water disposed of in the sanitary sewer shall comply
with a permit from the Orange County Sanitation District.
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2) The installation and operation of extraction and treatment
equipment would be temporary for a period of approximately three
(3) to five (5) years and will be removed upon completion of the
Zoning Administrator Action 04-010
Conditional Use Permit 04-024
Page 2
remediation process on the site. The parking spaces will be
restored.
3) Removing contaminates from the soil would benefit the environment
and protect the health, safety, morals, comfort, and general welfare of
persons residing or working in the neighborhood and improve the
condition of the property.
4) The temporary equipment will be adequately housed within fencing
and will utilize noise reduction equipment to ensure that, as
conditioned, the project will comply with the noise ordinance. The
Community Development Director could require the applicant to
install additional sound insulation materials after the initiation of the
remediation use, if needed.
5) The location of the equipment would allow the gasoline fueling
station and accessory automobile repair uses to remain in business
during the use of the remediation equipment. On-site parking or
circulation would not be affected since surplus parking spaces exist
and drive isles will not be obstructed.
6) As conditioned, the use would be approved and monitored by the
City of Tustin, Orange County Health Care Agency, the SCAQMD,
and the Orange County Sanitation District.
E. This project is categorically exempt pursuant to Section 15330, Article 19,
Class 30 of Title 14, Chapter 3 of the California Code of Regulations
(Guidelines for the California Environmental Quality Act).
II. The Zoning Administrator hereby approves Conditional Use Permit 04-024
authorizing the operation of temporary soil remediation equipment, for up to five
years, within temporary fencing at an existing vehicle fueling and repair facility at
14081 Red Hill Avenue, Tustin, subject to the conditions contained within Exhibit A
attached hereto.
PASSED AND ADOPTED by the Zoning Administrator of the City of Tustin at a regular
meeting held on the 25th day of October, 2004.
Elizabeth A. Binsack
ZONING ADMINISTRATOR
Eloise Harris
RECORDING SECRETARY
Zoning Administrator Action 04-010
Conditional Use Permit 04-024
Page 3
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, ELOISE HARRIS, the undersigned, hereby certify that I am the Recording Secretary of
the Zoning Administrator of the City of Tustin, California; that Zoning Administrator Action
04-010 was passed and adopted at a regular meeting of the Tustin Zoning Administrator,
held on the 25th day of October, 2004.
Eloise Harris
RECORDING SECRETARY
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EXHIBIT A
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 04-024
GENERAL
(1) 1.1 The proposed project shall substantially conform with the submitted plans
for the project date stamped October 25, 2004, on file with the Community
Development Department, as herein modified, or as modified by the
Director of Community Development in accordance with this Exhibit.
(1) 1.2 This approval shall become null and void unless the use is established
within twelve (12) months of the date of this Exhibit. Time extensions may
be granted if a written request is received by the Community Development
Department within thirty (30) days prior to expiration.
(1) 1.3 All conditions in this Exhibit shall be complied with prior to issuance of
permits, or as specified, subject to review and approval by the Community
Development Department.
(1) 1.4 Approval of Conditional Use Permit 04-024 is contingent upon the property
owner signing and returning to the Community Development Department a
notarized "Agreement to Conditions Imposed" form and the property owner
signing and recording with the County Clerk-Recorder a notarized "Notice of
Discretionary Permit Approval and Conditions of Approval" form. The forms
shall be established by the Director of Community Development, and
evidence of recordation shall be provided to the Community Development
Department.
(1) 1.5 As a condition of approval ot-Conditional Use Permit 04-024, the applicant
shall agree, at its sole cost and expense, to defend, indemnify, and hold
harmless the City, its officers, employees, agents, and consultants, from any
claim, action, or proceeding brought by a third party against the City, its
officers, agents, and employees, which seeks to attack, set aside, challenge,
void, or annul an approval of the City Council, the Planning Commission, or
any other decision-making body, including staff, concerning this project. The
City agrees to promptly notify the applicant of any such claim or action filed
against the City and to fully cooperate in the defense of any such action. The
City may, at its sole cost and expense, elect to participate in defense of any
such action under this condition.
