HomeMy WebLinkAbout03 PC REPORT QUICK QUACK CAR WASH Docusign Envelope ID: FE7D0338-8A6F-4280-B74E-2257466B7D8F
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..:.� AGENDA REPORT ITEM 93
MEETING DATE: NOVEMBER 12, 2024
TO: PLANNING COMMISSION
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: CONDITIONAL USE PERMIT (CUP) 2024-0002 AND DESIGN
REVIEW (DR) 2024-0005
APPLICANT: PROPERTY OWNER:
DON SHIVELEY ROB GUTHRIE
QUICK QUACK CAR WASH GUTHRIE EDINGER, LLC
6020 W. OAK BLVD, SUITE 300 36 EXECUTIVE PARK, SUITE 250
ROCKLIN, CA 95765 IRVINE, CA 92606
LOCATION: 1481 EDINGER AVENUE
GENERAL PLAN: PLANNED COMMUNITY COMMERCIAL / BUSINESS (PCCB)
ZONING: PACIFIC CENTER EAST SPECIFIC PLAN (PCESP)
ENVIRONMENTAL: THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO
SECTION 15303 (CLASS 3 — NEW CONSTRUCTION OR
CONVERSION OF SMALL STRUCTURES) OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
REQUEST: A REQUEST TO ESTABLISH A NEW COMMERCIAL
AUTOMATED SELF-SERVE CAR WASH FACILITY (QUICK
QUACK) INCLUDING A 3,588 SQUARE FOOT BUILDING/CAR
WASH TUNNEL, 19 VACUUM STALLS, AND OTHER SITE
IMPROVEMENTS.
RECOMMENDATION:
That the Planning Commission adopt Resolution No. 4508 (Attachment 6), approving
Conditional Use Permit (CUP) 2024-0002 and Design Review (DR) 2024-0005 to
authorize the establishment of a commercial automated self-serve car wash facility at
1481 Edinger Avenue.
Docusign Envelope ID: FE7D0338-8A6F-4280-B74E-2257466B7D8F
Planning Commission Agenda Report
CUP 2024-0002 & DR 2024-0005
November 12, 2024
Page 2
APPROVAL AUTHORITY:
Tustin City Code (TCC) Section 9291 grants the Planning Commission the authority to
consider and act on requests for a CUP for car washes, therefore this item is being
presented for the Planning Commission's consideration. TCC Section 9272 authorizes
the Community Development Director to consider the DR application-, however, since
the proposal includes a separate request requiring Planning Commission approval, DR
2024-0005 is being forwarded to the Planning Commission for concurrent consideration
of the site and building design with the CUP.
BACKGROUND AND DISCUSSION:
Site and Surrounding
The project site is located within Planning Area 4 (Commercial Center land use
designation) of the PCESP (SP-11) and has the General Plan land use designation of
Planned Community Commercial/Business (PCCB). The zoning and land use
designation allows for a variety of commercial uses that complement existing and
planned land uses in the surrounding area.
Figure 1 —Aerial
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Docusign Envelope ID: FE7D0338-8A6F-4280-B74E-2257466B7D8F
Planning Commission Agenda Report
CUP 2024-0002 & DR 2024-0005
November 12, 2024
Page 3
The subject property is approximately 59,807 square feet in size and is improved with
an existing restaurant and parking area. Surrounding properties to the west and south
are located within the PCESP, the area to the north is zoned Public and Institutional (PI)
uses, and the properties to the east, across Red Hill Avenue, are zoned Industrial (M),
as shown in Figure 1 .
Figure 2 illustrates the four types of land use designations under the PCESP, which
includes commercial center, regional center, office center, and technology center. The
project site is located within the Commercial Center land use designation.
Figure 2 — Land Use Plan, Pacific Center East
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Pacific Center East
City of Tustin
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Exhibit 4
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Prior Approvals
Previously, the property was located within a redevelopment area, and on November 18,
1985, the Community Redevelopment Agency adopted RDA 85-15, approving a new
restaurant on the subject site. An expansion of the restaurant was subsequently
approved (RDA 91-03), followed by outdoor dining (CUP 93-040) and a partially enclosed
patio cover (DR 96-024). The restaurant is currently operating as Citrus Cafe.
Carwash facilities are not listed as a permitted use in the Commercial Center land use
designation. PCESP Section 4.0 states that any use not specifically listed within the
Docusign Envelope ID: FE7D0338-8A6F-4280-B74E-2257466B7D8F
Planning Commission Agenda Report
CUP 2024-0002 & DR 2024-0005
November 12, 2024
Page 4
PCESP is subject to a determination by the Community Development Director. On
November 3, 2023, the Community Development Director determined that a car wash
facility is an "automotive-related" land use, similar to service stations, automotive
service stations, and tire sales and service facilities, all of which are allowed in the
Commercial Center Planning Area subject to approval of a CUP (Attachment 5 - UD
2023-0004).
Project Description
The applicant is requesting an authorization to demolish an existing 5,200 square-foot
restaurant building and construct a new automated self-serve car wash facility (Quick
Quack), including a car wash tunnel and vacuum stalls. As shown on the provided floor
plan (Figure 3), the proposed facility includes the following:
• A 108 foot long, 3,588 square foot vehicle wash tunnel ("wash showroom")
• A detached "QB Station" where employees assist customers at payment terminals
• 14 open parking stalls
• 19 complimentary covered vacuum stalls
• On-site improvements including lighting, a trash enclosure, and landscaping
Figure 3 — Proposed Site Plan and Legend
Car Queuing,Parking&Covered Vacuums
Site entry&exits
QBstation,Car Wash"Showroom' .�
Project Landscaping 1�
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Docusign Envelope ID: FE7D0338-8A6F-4280-B74E-2257466B7D8F
Planning Commission Agenda Report
CUP 2024-0002 & DR 2024-0005
November 12, 2024
Page 5
Primary vehicular access for the property is taken from Edinger Avenue, with secondary
access from Red Hill Avenue. On-site parking is provided at the rear of the property,
and will be screened from the corner of Edinger and Red Hill Avenues by the proposed
car wash tunnel. Pedestrian access can be taken from Red Hill Avenue and Edinger
Avenue.
Business Operations
The vehicle wash tunnel will be equipped with a conveyor belt or motorized track that
routes vehicles through the tunnel. Vehicles are rinsed and washed in the tunnel
utilizing a combination of spinning wraps, reclaimed water, and biodegradable and
environmentally friendly soaps. Payment kiosks are provided within the stacking lanes
to allow for point-of-sale transactions prior to vehicles entering the wash tunnel. Quick
Quack states that they have the capacity to run up to 155 cars an hour through the
wash, loading one car every 24 seconds onto the conveyor. Once on the conveyor, the
average wash lasts approximately 2 minutes 10 seconds before the car is released at
the end of the tunnel.
The car wash utilizes a water reclamation process and reverse osmosis chamber that,
according to Quick Quack's information, uses 65 percent less water when compared to
the average person washing their vehicle at home. Furthermore, the water from the car
wash goes directly into the sewer system, as opposed to the storm drain. In addition to
being a water efficient alternative, the proposed car wash only uses detergents and soaps
that are considered environmentally safe and biodegradable.
