HomeMy WebLinkAboutRP 91-04; Arco AM/PM Gas Station & Minimart; Redevelopment Permits (RP) (4)ENVIRONMENTAL IMPACT ASSESSMENT FORM - PART II
(TO BE COMPLETED BY THE PLANNING DEPARTMENT)
CASE NO. RP 91-4
DATE: DECEMBER 27. 1991
BACKGROUND
1. CASE NAME: ARCO AM/PM GAS STATION AND MINI-MART
2. APPLICANT: Desert Petroleum. Inc.
3. ADDRESS AND PHONE NUMBER OF APPLICANT: P.O. Box 1601
Oxnard. CA 93032
(8051 644-6784
4. DATE EIA FORM PART I SUBMITTED: Mav 17. 1991
5. PROJECT DESCRIPTION: ARCO AM/PM Gas Station and Mini-Mart located ac the northeast
comer of Carlsbad Village Drive and Harding Street in the Village Redevelopment Zone.
ENVIRONMENTAL IMPACTS
STATE CEQA GUIDELINES, Chapter 3, Article 5, section 15063 requires that the City conduct an
Environmental Impact Assessment to determine if a project may have a significant effect on the environment.
The Environmental Impact Assessment appears in the following pages in the form of a checklist. This checklist
8 identifies any physical, biological and human factors that might be impacted by the proposed project and
provides the City with information to use as the basis for deciding whether to prepare an Environmental
Impact Report or Negative Declaration.
* A Negative Declaration may be prepared if the City perceives no substantial evidence that the project or
any of its aspects may cause a significant effect on the environment. On the checklist, "NO" will be checked
to indicate this determination.
* An EIR must be prepared if the City determines that there is substantial evidence that any aspect of the
project may cause a significant effect on the environment. The project may qualify for a Negative
Declaration however, if adverse impacts are mitigated so that environmental effects can be deemed
insignificant. These findings are shown in the checklist under the headings 'YES-sig" and 'YES-insig"
respectively.
A discussion of potential impacts and the proposed mitigation measures appears at the end of the form imder
DISCUSSION OF ENVIRONMENTAL EVALUATION. Particular attention should be given to discussing
mitigation for impacts which would otherwise be determined significant.
0
PHYSICAL ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES
(sig)
YES NO
(insig)
1. Result in unstable earth conditions or
increase the exposure of people or property
to geologic hazards?
2. Appreciably change the topography or any
unique physical features?
3. Result in or be affected by erosion of soils
either on or off the site?
4. Restdt in changes in the deposition of beach
sands, or modification of the channel of a
river or stream or the bed of the ocean or
any bay, inlet or lake?
5. Result in substantial adverse effects on
ambient air quality?
6. Result in substantial changes in air
movement, odor, moisture, or temperature?
7. Substantially change the course or flow of
water (marine, fresh or flood waters)?
8. Affect the quantity or quality of surface
water, groimd water or public water supply?
9. Substantially increase usage or cause
depletion of any natural resources?
10. Use substantial amounts of fuel or energy?
11. Alter a significant archeological,
paieontological or historical site,
structure or object?
X
X
X
X
X
BIOLOGICAL ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES
(sig)
YES NO
(insig)
12. Affect the diversity of species, habitat
or numbers of any species of plants (including
trees, shrubs, grass, microflora and aquatic
plants)?
13. Introduce new species of plants into an area,
or a barrier to the normal replenishment of
existing species? X
14. Reduce the amount of acreage of any
agricultural crop or affect prime, unique
or other farmland of state or local
importance?
15. Affect the diversity of species, habitat
or numbers of any species of animals (birds,
land animals, all water dwelling organisms
and insects?
16. Introduce new species of animals into an
area, or result in a barrier to the
migration or movement of animals?
HUMAN ENVIRONMENT
X
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY:
17. Alter the present or planned land use
of an area?
18. Substantially affect public utilities,
schools, police, fire, emergency or other
public services?
YES
(sig)
YES
(insig)
NO
X
HUMAN ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY:
19. Result in the need for new or modified sewer
systems, solid waste or hazardous waste
control systems?
20. Increase existing noise levels?
21. Produce new light or glare?
22. Involve a significant risk of an explosion
or the release of hazardous substances
(including, but not limited to, oil,
pesticides, chemicals or radiation)?
23. Substantially alter the density of the
human population of an area?
24. Affect existing housing, or create a demand
for additional housing?
25. Generate substantial additional traffic?
26. Affect existing parking facilities, or
create a large demand for new parking?
27. Impact existing transportation systems or
alter present pattems of circulation or
movement of people and/or goods?
28. Alter waterbome, rail or air traffic?
29. Increase traffic hazards to motor
vehicles, bicyclists or pedestrians?
