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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 -4- 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. -6- # 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 AH:vd •11 & GRAND AVE 0) SITE CARLSBAD VLLAGE DR (0 cc UJ u. u. UJ QC < z <0 CO City of GirislMil 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 dp 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