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CUP No. 2019-30 & VAR No. 2018-01 CUP No. 2019-31 September 9, 2019 Page 6 Conditional Use Permit for a Retail Market with 24-Hour Operations at 325 North Tustin Avenue The 3,040-square foot convenience store is proposed to operate 24-hours a day, seven days a week. The proposed operations are similar to other oonvenience stores such as 7-Eleven which have received after-hours conditional use permits. Pursuant to SAMC Section 41-365.5, retail markets having less than twenty thousand (20,000) square feet of floor area which are open at any time between the hours of 12:00 a,m. and 5:00 a.m. require review and approval by the Planning Commission. The purpose of regulating after-hours operations it to preserve the surrounding community characteristics and minimize any negative secondary Impacts. Alcohol sales are not proposed as part of the project. The project site is bounded by commercial uses to the north, south and west. The proposed after- hours operations will provide an ancillary service to the community and individuals seeking to have a moming coffee andior snack en route to one of the City's major employment areas, especially for those who wake up early for work. In addition, this promotes a balance of land uses that assist in enhancing the City's economic and fiscal viability. Furthermore, the new convenience store and service station will help activate and enhance the area and will generate property and sales tax revenue for the City. Economic Develo went The retail market is expected to have eight employees and provide additional tax revenue due to the increase in floor area and 24-hour operations, The express car wash will have four employees and provide an increase in tax revenue as the subject site is currently vacant. Property tax revenue from both properties will increase due to the gas station site being redeveloped and the car wash occupying a vacant site, thus the total net value of the property will increase after the building and Improvements for the project are made. The construction of the project will require that permit fees are paid to the City and there will be temporary construction jobs.. Table 4: CEQA, Strategic Plan Alignment, and Public Notification & Community Outreach Strateg is Plan All nment and. Public Notification & Commu n Ity Outreach CEQA CEQA Type Exempt pursuant to CEQA Guidelines Section 16332, Class 32, In -fill Development Projects_ Document T pe Notice of Exemption, Environmental Review No. 2019-69 The project is consistent with the General Plan and zoning designation. The combined development site is 1.46 acres and surrounded by urban uses. The site Reason(s) was previously developed with commercial uses and has no habitat for Exempt or Analysis endangered, rare or threatened species, The project will not result in any significant impacts related to traffic, noise, air quality or water quality according to the traffic impact analysis and with implementation of water quality requirements. The project can be served by all required utilities and public services. 75iA 09