Quick Quack offers a membership program for customers that uses license plate readers
to minimize wait times. Upon arrival at the entry gate, the gate will open automatically,
and the customer can proceed into the wash tunnel without delay. This technology
increases efficiency and throughput of the queue lines and reduces on-site idling.
Hours of Operation and Staffing
The car wash business hours are proposed from 7.00 A.M. to 9.00 P.M. Quick Quack
estimates that two to three staff members will be on-site to operate the car wash. The
proposed hours are consistent with the hours of operation for other uses within the area.
If in the future the applicant wishes to expand business hours, proposed Condition 2.5
would allow the Community Development Director to modify the hours of operation, if it is
determined that no impacts to the surrounding tenants or properties are likely to occur.
Parking
By TCC definition, the proposed car wash is considered an "automated self serve car
wash", as the tunnel is fully automated, patrons remain in their vehicles during the service,
and the process does not require car wash personnel. Pursuant to TCC 9263, automated
self-serve car washes are only required to provide 1 parking space on-site, and the
Docusign Envelope ID: FE7D0338-8A6F-4280-B74E-2257466B7D8F
Planning Commission Agenda Report
CUP 2024-0002 & DR 2024-0005
November 12, 2024
Page 6
vehicle stacking distance leading up to the wash tunnel is determined through the
conditional use permit process. As proposed, the project provides a total of 33 parking
spaces on site, split between 14 standard parking stalls, and 19 stalls adjacent to self-
vacuum stations. The proposed project has at least 18 queueing spots for the one car
wash tunnel, which is expected to be sufficient based on the queuing of similar automated
car wash facilities elsewhere in the City.
Noise
The car wash operations will take place entirely within a semi-enclosed structure, with
openings oriented to the south and north. The vacuuming of vehicle interiors will take
place under shaded canopies located to the rear of the car wash building. The nearest
residential use is approximately 300 feet away from the project site, and is separated by
a railroad, an arterial highway, and a perimeter wall surrounding the Tustin Meadows
residential tract (Figure 1). The City's noise ordinance limits exterior noise at all
commercial properties to 60 dB(A) at any time. To ensure clarity of expectations at time
of approval, the project has been conditioned to require the car wash to operate in
compliance with the City's Noise Ordinance.
General Plan Consistency
The proposal to demolish a restaurant building and construct a new car wash facility
aligns with the City of Tustin's General Plan goals and policies by enhancing the local
commercial landscape and providing neighborhood-serving services.
• "Policy 1 .2: Provide for and encourage the development of neighborhood-serving
commercial uses in areas of Tustin presently underserved by such uses."
The proposal supports Land Use Element (LU) Goal 1 , which aims to create
balanced land use patterns by introducing services that align with the needs of the
community.
• "Policy 3.2: Locate major commercial uses in areas that are easily accessible to
major transportation facilities."
The car wash is compatible with surrounding land uses and is located on two
arterial corridors. The location of the car wash will provide easy access to major
transportation routes and facilitate efficient vehicle circulation for its customers.
• "Policy 4.2: Ensure a sensitive transition between commercial or industrial uses
and residential uses by means of such techniques as buffering, landscaping and
setbacks."
Docusign Envelope ID: FE7D0338-8A6F-4280-B74E-2257466B7D8F
Planning Commission Agenda Report
CUP 2024-0002 & DR 2024-0005
November 12, 2024
Page 7
The facility is designed to improve the aesthetic quality of the area through
landscaping and lighting, it fosters local business growth, and it is a convenience
for nearby residents. Additionally, landscaping and buffering techniques will help
ensure a sensitive transition between a commercial facility and nearby residential
use .
• "Policy 6.1 : Develop citywide visual and circulation linkages through strengthened
landscaping, pedestrian lighting, bicycle trails (where feasible) and public identity
graphics along major street corridors."
"Policy 6.2: Encourage and promote high quality design and physical appearance
in all development projects."
The car wash facility supports Land Use Goal 6 by providing an architecturally and
functionally compatible appearance (Policy 6.2), and incorporating thoughtful
landscaping and pedestrian-friendly features (Policy 6.1).
• "Policy 11 .1 : Provide a wide range of uses and intensities which meet the City's
future needs for mixed land uses and for a variety of facilities and services in the
project area, and which capitalize on visibility and access of freeway interchange
locations."
The proposed car wash facility promotes a cohesive and compatible mix of uses
in the area to meet the City's service needs.
• "Policy 11 .3: Promote building forms that relate to the scale and character of
surrounding development while also relating new development to pedestrian
functions."
The new facility relates to the scale and character of surrounding developments.
Future Red Hill Avenue Grade Separation
The General Plan Circulation Element provides for a safe, efficient and adequate
circulation system throughout the City, and in doing so identifies circulation improvements
needed to accommodate future land uses.
Managing vehicle circulation is particularly challenging where roads cross railroad tracks.
At these crossings, vehicles and pedestrians must stop for train traffic, which may result
in congestion and/or safety concerns. To eliminate these conditions, the Tustin General
Plan identifies areas where railroad conflicts will be addressed through "grade
separations". Grade separations are achieved by either constructing a bridge over, or a
tunnel under, the railroad tracks.
Docusign Envelope ID: FE7D0338-8A6F-4280-B74E-2257466B7D8F
Planning Commission Agenda Report
CUP 2024-0002 & DR 2024-0005
November 12, 2024
Page 8
The City of Tustin General Plan states that eliminating the "at-grade" crossing at Red Hill
and the AT&SF railroad tracks would have safety and capacity benefits. While a timeline
for constructing a grade separation is not identified in the General Plan, and the City has
no intention of initiating a grade separation in the near future, such a project would likely
impact the car wash site by eliminating vehicle access on Red Hill Avenue. As a result,
staff has included a condition of approval (Condition 2.9) clarifying that a future grade
separation project is identified in the General Plan, that such a project could eliminate
access to Red Hill Avenue in the future, and that the City is indemnified from any impacts
to the car wash facility resulting from a future grade separation project.
FINDINGS
In determining whether an approval can be granted for a CUP and DR for the proposed car
wash use, the Planning Commission must determine that the proposed use will not 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; and that the location, 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 these
requests is supported by the following findings:
1 . That the PCESP allows for automotive related land uses, including car washes,
subject to an approved UD and CUP.
2. Proposed daily business hours would be 7:00 AM to 9:00 PM, which is consistent
with the hours of operation for other commercial uses within the proximity.
3. The 33 parking stalls proposed provides adequate on-site parking for the proposed
use and activities.
4. The proposed parking lot area would be configured to optimize circulation for the
automated car wash facility and the two vehicular drive aisles provide adequate
queuing capacity for the use. In addition, wayfinding signage would be required to
be strategically placed within the parking lot area to provide ease of navigation
throughout the site.
5. The project would be conditioned to comply with the Tustin Noise Ordinance.
6. As conditioned, CUP 2024-0002 may be reviewed on an annual basis, or more
often if necessary, by the Community Development Director. If the use is not
operated in accordance with CUP 2024-0002 or is found to be a nuisance or
negative impacts are affecting the surrounding uses, the Community Development
Docusign Envelope ID: FE7D0338-8A6F-4280-B74E-2257466B7D8F
Planning Commission Agenda Report
CUP 2024-0002 & DR 2024-0005
November 12, 2024
Page 9
Director would have the authority to impose additional conditions to eliminate the
nuisance or negative impacts or may initiate proceedings to revoke the CUP.