SOURCE CODES
(1)
(2)
(3)
(4)
STANDARD CONDITION
CEQA MITIGATION
UNIFORM BUILDING CODE/S
DESIGN REVIEW
(5)
(6)
(7)
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RESPONSIBLE AGENCY REQUIREMENTS
LANDSCAPING GUIDELINES
PC/CC POLICY
EXCEPTIONS
Zoning Administrator Action 04-010
Conditional Use Permit 04-024
Exhibit A
Page 2
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(1) 1.6 Any violation of any of the conditions imposed is subject to the payment of a
civil penalty of $100.00 for each violation, or such other amounts as the City
Council may establish by ordinance or resolution, and for each day the
violation exists, subject to the applicable notice, hearing, and appeal process
as established by the City Council ordinance.
(1) 1.7 The applicant shall be responsible for costs associated with any necessary
code enforcement action, including attomey fees, subject to the applicable
notice, hearing, and appeal process as established by the City Council by
ordinance.
(5) 1.8 Conditional Use Permit 04-024 is valid for five years, until October 25,2009,
or until the soil has been cleaned to the satisfaction of the Orange County
Heath Care Agency (OCHCA) whichever comes first. The applicant may
request that the Community Development Director extend the permit
expiration date if remediation activities are shown to require longer than
anticipated. Upon termination of the use, the property owner shall provide
the Community Development Director with the most current soil remediation
status report prepared for the OCHCA.
(*)
1.9 At the completion of the remediation, the chain-link fence and equipment
shall be removed and site amenities restored to pre-project conditions,
configurations, and intended uses.
PLAN SUBMITTAL
(1) 2.1 At the time of building permit application, the plans shall comply with the
2001 California Building Code (CBC), 2001 California Mechanical Code
(CMC), 2001 California Plumbing Codes (CPC), 2001 California Electrical
Code (CEC), California Title 24 Accessibility Regulations, Title 24 Energy
Regulations, City Ordinances, and State and Federal laws and regulations.
Building plan check submittal shall include the following:
. Seven (7) sets of construction plans, including drawings for
mechanical, plumbing and electrical.
. Structural calculations, two (2) copies ( when applicable)
. Note on plans that no field changes shall be made without prior
approval from the Building Official and architect or engineer of
record.
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(5) 2.2 Prior to building permit issuance, the applicant shall add notes to the
project plans demonstrating how the necessary precautions and preventive
measures (Best Management Practices) will be implemented to prevent the
flow of contaminated water off-site. Other than the dispelling of purified
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Zoning Administrator Action 04-010
Conditional Use Permit 04-024
Exhibit A
Page 3
groundwater into the sanitary sewer in association with a permit from the
Orange County Sanitary District, all necessary precautions and preventive
measures such as Best Management Practices (BMPs) shall be
implemented at final inspection to control predictable soil, water, and
pollutant run-off. Should the implemented BMPs prove to be insufficient, it
is the applicant's responsibility to provide additional BMPs to ensure that
all soil, pollutants, and water are contained on-site.
(5) 2.3 A note shall be provided on final plans that a six (6) foot high chain link fence
shall be installed around the site prior to building construction stages. A
nylon fabric or mesh shall be attached to the temporary construction fencing.
Gated entrances shall be permitted along the perimeter of the site for
construction vehicles.
(5) 2.4 During plan check, a copy of the corrective action plan approved by the
Orange County Health Care Agency for soil and groundwater remediation
on the site that describes and justifies the proposed remediation shall be
submitted to and approved by the Community Development Department.
This report must support the submitted plans showing: a) the locations of
monitoring and extraction wells proposed at the site; b) which wells will be
abandoned, if necessary; and c) where replacement wells will be located
after site construction is complete, if applicable. Replacement well(s) shall
be specifically identified on the site plan and located to not obstruct site
access, building locations, or required parking spaces.
(5) 2.5 Prior to discharging of processed groundwater into the sewer system, water
shall be deemed safe by the OCHD and the Orange County Sanitation
District (OCSD) before entering the sewer system.
