Item 17 - Appeal No. 2023-06 appealing Planning Commission denial of modification to CUP No. 2019-41 and CUP No. 2023-03 – New Service Station at 2230 N Tustin

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CUP No. 2019-41-MOD-1 & CUP No. 2023-03 — Tustin Avenue Service Station June 26, 2023 Page 6 Additionally, the closest residential land use is approximately 120 feet to the west of the site. Therefore, the recurring and predictable sources of emissions would be limited. The service station will utilize the latest technology in full compliance with State laws designed to ensure safe operations of the service station and minimization of emissions of fumes. Conditions of approval has been placed to ensure a reduction in loading and breathing emissions, due fuel tanker truck deliveries and due to excess pressure released from the gas station vent pipe in the form of gasoline vapor emissions. In addition, the applicant through conditions of approval will be required to conduct periodic reviews of operations to identify opportunities to upgrade or phase out older equipment. Due to the site's location near sensitive land uses, such as the adjacent child care facility and residential zones, additional conditions of approval have been included to address any potential effects from vehicle idling, outdoor displays, onsite lighting, noise, vehicle maintenance, and the installation of temporary equipment. The service station will meet all emissions and air -quality requirements set by the California Air Resources Board (CARB). In addition, the site will propose high -quality architecture utilizing a combination of exterior materials and treatments to remain aesthetically harmonious with the surrounding area. Finally, the Applicant is not proposing to operate past 12:00 a.m. (midnight) in order to prevent any noise impacts on the sensitive residential land uses. This includes both the fuel pumps and the convenience store. General Plan Consiste Approval of this application will be consistent with the goals of the General Plan, specifically Goals 2, 3, 4 of the Land Use Element, Goals 1 and 3 of the Economic Prosperity Element, Goal 4 of the Mobility Element, Goal 1 of the Conservation Element, and Goal 2 of the Safety Element. The project is located within the General Commercial (GC) land use designation, which allows for highly visible and accessible shopping opportunities along arterial corridors and supports the development and continued operation of recreational, cultural, entertainment, employment, and educational opportunities near established residential neighborhoods. The granting of CUP No. 2019- 41-MOD-1 and CUP No. 2023-03 supports several policies contained in the General Plan. Goal 2 of the Land Use Element ("LU") encourages a balance of land uses that meet Santa Ana's diverse needs. Policy 2.2 of the LU encourages a range of commercial uses to capture a greater share of local spending and offer a range of employment opportunities. Policy 2.6 of the LU encourages investment and promotes rehabilitation of properties with increased levels of capital investment to create a safe and attractive environment. Policy 2.7 of the LU supports land use decisions that encourage the creation, development, and retention of business in Santa Ana. Goal 3 encourages the preservation and improvement of the character and integrity of the existing neighborhoods and districts. Policy 3.4 of the LU ensures that the scale and massing of new development is compatible and harmonious with the surrounding built environment. Policy 3.7 of the LU promotes a clean, safe, and creative environment for Santa Ana's residents, workers, and visitors. Goal 4 supports a sustainable Santa Ana through improvements to the built environment and a culture of collaboration. Policy 4.3 of the LU encouraged land uses and strategies that reduce energy and water consumption, waste 6/26/2023 Planning Commission 1-6