7. Pursuant to Section 9272c of the TCC, the Community Development Department
finds that the location, size, architectural features, and general appearance of the
proposed project will not impair the orderly and harmonious development of the
area, the present or future development therein, or the occupancy as a whole. In
making such findings, the Community Development Department has considered
at least the following items:
a. Height, bulk and area of buildings.
b. Setbacks and site planning.
c. Exterior materials and colors.
d. Type and pitch of roofs.
e. Size and spacing of windows, doors and other openings.
f. Landscaping and parking area design.
g. Location, height and standards of exterior illumination.
h. Location and appearance of equipment located outside of an enclosed
structure.
i. Location and method of refuse storage.
j. Appearance and design relationship of proposed structures to existing
structures and possible future structures in the neighborhood and
public thoroughfares.
k. Proposed signing.
I. The proposed project is consistent with the City's Development
Guidelines and criteria as adopted by the City Council.
8. The Tustin Police Department and Public Works Department have reviewed the
application and have no immediate concerns.
Environmental Review
This project is Categorically Exempt pursuant to Section 15303 (Class 3—New Construction
or Conversion of Small Structures) of the California Code of Regulations (Guidelines for the
California Environmental Quality Act), as the proposed structures total less than 10,000
square feet in size in an urbanized area, on a previously developed site with established
public services, utilities and facilities.
CONCLUSION:
Based on the findings provided, staff recommends the Planning Commission adopt
Resolution No. 4508 approving CUP 2024-0002 and DR 2024-0005, authorizing the
establishment of a car wash at 1481 Edinger Avenue.
Docusign Envelope ID: FE7D0338-8A6F-4280-B74E-2257466B7D8F
Planning Commission Agenda Report
CUP 2024-0002 & DR 2024-0005
November 12, 2024
Page 10
Prepared by:
,.---Signed by:
(�jvwl,lna. w
"I---760C2C32155D48A...
Brenna Wengert, AICP; Contract Planner
Approved by:
CFned by:
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C3F97677838E410...
Jay Eastman, AICP
Assistant Director of Community Development
Signed by:
Eu. . In�i�Qkew
ED45DA2623B54A5...
Justina L. Willkom
Community Development Director
Attachment(s):
1 . Location Map
2. Land Use Fact Sheet
3. Submitted Plans
4. Business Operations Letter
5. Use Determination UD 2023-0004
6. Resolution No. 4508
Exhibit A — Conditions of Approval
ATTACHMENT 1
RADIUS MAP
1481 EDINGER AVENUE
QUICK QUACK CAR WASH
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1481 Edinger Avenue
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ATTACHMENT 2
LAND USE APPLICATION FACT SHEET
1. LAND USE APPLICATION NUMBER(S): DR-2024-0005 & CUP-2024-0002
2. LOCATION: SP 11 - PACIFIC CENTER EAST SPECIFIC PLAN - (PCESP)
3. ADDRESS: 1481 EDINGER AVENUE 4. APN(S): 430-263-10
5. PREVIOUS APPLICATION RELATING TO THIS PROPERTY: RDA 85-15 (APPROVAL OF A
RESTAURANT), RDA 91-03 (EXPANSION OF EXISTING RESTAURANT), ZA 96-006 AND DR
96-024 (ADDITION OF A PATIO COVER TO EXISTING RESTAURANT),
6. SURROUNDING LAND USES:
NORTH: COMMERCIAL SOUTH: COMMERCIAL
EAST: COMMERCIAL WEST: COMMERCIAL
7. SURROUNDING ZONING DESIGNATION:
NORTH: PUBLIC INSTITUTION (PI) SOUTH: PCESP (SP-11)
EAST: INDUSTRIAL (M) WEST: PCESP (SP-11)
8. SURROUNDING GENERAL PLAN DESIGNATION:
NORTH: PUBLIC INSTITUTION (PI) SOUTH: PCCB
EAST: PCCB WEST: PCCB
9. SITE LAND USE:
A. EXISTING: COMMERCIAL (OFFICE/RETAIL) PROPOSED: SAME
B. EXISTING GENERAL PLAN: PCCB PROPOSED: SAME
C. EXISTING ZONING: PCESP (SP-11) PROPOSED: SAME
DEVELOPMENT FACTS:
10. LOT AREA: 24,565 SF
11. PARKING: REQUIRED: 1 SPACE
PROPOSED: 33 SPACES
12. TENANT IMPROVEMENTS: ESTABLISH AN CAR WASH AND DEMOLISH EXISTING
RESTAURANT
13. BUILDING HEIGHT: MAX ALLOWED: 35 FEET
PROPOSED: 32 FEET 1 INCH
14. BUILDING SETBACK: MIN ALLOWED: EDINGER AVENUE: 35 FEET;
PROPOSED: EDINGER AVENUE: 20 FEET,
15. SIGNAGE: N/A
ATTACHMENT 3
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ATTACHMENT 4
-JAL,
Report Title PREPARED BY
PROJECT NARRATIVE Barghausen Consulting Engineers, Inc.
Conditional Use Permit
PREPARED FOR CLIENTADDRESS
Quick Quack 1380 Lead Hill Boulevard, Suite 260
Roseville, CA 95661
SITE ADDRESS JURISDICTION DATE PROJECT NO.
1481 Edinger Avenue City of Tustin 02/02/2024 22997
Tustin, CA 92780
Project Overview
The subject property is comprised of a single parcel with an approximate land area of 1.36 acres. The
subject property is designated Planned Community Commercial within the Commercial Center of the Pacific
Center East Specific Plan. Pursuant to the Community Development Director's Use Determination 2023-
004, car wash facilities are a conditional use in the Commercial Center planning area.
The project proposes the construction of a new Quick Quack Car Wash consisting of a 108-foot vehicle
wash showroom (3,588 square feet)with two (2) stacking lanes. The car wash will include a detached "QB
Station"for employees to assist customers at each payment terminal upon entering the queuing lanes. The
proposed site improvements include 19 parking spaces with free-to-use vacuums for customers, 14
standard parking spaces, two (2) ADA accessible parking spaces, two (2) vacuum producer enclosures, a
trash enclosure, exterior lighting, and interior and exterior landscaping. The existing restaurant building will
be demolished to accommodate the proposed improvements.
The subject property currently shares access with the adjacent Pacific Commercial Center to allow right-
in/right-out access onto Edinger Avenue. The project proposed to retain the existing shared cross-access
drive aisle without modifications. Additionally,the project will retain the existing right-out/right-out driveway
onto Red Hill Avenue without modifications. The cross-access agreements with the Pacific Commercial
Center will be retained upon project completion.
Quick Quack Business Model
Quick Quack is a well-established business with 200 successful stores and one million loyal members. At
Quick Quack, it is believed that one "Quack" of kindness can help make someone's day. From hosting
fundraisers to supporting the community, to granting wishes through the Make-A-Wish foundation, Quick
Quack has a mission to change lives for the better. Their charitable efforts raised funds to support families
that lost their homes to fires, community members that needed money for medical expenses, and even
provided a miniature car wash for a child with a neurological disorder to support their sensory needs. Quick
Quack continues to spread kindness and smiles in every new location proposed.