30. Interfere with emergency response plans or
emergency evacuation plans?
31. Obstmct any scenic vista or create an
aesthetically offensive public view?
32. Affect the quality or quantity of
existing recreational opportunities?
YES
(sig)
YES
(insig)
NO
X
X
X
X
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MANDATORY FINDINGS OF SIGNIFICANCE
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY:
33. Does the project have the potential
to substantially degrade the quality
of the envirormient, substantially
reduce the habitat of a fish or wild-
life species, cause a fish or wildlife
population to drop below self-sustaining
levels, threaten to eliminate a plant or
animal community, reduce the number or
restrict the range of a rare or en-
dangered plant or animal, or eliminate
important examples of the major periods
of Califomia history or prehistory.
34. Does the project have the potential
to achieve short-term, to the dis-
advantage of long-term, environmental
goals? (A short-term impact on the
environment is one which occurs in a
relatively brief, definitive period of
time while long-term impacts will
endure well into the future.)
35. Does the project have the possible
environmental effects which are in-
dividually limited but cumulatively
considerable? ("Cumulatively con-
siderable" means that the incremental
effects of an individual project are
considerable when viewed in connection
with the effects of past projects, the
effects of other current projects, and
the effects of probable future projects.)
36. Does the project have environmental
effects which will cause substantial
adverse effects on human beings,
either directly or indirectly?
YES
(sig)
YES
(insig)
NO
X
X
DISCUSSION OF ENVIRONMENTAL EVALUATION
Demolition of an existing gas station with four fuel pumps, removal of the existing underground gasoline
storage tanks, and construction of a new mini-mart/service station with eight fuel pumps and new
underground storage tanks, all located at the northeast comer of Carlsbad Village Drive and Harding Street.
Adjacent land uses consist of fast food restaurants to the south, north and east and a gas station to the west.
The project is located in the Village Redevelopment Zone.
PHYSICAL ENVIRONMENT:
1-2. The lot is level, was previously graded, and is currently developed with a gas station. Grading of
the site will include 21 cubic yards of cut and 21 cubic yards of fill to accommodate new
foundations and the underground fuel storage tanks. The grading will not appreciably change the
topography nor create unstable earth conditions, and the site contains no unique physical features.
3. The entire site will be covered with paving, building foundation, and landscaped planters, therefore
onsite erosion of exposed soils will not result. Drainage and erosion control facilities (during
constmction phase) will be incorporated into the project by condition of approval and the project
will be required to meet all City Engineering standards and policies, therefore significant erosion
and drainage impacts will not result.
4,7. The project is not adjacent to a river, stream, lake or major body of water, and the grading and
drainage will not impact the deposition of beach sand or modify water features.
5. The applicant must obtain an Air Pollution Control District Authority to Constmct Permit (No.
880610) and a Permit To Operate (No. 6877) from the Air Pollution Control District. This gas
station also replaces an existing station, therefore additional cumulative impacts are minimal and
compliance with the appropriate regulatory permits will reduce air pollution impacts to an
insignificant level.
6. The site is relatively small (.32 acres) and contains an existing gas station, therefore onsite physical
conditions will not be drastically altered and impacts to air movement, moisture, and temperature
will be minimal. The fuel dispensing nozzles are required to contain vapor recovery systems thus
reducing the impacts of odors.
8. The site is developed, therefore the new gas station/mini-mart will not increase the cumulative
impacts created by urban mnoff into surrounding man-made and natural drainage facilities.
9,10. The project is very small in scale, covering only .32 acres, therefore during the constmction phase
the usage of natural resources will be insignificant. The gas station is a service use and will not
consume substantial amounts of fuel or energy.
11. The project site has been previously graded and developed with an existing gas station, therefore
significant impacts to archeological or paieontological resources is not anticipated.
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BIOLOGICAL ENVIRONMENT:
12,13. The project site has been previously graded and developed with a gas station as an infill lot
14,15 surrounded by urban development; therefore there will be no significant negative impacts to
16 biological resources or animal travel and migration pattems. The site contains no natural plant or
animal habitats or species.
HUMAN ENVIRONMENT:
17. The parcel is located in Sub-area 1 of the Village Redevelopment Area which is designated for
commercial land uses on the General Plan Land Use Map and the proposed use is consistent with
this designation.
18. The project is consistent with the General Plan and zoning and will be conditioned to comply with
the requirements of the Local Facilities Management Plan for Zone 1. As a result of the project's
conformance with adopted land use and facility plans, it will not significantly impact public
facilities. The adopted Facilities Management Plan assures that all public facilities will be in place
prior to development.
