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CUP No. 2019-30 & VAR No. 2018-01 CUP No. 2019-31 September 9, 2019 Page 4 Standard Required by General 301 'North Tustin 325 North Tustin Commercial C2 Zone Car Wash Site Service Station Site Off-street Parking 17 spaces Complies; 2 employee Complies; 19 spaces 2 spaces for automatic car spaces, 20 drying 13 spaces and washes spaces, and 1 6 pump spaces 5 spaces per 1,000 sq. ft. handicapped space retail 15 space I 35 feet maximum height Freestanding sign 35 Wall signs (deferred Signage allowed within 300 feet of a feet Wall signs (deferred submittals) freeway exit submittals Stacking Distance (drive -through) 120 feet Complies; 189 feet Not Applicable Driveway Width service station 35 feet maximum Not Applicable Complies; 35 feet Project Background and Chronology In October of 2018, the Planning Commission approved Conditional Use Permit No. 2018-16 to allow an eating establishment with drive -through service at 301 North Tustin Avenue and Variance No. 2018-10 to allow reduced yards for the service station site at 325 North Tustin Avenue. Subsequently, in November and December of 2018, the City Council approved Mitigated Negative Declaration, Environmental Review No. 2016-156, General Plan Amendment No. 2018-05, and Amendment Application No. 2018-08 to change the land use and zoning designations of the properties to General Commercial. The approved project included a new 7,368-square-foot multi -tenant commercial building with drive -through window service and remodeling the gas station and convenience store. The property owner has revised the project to include a car wash component instead of a retail development. The current property owner has been in the car wash industry for over 30 years and operates six locations in Orange County. Prolect Analysis Conditional Use Permit far a Car Wash at 301 North Tustin Avenue The new automated car wash will replace the existing smaller automated car wash associated with the existing service station. The uses immediately adjacent to the site include a service station to the north, a medical office building to the south (within the City of Tustin) and the SR-55 freeway to the east. The closest nearby residential uses are over 500 feet from the project site. The car wash is designed and intended to generate the least amount of impact as possible. The stacking lane is set back from the adjacent streets to reduce any traffic impacts. In addition, the stacking lane exceeds the City's stacking requirements and will allow for approximately 15 cars to 75A4107