Operational Measures
The vehicle wash will include a conveyor belt or motorized track that routes vehicles through the showroom.
In the showroom, vehicles are rinsed and washed utilizing a combination of spinning wraps, reclaimed
water, and biodegradable and environmentally friendly soaps. Payment kiosks are provided within the
stacking lanes to allow for point-of-sale transactions prior to vehicles entering the wash cycle. Quick Quack
has the capacity to run up to 155 cars an hour through the wash, loading one car every 24 seconds onto
the conveyor. Once on the conveyor, the average wash is approximately 2 minutes 10 seconds before
discharge at the front of the showroom.
Quick Quack has a membership program that utilizes license plate readers, so when members arrive there
is no wait,the gate will open automatically, and they can drive straight into the wash without stopping. This
technology significantly increases the efficiency and throughput of the Quick Quack queue lines. The
queuing process allows for rapid processing of vehicles that minimizes on-site idling.
The Quick Quack locations utilize a water reclamation process and reverse osmosis chambers to lighten
the environmental footprint and reuse water. The car wash utilizes 65 percent less water than the average
person does washing their vehicle at home. In addition, the water from the vehicle wash will go directly to
the sewer system, as opposed to the storm drain when the average person washes their vehicle at home.
On top of the energy efficient processes, the proposed car wash only uses detergents and soaps that are
considered environmentally safe and biodegradable.
1 22997.002-Narrative.docx
Architecture
The proposed building will include neutral toned finishes for the body of the building with green colored
metal roofing. The building features modulation with a tower element, including accentuated tower
structures at the entrance, building wall articulation,and building materials that are aesthetic and compatible
with other newer developments in the community. Articulated parapets heights and material changes are
integrated to break up the vertical massing. Decorative and functional architectural elements are included,
such as the yellow arched entrance and exit and yellow pilasters flanking the entry tower.
Site lighting will be provided at the project site for the safety and security of all customers, pedestrians, and
employees. Outdoor lighting and illumination at the site will include parking lot security lighting, and exterior
building lighting will be installed on the building fagade. All lights will include shields to direct light toward
the project site and keep glare away from the adjacent land uses and rights-of-way.
Conditional Use Permit
Tustin City Code 9291(c) identifies that when reviewing a conditional use permit "the Zoning Administrator
or Planning Commission shall determine whether or not the establishment, maintenance or operation of the
use applied for will, under the circumstances of the particular case, be detrimental to the health, safety,
morals, comfort and general welfare of the persons residing or working in the neighborhood of such
proposed use, or whether it will be injurious or detrimental to property and improvements in the
neighborhood or the general welfare of the City. If the Commission finds that the aforementioned conditions
will not result from the particular use applied for, it shall grant the Conditional Use Permit."
The proposed Quick Quack Car Wash will not be detrimental to the health, safety, morals, comfort, and
general welfare of the persons residing or working in the neighborhood that surrounds the subject property,
and the Quick Quack Car Wash will not be injurious or detrimental to property and improvements in the
neighborhood or the general welfare of the City. The subject property is located within an existing
commercial area with businesses that are comprised of similar commercial intensity as the proposed car
wash. The proposed site plan complies with all dimensional standards, landscape standards, and building
design standards for a project in the Pacific Center East Specific Plan's Commercial Center planning area.
The proposal is also consistent with the City's Auto Services Design Guidelines. The project will also
manage its own stormwater on site with the construction of new on-site stormwater collection and treatment
facilities and utility connections to ensure that the proposal does not adversely affect the surrounding rights-
of-way and businesses.
Additionally,the proposed Quick Quack Car Wash will provide a new service to the surrounding residences
and businesses that is environmentally friendly. Quick Quack Car Wash facilities utilize 65 percent less
water than the average person does washing their vehicle at home. In addition, the water from the vehicle
wash will go directly to the sewer system, as opposed to the storm drain when the average person washes
their vehicle at home. On top of the energy efficient processes,the proposed car wash only uses detergents
and soaps that are considered environmentally safe and biodegradable.
Conclusion
As provided in the justification above,the proposed Quick Quack Car Wash should be granted a Conditional
Use Permit to be permitted on the property. If allowed, the use will provide the opportunity for a vehicle
wash that has proven to be water efficient and environmentally friendly, increasing the overall quality of the
project site and positively impacting the citizens in the surrounding community. Quick Quack has a positive
reputation in the community for providing friendly and clean service. The project will provide enhanced
landscaping areas, lighting, and quality service that will enhance the immediate vicinity and the surrounding
areas.
2 22997.002-Narrative.docx
DocuSign Envelope ID:C772AAE3-7A0B-45F1-A011-65EB8CDA4ED1
ATTACHMENT 5
X0�000-�0-0.000ewa,- Community Development Department
L "r, Remembering h nn what connects us.
November 3, 2023
Rob Guthrie
Guthrie Edinger, LLC.
2392 Morse Avenue
Irvine, CA 92606
SUBJECT: USE DETERMINATION (UD) 2023-004 FOR A CARWASH FACILITY WITHIN THE
COMMERCIAL CENTER PLANNING AREA OF THE PACIFIC CENTER EAST SPECIFIC
PLAN (PCESP) - 1481 EDINGER AVE., TUSTIN
Dear Mr. Guthrie:
Thank you for your continued efforts to improve your property located at 1481 Edinger Avenue.
On September 13, 2023, City staff received correspondence from Guthrie Development to
consider a "Carwash Facility" use as a conditionally permitted use within the "Commercial
Center" planning area of the PCESP. The purpose of the Commercial Center planning area is
intended to support the Regional, Office, and Technology Center planning areas within the
Specific Plan. The listed uses, found on Section 4.2.0 of the PCESP, provide an appropriate
amount of flexibility to anticipate future conditions and to properly integrate a mixture of
commercial uses. The Commercial Center planning area does not permit any automotive
related land uses by right and instead conditionally permits uses such as service stations,
automobile service stations, and tire sales and service facilities subject to obtaining a
Conditional Use Permit (CUP).
The Tustin City Code (TCC) 9269 defines three different types of carwash facilities; "Carwash-
Self Serve", "Carwash — Full Serve", and "Carwash —Automated Self Serve." These facilities are
conditionally permitted within all the Commercial Zoning Districts (C1, C2, C3, CG) within the
City.
The Commercial Center planning area does not explicitly list Carwash Facilities as permitted or
conditionally permitted land use, nor is it expressly prohibited. Per Section 4.2.E of the PCESP,
uses not specifically listed are subject to a determination by the Community Development
Director as either permitted, subject to a CUP or prohibited consistent with the purpose of the
Specific Plan and this land use category. Additionally, Section 9298b of the TCC, authorizes the
300 Centennial Way,Tustin, CA 92780 • 714-573-3000 • tustinca.org
DocuSign Envelope ID:C772AAE3-7AOB-45F1-A011-65EB8CDA4ED1
November 3, 2023
U D 2023-004
Page 2
Community Development Director to determine, in cases of ambiguity, whether the use of any
land in any district is similar in character to the particular uses or plans allowed in the district.