(5) 2.6 Prior to final inspection, the Community Development Department Building
Division shall obtain a decibel reading of the soil remediation equipment to
evaluate that the equipment produces no more than 60 decibels of noise
in compliance with Tustin City Code Section 4614. If the reading
determines that noise thresholds are exceeded, the Community
Development Director may require the applicant to provide mitigation
measures and install sound insulation materials. The applicant shall bear all
associated costs.
(5) 2.7 Prior to building permit issuance, the applicant shall revise Plan Sheet G2 so
that the equipment area and fence enclosure are clearly labeled. A note
shall be placed on Plan Sheet G2 indicating that the equipment and fence
enclosure shall be installed as indicated on Plan Sheet G7.
(5) 2.8 During the life of the project, the applicant and/or property owner will be
required to repair any damage that the project causes to existing street
improvements and/or utilities.
Zoning Administrator Action 04-010
Conditional Use Permit 04-024
Exhibit A
Page 4
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USE RESTRICTIONS
(5) 3.1 Contaminated material may not leave the site except as described in
Condition 4.5. All necessary precautions and preventive measures shall be
in place to prevent material from being washed away by surface waters or
blown by wind. These controls shall be in accordance with Air Quality
Management District Rule 1166.
(5) 3.2 No outdoor storage shall be permitted except as approved by the Tustin
Community Development Director.
(5) 3.3 All groundwater and/or soil remediation equipment and the temporary chain
link fence enclosure are required to be removed from the site once the soil
has been cleaned to the satisfaction of the Orange County Heath Care
Agency (OCHCA). The property owner shall provide the Community
Development Director with the most current soil remediation status report
prepared for OCHCA.
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(5) 3.4 All soil vapor extraction, groundwater extraction, and monitoring wells must
be capped to the satisfaction of the South Coast Air Quality Management
District and the Orange County Health Care Agency upon completion of the
remediation activity.
OUTSIDE AGENCIES
(5) 4.1 The applicant shall obtain all necessary permits from the South Coast Air
Quality Management District (SCAQMD) related to the operation,
installation, and monitoring of the subject site and equipment.
(5) 4.2 The applicant shall obtain all necessary permits from the Orange County
Sanitation District prior to disposal of purified groundwater into the sanitary
sewer system.
(5) 4.3 The applicant shall obtain all necessary permits and approvals, if applicable,
from the Orange County Fire Authority (OCFA) and the Orange County
Health Care Agency related to the operation, installation, and monitoring of
the subject site and equipment. Specifically, the soil vapor system and, if
liquid propane gas is used as a fuel source, tank plans shall be submitted
to the OCFA for review and approval.
(5) 4.4 The applicant shall obtain all necessary clearances from the State
Department of Occupational Safety and Health Administration.
(5) 4.5 All contaminated material being transported must be manifested and may
only be carried by a waste hauler licensed to transport the material being
hauled. A copy of the appropriate waste hauler permit shall be provided to
the City prior to transportation of hazardous material off-site. Transportation
Zoning Administrator Action 04-010
Conditional Use Permit 04-024
Exhibit A
Page 5
of contaminated material and hazardous materials shall be in accordance
with the regulations of the following agencies:
. United States Department of Transportation;
. United States Environmental Protection Agency;
. California Environmental Protection Agency; and,
. California Division of Occupational Safety and Health Administration.
FEES.
(1) 6.1 Prior to issuance of any building permits, payment shall be made of all
applicable fees, including but not limited to, the following. Payment shall be
required based upon those rates in effect at the time of payment and are
subject to change.
a. Building plan check and permit fees to the Community Development
Department based on the most current schedule and;
b. Orange County Fire Authority Fees.
(2) 6.2 Within forty-eight (48) hours of approval of the subject project, the
applicant shall deliver to the Community Development Department, a
cashier's check payable to the COUNTY CLERK in the amount of forty-
three dollars ($43.00) to enable the City to file the appropriate
environmental documentation for the project. If within such forty-eight (48)
hour period that applicant has not delivered to the Community
Development Department the above-noted check, the statute of limitations
for any interested party to challenge the environmental determination
under the provisions of the California Environmental Quality Act could be
significantly lengthened.
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