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CUP No. 2019-30 & VAR No. 2018-01 CUP No. 2019-31 September 9, 2019 Page 5 queue without disrupting drive aisles or parking spaces on -site. A traffic impact analysis was prepared to analyze the anticipated trip generated from the project and any impacts to the intersections of Tustin Avenue and Fourth Street, Tustin Avenue and First Street and the SR-55 ramps at Fourth Street and Fourth Streettlrvine Boulevard and the Tustin Avenue roadway segment between Fourth and First Streets. The analysis was reviewed by the Public Works Agency and concludes that the project or cumulative project conditions will not significantly impact any of the intersections studied (Exhibit 7). The car wash is also designed to minimize noise impacts. The tunnel is comprised of concrete block which serves as a noise dampener. The car wash blowers/dryers, the equipment that generates the most noise, are located 15 feet from the exit of the tunnel. The vacuum stations which will generate noise are located to the north of the car wash tunnel, in an effort to shield the commercial office use to the south from the noise. Additionally, conditions of approval have been added to require a noise impact analysis which demonstrates compliance with the City's noise ordinance prior to certificate of occupancy and one year after the commencement of operations, limit the hours of operation, to prohibit use of air guns, and prohibit the use of amplified speakers. The new car wash will bring an increase in sales tax revenue and promote economic development in the area which will contribute to the general well-being of the neighborhood and the community. The applicant's request for a conditional use permit to allow car wash will provide an added service to the property, for the employees who work in the vicinity and for the residents who live in the general area. Amended Variance for Reduced Yards at 301 North Tustin Avenue In October 2018, the planning Commission approved Variance No. 2018-10 to allow for a reduced yards for the service station at 325 North Tustin Avenue. The strict application of the zoning code requires a 15-foot landscaped setback along Tustin Avenue, In addition, the Public Works Agency requires a 2-foot dedication along Tustin Avenue to allow for the streets and sidewalks to be constructed to the ultimate width. The applicant has designed the site to have landscaped yards, however, at the car wash tunnel exit the yard will be reduced to 10 feet after the street dedication to provide room for the vehicular turn movements. Therefore, Variance No. 2018-10 will be amended to also include 301 North Tustin Avenue. Special circumstances related to site's shape are applicable. For instance, the lot depth is constricted by the freeway which binds the site to the east. Due to the freeway right-of-way the lot depth narrows from the north to the south as the freeway continues. In addition, complexities of car wash stacking and circulation patterns make it difficult to create a functional site plan that meets all the development standards and does not create stacking on the adjacent streets. The location of the stacking lane and vehicular exit were selected with traffic safety as the priority as a result the site plan configurations for a car wash facility are limited. 7X-108