I hereby determine that the Carwash Facility land use is similarto automotive-related land uses,
including service stations, automobile service stations, and tire sales and service facilities,
which are allowed in the Commercial Center planning area with the approval of a Conditional
Use Permit (CUP). Car wash facilities shall comply with the Auto Service Design Guidelines (City
Council Resolution No. 98-61), PCESP development standards, TCC, and other applicable codes
and regulations.
Per TCC 9294, any decision of the Community Development Director may be appealed to the
Planning Commission. Should you wish to appeal my decision, please file an appeal application
with the City Clerk during normal business hours within 10 calendar days of the date of this
letter. The appeal shall be accompanied by the deposit or fee. Please contact the City Clerk's
office at (714) 573-3001 for more information or additional questions on the appeal process or
visit www.tustinca.org.
The Community Development Department currently has an application for a subdivision under
review. At the time of submittal, the application did not include an associated land use as part
of the project. According to TCC 9321e, when a proposed division of land or a decision by the
governing body requires more than one land use approval, all applications must be processed
concurrently as interrelated permits for a project. If your intent is to apply for a CUP at this
project site, the CUP for a car wash facility must also be processed concurrently. The
applications should not be processed separately unless I authorize it upon the request of the
applicant.
For information relative to submittal requirements for CUPs, please contact Jose Jara, at
Tiara@tustinca.org or (714) 573-3136. Additional information can be found on the Community
Development Department webpage at https://www.tustinca.org/151/Community-
Development.
Sincerelv.
DocuSigned by:
ED45DA2623B54A5...
Justina L. Willkom
Community Development Director
cc: Jay Eastman, Assistant Community Development Director - Planning
Raymond Barragan, Principal Planner
ATTACHMENT 6
RESOLUTION NO. 4508
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TUSTIN, CALIFORNIA, APPROVING
CONDITIONAL USE PERMIT 2024-0002 AND DESIGN
REVIEW 2024-0005 ALLOWING THE DEMOLITION OF AN
EXISTING 5,200 SQUARE FOOT RESTAURANT
BUILDING AND CONSTRUCTION OF A NEW
AUTOMATED SELF-SERVE CAR WASH.
The Planning Commission does hereby resolve as follows:
I. The Planning Commission finds and determines as follows:
A. That a proper application for Conditional Use Permit (CUP) 2024-
0002 and Design Review 2024-0005 and was filed by Don Shiveley
of Quick Quack Car Wash, on behalf of Rob Guthrie of Guthrie
Edinger, LLC, requesting authorization to establish an automated
self-serve car wash at 1481 Edinger Avenue.
B. That the subject property is located within the Pacific Center East
Specific Plan (PCESP), and the property has a PCCB General Plan
land use designation.
C. Pursuant to PCESP Section 4.0, any use not specifically listed within
the PCESP may be considered in a Use Determination (UD) by the
Community Development Director.
D. That on November 3, 2023, the Community Development Director
approved Use Determination (UD) 2023-004 determining that a car
wash facility would be allowable in the Commercial Center land use
designation with the approval of a CUP.
E. That a public hearing was duly called, noticed, and held for CUP
2024-0002 and DR 2024-0005 on November 12, 2024, by the
Planning Commission.
F. The project has been reviewed against, and determined consistent
with, the Air Quality "Sub-Element" of the City of Tustin General
Plan's Conservation Element.
G. That in determining whether to approve the CUP and DR application,
the Planning Commission finds that the establishment, maintenance,
and operation of the proposed uses 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 the proposed use, 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, in that:
Resolution No. 4506
Page 2
1. The proposed car wash is allowed with the approval of a CUP per
PCESP. Pursuant to City Council Resolution No. 98-61, car wash
facilities are required to be compliant with the Auto Service Design
Guidelines, PCESP development standards, TCC, and other
applicable codes and regulations.
2. The proposed car wash is located within an existing commercial
area with businesses that are comprised of similar commercial
intensity as the proposed car wash. The proposed site plan
complies with all dimensional standards, landscape standards, and
building design standards for a project in the Pacific Center East
Specific Plan's Commercial Center planning area. The proposal is
also consistent with the City's Auto Services Design Guidelines.
The project will also manage its own stormwater on site with the
construction of new on-site stormwater collection and treatment
facilities and utility connections to ensure that the proposal does not
adversely affect the surrounding rights-of-way and businesses.
3. The project site is a corner property with frontage along Red Hill and
Edinger Avenue. Onsite parking and driveway access is located
towards the rear of the property, and parking will be mostly out of
view.
H. Pursuant to TCC Section 9272(b), DR is required to ensure that new uses
and structures enhance their sites and are harmonious with the highest
standards of improvements in the surrounding area, which includes a
review of the site plan and building design.
I. Pursuant to TCC Section 9272(c), the project's location, size, architectural
features, and general appearance will not impair the orderly and
harmonious development of the area, the present or future development
therein, or the occupancy as a whole. In making such findings, the
Community Development Department has considered at least the following
items:
1. Height, bulk and area of buildings. The 32 feet height and bulk of
the proposed building is consistent with other developments in the
Pacific Center East Specific Plan area and is compatible with the
surrounding uses. The proposed site plan sets the building away
from property lines and has landscaping and parking areas as
additional buffers to adjacent parcels. As proposed, the car wash
meets the development standards set forth in the TCC and FAR
limits of the General Plan.
2. Setbacks and site planning. The project site is surrounded by
complementary office, technology, and commercial uses. Access to
the property will be from Edinger Avenue and Red Hill Avenue.
Resolution No. 4506
Page 3
There is a shared driveway on Edinger Avenue, which is
approximately 32 feet wide. A secondary driveway serving the site
is provided on Red Hill Avenue, and is approximately 24.5 feet wide.
The building is proposed on a single parcel bounded by Edinger
Avenue and Red Hill Avenue, and is set back no less than 30 feet
from adjacent roads.
3. Exterior materials and colors. The proposed building facades
consist of painted concrete with accent brick and CMU blocks giving
a textured appearance on all elevations. Walls will be painted in a
neutral beige color (SW 6120 Believable Buff) and a secondary
color of muted yellow (SW 6374 Torchlight), with a darker accent
color (SW 7674 Enduring Bronze).
4. Type and pitch of roofs. The proposed building has a 114" roof slope
and one rooftop mechanical unit is proposed, which is concealed
from view via the parapet.
5. Size and spacing of windows, doors and other openings. Faux
window assemblies run the length of the car wash building and are
accented by anodized aluminum and black ceramic housings, which
enhances street-facing elevations. The vehicle entrance into the
building is through a drive-through arch. Outside of operating hours
the entrance will be obstructed with a metal door. Both the car wash
building and metal door will be painted a "Believable Buff' color.
6. Landscaping and parking area design. 14,401 square feet of
landscaping is proposed throughout the entire project, including
within the parking areas, between the drive aisles and the vacuum
areas, and along project street frontages. The proposed
landscaping palette includes trees, shrubs and vine groundcover to
enhance the project footprint, along the perimeter of its interior
property lines, and aids in screening the project site. As proposed,
the project exceeds the amount of landscaping required.