19. The project's compliance with the requirements of a regulatory permit from the Encina Water
Pollution Control Facility will minimize the impacts to solid waste treatment facilities.
20. The proposed project including a mini-mart which will intensify the existing use, and increase the
sites ADT. This could increase noise levels but will not significantly impact surrounding land uses
or add to the ambient noise levels of the area since the site is located along Carlsbad Village Drive,
a secondary arterial providing access to the Village Redevelopment Central Business District and
already generating high levels of traffic noise.
21. The project will replace an existing gas station and will not incrementally add light and glare to
the surrounding environment. The canopy that covers the fueling area will screen light downward
and prevent light from spilling outward or upward, thus reducing impacts to surrounding parcels.
22. Compliance with Califomia Health and Safety Code Section 41960, and Rule 20 of the Air Pollution
Control District Rules and Regulations as stated in the required regulatory permits for the
constmction and operation of a gasoline dispensing facility will reduce the risk of explosion and
release of hazardous substances to a level of insignificance.
23,24. The proposed land use is commercial service, therefore the project will not substantially alter the
density of the himian population in the area or substantially effect housing. The gas station
replaces an existing station and the new development represents a minimal intensification of the
site's land use, resulting in an insignificant generation of additional employment and subsequent
demand for housing.
25,27, The proposed mini-mart and gas station represents an intensification of use due to the addition
29 of the mini-mart. This will generate an increase in trips to and from the site, however, the increase
is relatively minor and can be accommodated by Carlsbad Village Drive, a secondary arterial. The
project will assist in improving traffic circulation on Carlsbad Village Drive since the project will
<3)
be conditioned to dedicate an additional 6' of right-of-way to enable the Carlsbad Village Drive
Streetscape project which will reduce traffic safety concems by restricting left tums from driveways
onto this arterial.
26. The project complies with the City's Parking Ordinance and has seven designated onsite parking
spaces; therefore, the project will not affect existing parking facilities or create a large demand for
new offsite parking.
28. The project will have no effect on waterbome, rail or air traffic.
30. The project will not interfere with emergency response plans or emergency evacuation plans. The
traffic study concludes that onsite traffic circulation and access will be adequate to handle the
traffic demand, therefore constrained and inadequate emergency access and evacuation of the site
is not anticipated.
31. The project will not obstmct scenic vistas and the approved building elevations, materials, and
architecture will not create an aesthetically offensive public view. Extensive site plan review of the
project by the Planning Department will ensure that the improvements are compatible with the
surrounding neighborhood and comply with all City ordinances and policies. Conditions of approval
for the site plan will require landscaping to enhance the visual aesthetics of the development and
provide some visual screening of the building and driveways.
32. The project will not adversely affect the quality or quantity of existing recreational opportunities.
MANDATORY FINDINGS OF SIGNIFICANCE:
33. The project replaces an existing gas station located on a previously graded, level, infill lot that is
surrounded by existing development. As a result of the existing site condition, the project will not
have an impact on biological or cultural resources.
34,35. The additional intensification of land use firom an existing gas station to a shghtiy larger gas station
with a mini-mart will not create substantial additional cumulative impacts, nor effect longer term
environmental goals. The land use is planned for in the General Plan and consistent with the
zoning, both of which are tools used to balance the City's long range enviroimiental goals with its
physical development goals.
36. Noise, fuel dispensing hazards, and additional traffic circulation and safety concems have been
identified and considered in this evaluation and it has been determined that the project will not
cause substantial adverse effects on human beings, either directly or indirectly.
-8-
#
ANALYSIS OF VL\BLE ALTERNATIVES TO THE PROPOSED PROJECT SUCH AS:
A
a) Phased development of the project,
b) altemate site designs,
c) altemate scale of development,
d) altemate uses for the site,
e) development at some future time rather than now,
f) altemate sites for the proposed, and
g) no project altemative.
a) The small size of the project and the nature of the land use prohibits the use of development
phasing.
b&c) The .3 acre site is too small to accommodate a completely different site design than currently exists
on the site and the scale of development has not substantially increased. The site is currently
almost entirely covered by asphalt with one existing stmcture 2/3 the size and within the footprint
of the proposed mini-mart. Improvements to the site resulting from the proposed site design
include a substantial increase in landscaping, better onsite and offsite circulation through the
closure of one of the driveways accessing the existing gas station, and enhanced architectural
treatment including signage which is consistent in size and materials with the stmcture and
compatible with surrounding development.
d) The gas station/mini-mart is consistent with the planned land use for the site and altemative uses
for the property would consist of similar traffic generating uses such as drive-in restaurants, retail
uses, or medical/professional offices.
e) The site is currently developed with a similar type land use (gas station/auto service).
f) Comer lots with adequate lot acreage for onsite circulation located on major circulation element
roadways, with no adjacent noise sensitive land uses such as residential would be appropriate
altemative sites, however, the proposed site meets these criteria.
g) The no project altemative would have minimal benefit in this evaluation due to the aging physical
condition of the existing site. The new gas station/mini-mart would enhance the site with
additional landscaping, improved architecture and signage, a safer traffic circulation condition,
repairs to the sidewalk, additional public right-of-way dedication, and rehabilitation and
enhancement of the onsite improvements.
