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2. That the proposed use will not, under the circumstances of the <br />particular case, be detrimental to the health, safety, or general <br />welfare of persons residing or working in the vicinity. <br />The proposed car wash will not be detrimental to the health, <br />safety or welfare of those residing or working in the vicinity. <br />The site plan was designed to meet the City's stacking <br />requirements and provides for queuing of approximately 15 <br />vehicles. In addition, the stacking lane was placed at the rear <br />of the site to reduce the chance for overflow vehicular queuing <br />onto any public streets. There are no immediately adjacent <br />nearby residential land uses. The uses immediately adjacent <br />to the site include a service station to the north, a medical <br />office building to the south (within the City of Tustin) and the <br />Costa Mesa Freeway to the east. The closest nearby <br />residential uses are over 500 feet from the project site - <br />including the Village Apartments (to the north and across <br />Fourth Street) at 521 North Tustin Avenue, and The Orchard <br />(to the southwest and across Tustin Avenue) at 2151 East <br />First Street. The blowers/dryers will be setback 15 feet within <br />the car wash tunnel and the vacuums have been placed north <br />of the car wash tunnel to buffer noise from the office building <br />to the south. A traffic impact analysis was completed by <br />Linscott Law & Greenspan and reviewed by the Public Works <br />Agency and found that the project or cumulative project <br />conditions will not significantly impact any of the nearby street <br />intersections. <br />3. That the proposed use will not adversely affect the present economic <br />stability or future economic development of properties surrounding <br />the area. <br />The car wash will not adversely affect the economic stability <br />or future economic development of properties in the <br />surrounding area. The property is within the General <br />Commercial (C2) zoning district. Additionally, since 1973, a <br />car wash has been in operation at 325 North Tustin Avenue <br />which is immediately adjacent to the car wash site and <br />interrelated to the subject site as the sites would be <br />redeveloped concurrently. The automated car wash will <br />replace the existing car wash and the site will be <br />redeveloped with a new building with a contemporary design <br />and water efficient landscaping. The car wash will provide an <br />additional service to the community and will provide a <br />commercial business that will generate sales tax revenue for <br />the City. <br />Resolution No. 2019-35 <br />Page 2 of 9 <br />