7. Location, height and standards of exterior illumination. The project
includes the installation of six (6) new exterior light fixtures
throughout the site, including a combination of building-mounted
lighting and light poles for site lighting. Illumination levels from the
shielded light poles shall fall to zero at the property line, as indicated
in Condition of Approval No. 3.9.
8. Location and method of refuse storage. One trash enclosure will be
constructed at the northwestern corner of the property and will be
screened from public view. The covered enclosure will be up to
eleven (11) feet in height with an eight (8) feet high masonry wall,
as measured from adjacent grade. Gates will provide room for one
(1) 4-cubic yard waste bin, one (1) 4-cubic yard recycling bin, and
Resolution No. 4506
Page 4
one (1) organics bin. All bins are located within an approved
enclosure and enclosures are screened from view and consistent
with the design of the commercial building. Further, two eleven foot
tall equipment enclosures are provided to house vacuum
equipment, with 8 feet of CMU wall and 2 feet of mesh security
screening provided.
9. Appearance and design relationship of proposed structures to
existing structures and possible future structures in the
neighborhood and public thoroughfares. The building design with
accent materials is compatible with the buildings in the vicinity of the
project site. The adjacent buildings are of similar design and with
the inclusion of the subject project, a cohesive aesthetic would be
maintained along Edinger Avenue and Red Hill Avenue and in the
general area.
10. Proposed signing. No signage is proposed as part of this
application. Should signage be desired in the future, an application
for signage will be required per TCC 9403 g and h, as conditioned.
11.The proposed project is consistent with the development Guidelines
and criteria as adopted by the City Council. The project is consistent
with the Design Review criteria outlined in TCC 9272 and the
development standards of the Pacific Center East Specific Plan.
J. The Tustin Police Department has reviewed the application and has no
concerns as conditioned.
K. That this project is Categorically Exempt pursuant to Section 15303
(Class 3 — New Construction or Conversion of Small Structures) of the
California Code of Regulations (Guidelines for the California
Environmental Quality Act).
II. The Planning Commission hereby approves CUP 2024-0002 and DR 2024-
0005, authorizing the establishment of a car wash at 1481 Edinger Avenue,
subject to the conditions contained within Exhibit A attached hereto.
Resolution No. 4506
Page 5
PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular
meeting on the 12t" day of November, 2024.
ERIC HIGUCHI
Chairperson
JUSTINA L. WILLKOM
Planning Commission Secretary
APPROVED AS TO FORM:
MICHAEL DAUDT
Assistant City Attorney
EXHIBITA
CUP 2024-0002
DR 2024-0005
EXHIBIT A
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 2024-0002
DESIGN REVIEW 2024-0005
1481 EDINGER AVENUE
GENERAL
(1) 1.1 The proposed project shall substantially conform with the submitted plans
for the project date stamped November 12, 2024, on file with the
Community Development Department, as herein modified, or as modified
by the Community Development Director in accordance with this Exhibit.
The Community Development Director may also approve subsequent
minor modifications to plans during plan check if such modifications are
consistent with provisions of the Tustin City Code (TCC).
(1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall
be complied with as specified, subject to review and approval by the
Community Development Department.
(1) 1.3 This approval shall become null and void unless substantial construction
is underway within twelve (12) months of the date of this Exhibit. Time
extensions may be granted if a written request and associated fee is
received by the Community Development Department within thirty (30)
days prior to expiration.
(1) 1.4 Approval of CUP 2024-0002 and DR 2024-0005 is contingent upon the
applicant and 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 Community Development Director and evidence of
recordation shall be provided to the Community Development
Department.
(1) 1.5 Any violation of any of the conditions imposed is subject to the issuance
of an Administrative Citation pursuant to TCC Section 1162(a).
(1) 1.6 CUP 2024-0002 may be reviewed on an annual basis, or more often if
necessary, by the Community Development Director. The Community
Development Director shall review the use to ascertain compliance with
conditions of approval. If the use is not operated in accordance with CUP
2024-0002 or is found to be a nuisance or negative impacts are affecting
SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT
(2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES
(3) UNIFORM BUILDING CODEIS (7) PCICC POLICY
�4] DESIGN REVIEW ° EXCEPTION
EXHIBITA
CUP 2024-0002
DR 2024-0005
the surrounding tenants or neighborhood, the Community Development
Director shall impose additional conditions to eliminate the nuisance or
negative impacts, or may initiate proceedings to revoke the CUP.
(1) 1.7 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 the defense of any such action under
this condition.
(1) 1.8 The applicant shall be responsible for costs associated with any
necessary code enforcement action, including attorney's fees, subject to
the applicable notice, hearing, and appeal process as established by the
City Council by ordinance.
(5) 1.9 The Tustin General Plan Circulation Element identifies a future need for
a grade separation project adjacent to the project site, as Red Hill Avenue
and the AT&SF Railroad currently cross "at grade". The Applicant
acknowledges and understands that the General Plan forecasts this
railroad grade separation, and that the grade separation will likely require
the car wash driveways on Red Hill Avenue to be removed, causing
access to the site to be exclusively from Edinger Avenue. The City shall
not be liable to Applicant for any expenses, claims, or damages
whatsoever stemming from any future grade separation project.
USE RESTRICTIONS
(1) 2.1 The applicant is authorized to establish and operate an automated self-
serve car wash facility including vacuum bays and other site
improvements, as conditioned, at 1481 Edinger Avenue.
(1) 2.2 Pursuant to TCC 9403h, a master sign plan is required for developments
in specific plans. Separate review, approval, and building permit are
required.
SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT
(2) CEQA MITIGATION (B) LANDSCAPING GUIDELINES
(3) UNIFORM BUILDING CODEIS (7') PCICC POLICY
�4] DESIGN REVIEW ""` EXCEPTION
EXHIBITA
CUP 2024-0002
DR 2024-0005
(1) 2.3 No change or alteration of the building shall occur without approval of the
Community Development Director. Major modifications to the floor area,
services, and/or operation of the business may require consideration of a
new conditional permit by either the Planning Commission or Zoning
Administrator.
(1) 2.4 Business hours are limited to the following:
Hours of Operation
Monday - Sunday 7:00 A.M. to 9:00 P.M.
Hours of operation shall not be expanded without submitting a request to,
and receiving approval from, the City of Tustin Community Development
Director. An approval may be granted if it is determined that the
expansion of hours proposed will likely not have an impact on surrounding
tenants or properties.
(1) 2.5 The site shall provide clearly marked entry and exit points to ensure safe
and efficient traffic flow. All queueing shall remain on site and should not
spill over onto neighboring properties.