-9-
# •
DETERMINATION (To Be Completed By The Plarming Department)
On the basis of this initial evaluation:
X I find the proposed project COULD NOT have a significant effect on the enviroimient, and a NEGATIVE
DECLARATION will be prepared.
I find that the proposed project COULD NOT have a significant effect on the envirormient, because the
envirormiental effects of the proposed project have already been considered in conjunction with
previously certified environmental documents and no additional environmental review is required.
Therefore, a Notice of Determination has been prepared.
I find that although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because the mitigation measures described on an attached
sheet have been added to the project. A Conditional Negative
Declaration will be proposed.
I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL
IMPACT REPORT is required.
Date Signature
Date Planning Directo
LIST MITIGATING MEASURES (IF APPLICABLE)
ATTACH MITIGATION MONITORING PROGRAM (IF APPLICABLE)
•10-
APPLICANT CONCURRENCE WITH MITIGATING MEASURES
THIS IS TO CERTIFY THAT I HAVE REVIEWED THE ABOVE MITIGATING MEASURES
AND CONCUR WITH THE ADDITION OF THESE MEASURES TO THE PROJECT.
Date Signature
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ARCO AM/PM MINI MART RP 91-4
BACKGROUND DATA SHEET
CASE NO.: RP 91-4
CASE NAME: ARCO AM/PM Gas Station and Mini-Mart
APPLICANT: Desert Petroleum
REQUEST AND LOCATION: Demolition of an existing gas station and the constmction
of a new Arco AM/PM Gas Station and Mini-Mart in the Village Redevelopment Zone at
920 Carlsbad Village Drive.
LEGAL DESCRIPTION: Lots 1. 2. 3 and 4 in Block 67 of Carlsbad, in the Citv of Carlsbd.
Countv of San Diego. State of Califomia. according to Map thereof No. 535. filed in the
office of the Countv Recorder of San Diego Countv. May 2. 1888.
APN: 203-355-05 Acres .30 Proposed No. of Lots/Units N/A
GENERAL PLAN AND ZONING
Land Use Designation CBD
Density Allowed NA Density Proposed NA
Existing Zone VR Proposed Zone NA
Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning
Requirements)
Zoning
Site VR
North VR
South VR
Land Use
CBD
Restaurant
Restaurant
East VR Restaurant
West VR Gas Station
School District Carlsbad
PUBLIC FACILITIES
Water District Carlsbad
Equivalent Dwelling Units (Sewer Capacity) _3_
Public Facilities Fee Agreement, dated Febmarv 5. 1991
ENVIRONMENTAL IMPACTF ASSESSMENT
Sewer District Carlsbad
X Negative Declaration, Januarv 9. 1992
Certified Enviroimiental Impact Report, dated
Other,
AH:km
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tCtty of Cterlsbari
DISCLOSURE STATEMENT
APPUCANTS STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPUCATIONS
WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL OR ANY APPOINTED
BOARD. COMMISSION OR COMMITTEE.
(Please Print)
The following information must be disdosed:
1. Applicant
Ust the names and addresses of all persons having a financial interest in the application.
Desert Petroleum. Inc.
P.O. Box 1601
Oxnard, CA 93032
List the names and addresses of all persons having any ownership interest in the property involved.
William E. Thompson
P.O. Box 1601
Oxnard, CA 93032
3. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names anc
addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnershif:
interest in the partnership.
William E. Thompson
P.O. Box 1601
Oxnard, CA 93032
4. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the names an^
addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiar
of the trust.
(Over)
72>>
Disclosure Statement Page 2
5. Have you had more than $250 worth of business transacted with any member of City staff, Board;
Commissions, Committees and Council within the past twelve months?
Yes No X tf yes, please indicate person(s)
Person is defined as: 'Any individual, firm, copartnership, joint venture, association, sociai club, fraternal
organization, corporatkDn, estate, trust, receiver, syndicate, this and any other county, city and county, crty
municipality, district or other political subdivision, or any other group or combination acting as a unit."
(NOTE: Attach additional pages as necessary.)
Signature of Owner/date Signature of applicant/date
William E. Thompson
Print or type name of owner
Desert Petroleum, Inc.
Print or type name of applicant