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avenues) and approximately 0.45-miles to the south (Tustin <br />Avenue and 17t" Street). A third service station is located in the <br />City of Tustin, adjacent to the State Route 55 freeway, <br />approximately 0.58-miles to the southeast. <br />2. That the proposed use will not, under the circumstances of the <br />particular case, be detrimental to the health, safety, or general welfare <br />of persons residing or working in the vicinity. <br />The proposed site plan has been designed to not be detrimental <br />to the health, safety or welfare of those residing or working in <br />the vicinity. Moreover, the use has been comprehensively <br />evaluated pursuant to the City's zoning ordinance and its <br />noxious uses ordinance, and conditions of approval have been <br />placed to ensure that the use limits impacts related to the <br />following: toxic or noxious fumes; hazardous discharges; glare; <br />electromagnetic disturbances; radiation; smoke; cinders; odors; <br />dust or waste; undue noise or vibration; or other objectionable <br />features that are detrimental to the public health, safety or <br />general welfare, or that are damaging to the physical <br />environment, neighborhood or community. <br />The site will propose high -quality architecture utilizing a <br />combination of exterior materials and treatments to remain <br />aesthetically harmonious with the surrounding area. <br />The fueling canopy is proposed along the northeastern end of <br />the site to distance it from sensitive land uses to the west, <br />reducing the impacts from the standard sources of emissions at <br />service stations (i.e., service station infrastructure and vehicles <br />visiting service stations). Additionally, the location of the <br />convenience store adjacent to the western property acts as a <br />physical barrier between nearby sensitive land uses and the <br />fueling canopy. The closest residential land use is <br />approximately 120 feet to the west of the site. Therefore, the <br />recurring and predictable sources of emissions would be <br />limited. <br />Additionally, the service station will utilize the latest technology <br />in full compliance with State laws designed to ensure safe <br />operations of the service station and minimization of emissions <br />of fumes. Conditions of approval has been placed to ensure a <br />reduction in loading and breathing emissions, due fuel tanker <br />truck deliveries and due to excess pressure released from the <br />gas station vent pipe in the form of gasoline vapor emissions. In <br />addition, the applicant through conditions of approval will be <br />required to conduct periodic reviews of operations to identify <br />opportunities to upgrade or phase out older equipment. <br />Resolution No. 2023-XXX <br />Page 4 of 15 <br />