(1, 2.6 If in the future the City determines that a parking, traffic, or noise problem
***) exists on the site or in the vicinity as a result of the proposed project, the
Community Development Director may require the applicant to prepare a
parking demand analysis, traffic study, or noise analysis and the applicant
and/or property owner shall bear all associated costs. If said study
indicates that there is inadequate parking or a traffic or noise problem,
the applicant and/or property owner shall be required to provide mitigation
measures to be reviewed and approved by the Community Development
Department and/or Public Works Department. Said mitigation may
include, but are not limited to, the following:
A. Establish alternative operation hours.
B. Update the traffic management plan.
C. Provide additional parking (whether on- or off-site)
D. Provide additional noise attenuation.
SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT
(2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES
(3) UNIFORM BUILDING CODEIS (7') PCICC POLICY
�4] DESIGN REVIEW ""` EXCEPTION
EXHIBITA
CUP 2024-0002
DR 2024-0005
(1) 2.7 Prior to the issuance of building permits, the applicant shall submit
acoustical documents to demonstrate that the facility will comply with all
applicable noise standards. These documents must be reviewed and
approved by the City's Planning Department before any building permits
are granted. The car wash facility shall be maintained so as to
continuously comply with City noise standards. Failure to operate the
facility in compliance with City noise standards shall be grounds for
conditional use permit suspension and/or revocation.
SITE AND BUILDING DESIGN
(4) 3.1 Project materials shall substantially comply with those identified in the
approved plans. Additional color and material samples may be
requested by City staff at the time of plan check. Substitutions for the
approved materials may occur, subject to the approval of the
Community Development Director. Enhancements to the architectural
detailing may be required at the time of plan check based on the
proposed materials.
(4) 3.2 All roof-mounted equipment shall be shielded and architecturally
screened from view from on-site parking areas, adjacent public streets
and freeway, and adjacent properties. Screening shall be designed to
be compatible with the architectural design of the building, if required.
Compliance with this condition shall be addressed during plan check
submittal and verified at plan check and at field inspection.
(4) 3.3 No exterior downspouts shall be permitted. All roof drainage shall utilize
interior piping and may have exterior outlets into landscaped areas at the
base of the building. Any roof scuppers shall be installed with a special
lip device so that overflow drainage will not stain the walls.
(4) 3.4 All exposed metal flashing or trim shall be painted to match the building.
(4) 3.5 Utility meters located outside of the building shall be screened with
landscaping to the greatest extent possible. Electrical transformers
shall be located in areas with room for landscape screening to be
planted outside the required access space.
(1) 3.6 All utilities shall be installed underground pursuant to TCC Section
8107.
(1) 3.8 Freestanding walls and fencing shall be treated with graffiti-resistant
coating.
SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT
(2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES
(3) UNIFORM BUILDING CODEIS (7) PCICC POLICY
�4] DESIGN REVIEW ° EXCEPTION
EXHIBITA
CUP 2024-0002
DR 2024-0005
(4) 3.9 Photometric plans provided at the time of plan check submittal shall
include complete parking lot lighting and security lighting for the site
and be appropriately shielded so as not to spill over onto adjacent
properties
(1) 3.10 Pursuant to TCC 9403h, a master sign plan is required for developments
in specific plans. Separate review, approval, and building permits are
required.
PUBLIC WORKS DEPARTMENT CONDITIONS
WATER QUALITY CONDITIONS
(1) 4.1 This development shall comply with all applicable provisions of the City
of Tustin Water Quality Ordinance and all Federal, State, and Regional
Water Quality Control Board rules and regulations.
(1) 4.2 Prior to issuance of first permit, the applicant shall submit for approval by
the Community Development and Public Works Departments, a Final
Water Quality Management Plan (WQMP). If the WQMP has been
determined to be a Priority WQMP, it shall identify Low Impact
Development (LID) principles and Best Management Practices (BMPs)
that will be used on-site to retain storm water and treat predictable
pollutant run-off. The Priority WQMP shall identify: the implementation of
BMPs, the assignment of long-term maintenance responsibilities
(specifying the developer, parcel owner, maintenance association,
lessees, etc.), and reference to the location(s) of structural BMPs.
(1) 4.3 Prior to submittal of a Final Water Quality Management Plan (WQMP),
the applicant shall submit a deposit of $ 3,077.00 to the Public Works
Department for the estimated cost of reviewing the WQMP.
(1) 4.4 Prior to issuance of any permits, the applicant shall record a "Covenant
and Agreement Regarding O & M Plan to Fund and Maintain Water
Quality BMPs, Consent to Inspect, and Indemnification" with the County
Clerk-Recorder. This document shall bind current and future owner(s) of
the property regarding implementation and maintenance of the structural
and non-structural BMPs as specified in the approved WQMP.
(1) 4.5 Prior to the owner obtaining a Final Approval and Certificate of
Occupancy (C of O), the engineer responsible for the approved WQMP
shall stamp and sign the Stormwater Observation Report Form.
SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT
(2) CEQA MITIGATION (B) LANDSCAPING GUIDELINES
(3) UNIFORM BUILDING CODEIS (7') PCICC POLICY
�4] DESIGN REVIEW ""` EXCEPTION
EXHIBITA
CUP 2024-0002
DR 2024-0005
STREET IMPROVEMENT CONDITIONS
(1) 4.6 Prior to any work in the public right-of-way, an Encroachment Permit shall
be obtained from and applicable fees paid to the Public Works
Department.
(1) 4.7 Prior to issuance of a Grading Permit and an Encroachment Permit, the
applicant shall submit in the City's Citizen Self Service Portal street
improvement plans, as prepared by a California Registered Civil
Engineer, for review and approval. The plans shall clearly show existing
and proposed surface and underground improvements, including
construction and/or replacement of any missing or damaged public
improvements adjacent to this development. 24" x 36" signed and
stamped reproduceable street improvement plan is required for final
approval.
(1) 4.8 Prior to issuance of an Encroachment Permit for construction within the
public right-of-way, the applicant shall submit in the City's Citizen Self
Service Portal street improvement plans, construction traffic control plan,
as prepared by a California Registered Traffic Engineer, or Civil Engineer
experienced in this type of plan preparation, with applicable plan check
deposit for review and approval.
(1) 4.9 Current Federal Americans with Disabilities Act (ADA) requirements shall
be met at the drive aprons and sidewalk along the project frontage on
Red Hill Avenue. The applicant shall design and reconstruct the driveway
aprons on Red Hill Avenue to the most current ADA requirements and
City of Tustin Public Works Standards.
(1) 4.10 Developer shall obtain written approval and/or permits from the
applicable utility companies, including but not limited to Southern
California Edison, The Gas Company, Irvine Ranch Water District
(IRWD), AT&T, Cox Communications, Spectrum, etc.
(1) 4.11 Developer shall coordinate the design and construction of all utilities with
the utility providers and the City. The applicant is responsible for the
coordination and all costs related to the installation, upgrade, alteration,
relocation or abandonment of all existing wet and dry utilities affected by
the proposed project.
SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT
(2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES
(3) UNIFORM BUILDING CODEIS (7') PCICC POLICY
�4] DESIGN REVIEW ""` EXCEPTION
EXHIBITA
CUP 2024-0002
DR 2024-0005
WATER IMPROVEMENT CONDITIONS
(1) 4.12 Water improvements must follow the latest City of Tustin Water
Standards and the American Water Works Association (AWWA)
guidelines. In case of a conflict, the City of Tustin Water Standards shall
prevail.
(1) 4.13 In accordance with the plans, a backflow prevention device may be
required to protect the public water system from cross connections.
A. If a double check detector assembly (DCDA) is required, an
easement for public utility access purposes must be dedicated to the
City of Tustin. The easement shall start from the public right-of-way
up to the DCDA with a minimum distance of five (5) feet all around
the DCDA to allow for unobstructed access, inspection, testing, and
maintenance.
B. If a building sprinkler system is required by the Orange County Fire
Authority (OCFA), the applicant shall be required to provide a
backflow prevention device at his or her expense to prevent cross
contamination with the public water system.
C. If the applicant proposes to use an irrigation system, then a separate
water meter shall be required. If this is the case, a reduced pressure
principle assembly (RPPA) shall be required to prevent cross-
connection with the public water system.
(1) 4.14 Any easements for construction and maintenance of public water facilities
within private property shall be reviewed and approved by the Public
Works Department prior to recordation with the Orange County Clerk-
Recorder. The applicant shall submit a legal description and sketch of
the area to the Public Works Department for review and approval, as
prepared by a California Registered Civil Engineer or California Licensed
Land Surveyor.
(1) 4.15 The applicant is responsible for all costs related to the installation,
upgrade, alteration, relocation or abandonment of all existing City of
Tustin public water facilities affected by the proposed project.
SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT
(2) CEQA MITIGATION (B) LANDSCAPING GUIDELINES
(3) UNIFORM BUILDING CODEIS (7') PCICC POLICY
�4] DESIGN REVIEW ""` EXCEPTION
EXHIBITA
CUP 2024-0002
DR 2024-0005
(1) 4.16 If applicant's project is within the East Orange County Water District
(EOCWD) Wholesale water service area, then a release/approval from
the EOCWD shall be obtained prior to receiving water service from the
City of Tustin. The applicant shall submit a water permit application to
EOCWD, and is responsible for all application, connection, and other
EOCWD fees.
(1) 4.17 The adequacy of a proposed water system plan for a proposed
development project, including the number, size and distribution of fire
hydrants, must be reviewed by the Orange County Fire Authority (OCFA).
Plans meeting OCFA fire protection requirements must be stamped and
approved by that agency.
(1) 4.18 The proposed domestic water system plans must conform to all
applicable regulations enforced by the Orange County Health
Department.
(1) 4.19 Construction and Demolition Waste Recycling and Reduction Plan
(WRRP).
A. The applicant/contractor is required to submit a WRRP to the Public
Works Department. The WRRP must indicate how the applicant will
comply with the City's requirement (City Code Section 4351 , et al)
to recycle at least 65% of the project waste material or the amount
required by the California Green Building Standards Code.
B. The applicant will be required to submit a $50.00 application fee and
a cash security deposit in the amount of five (5) percent of the
project's valuation as determined by the Building Official, rounded to
the nearest thousand. The deposit amount will be collected in
accordance with the Tustin City Code.
C. Prior to issuance of any permit, the applicant shall submit the
required security deposit in the form of cash, cashier's check,
personal check, or money order made payable to the "City of Tustin".
SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT
(2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES
(3) UNIFORM BUILDING CODEIS (7') PCICC POLICY
�4] DESIGN REVIEW ""` EXCEPTION
EXHIBITA
CUP 2024-0002
DR 2024-0005
(1) 4.20 Facility Solid Waste Collection and Recycling Plan.
A. The applicant, property owner, and/or tenant(s) are required to
participate in the City's recycling programs.
B. Waste and Recycling collection facilities shall be equally and readily
accessible by the property owner(s) or tenant(s).
C. Waste and Recycling collection facilities must be placed in a location
that can be easily and safely accessed by the solid waste hauler
while utilizing either front loader or side loading equipment.
D. Adequate collection capacity shall be provided to ensure that
collection frequency shall not exceed four times per week for
commercial customers.
E. All trash enclosures shall be designed with roof and be able to
accommodate at least two (2) 4-yard bins, with at least one (1) bin
reserved for recyclable materials. Space for a container for organics
is also required as described in Section 20F below.
F. All developments are required to provide space for the collection of
organic materials. Organics are collected in 35-gallon and 65-gallon
wheeled carts, and 2-yard bins. The size of the organics container
will be dependent upon the use and size of the building. Organics
can be collected six (6) days per week to minimize the space
required for a container.
(1) 4.21 The applicant shall grant in Fee Title the roadway easement along the
property frontage on Red Hill Avenue and Edinger Avenue to the City of
Tustin at no cost to the City. The applicant shall submit a legal
description and sketch of the area in the City's Citizen Self Service Portal
with applicable plan check deposit for review and approval, as prepared
by a California Registered Civil Engineer or California Licensed Land
Surveyor.
(1) 4.22 The applicant shall satisfy dedication and/or reservation requirements as
applicable, including, but not limited to, dedication in Fee Title all required
streets rights-of-way; dedication of all required flood control right-of-way
easements; and dedication of vehicular access rights, sewer easements,
and water easements defined and approved as to specific locations by
the City Engineer (at no cost to the City) and/or other agencies.
SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT
(2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES
(3) UNIFORM BUILDING CODEIS (7) PCICC POLICY
�4] DESIGN REVIEW ° EXCEPTION
EXHIBITA
CUP 2024-0002
DR 2024-0005
(1) 4.23 Prior to issuance of a Building Permit, the applicant shall provide written
approval from the East Orange County Water District for sanitary sewer
and domestic water) service connections.
(1) 4.24 Any damage done to existing public street improvements and/or utilities
shall be repaired to the satisfaction of the City Engineer before
acceptance of the tract and/or issuance of a Certificate of Occupancy for
the development on any parcel within the subdivision.
POLICE DEPARTMENT CONDITIONS
(5) 5.1 Surveillance Cameras shall cover the parking lot and outside areas with
30-day video retention.
(5) 5.2 Posted signs shall be provided at all pedestrian and vehicle entrances
that state "No Trespassing" in compliance with language states in Tustin
City Code 6350(c).
ORANGE COUNTY FIRE AUTHORITY (OCFA) Service Request (SR) #298568
(5) 6.1 The applicant or responsible party shall submit the plan(s) listed below to
the Orange County Fire Authority for review. Approval shall be obtained
on each plan prior to the event specified.
A. Prior to OCFA clearance of a final map or issuance of a precise
grading permit or a building permit, if a grading permit is not required:
Fire Master Plan (service code PR145)
(5) 6.2 After installation of required fire access roadways and hydrants, the
applicant shall receive clearance from the OCFA prior to bringing
combustible building materials on-site. Call OCFA Inspection Scheduling
at 714-573-6150 with the Service Request number of the approved fire
master plan at least five days in advance to schedule the lumber drop
inspection.
SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT
(2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES
(3) UNIFORM BUILDING CODEIS (7') PCICC POLICY
�4] DESIGN REVIEW ""` EXCEPTION
EXHIBIT A
CUP 2024-0002
DR 2024-0005
FEES
(1,5) 7.1 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 fifty
dollars ($50.00) to enable the City to file the appropriate environmental
documentation for the project. If within such forty-eight (48) hour period
the 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.
SOURCE CODES
(1) STANDAR❑ CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT
(2) CEQA MITIGATION (B) LANDSCAPING GUIDELINES
(3) UNIFORM BUILDING CODEIS (7') PCICC POLICY
�4) DESIGN REVIEW ""` EXCEPTION