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<br />7A <br />Page 43 <br /> <br />Gas Station Findings: <br />. The proposed construction and operation of the gas station will not, under the <br />circumstances of this case, be detrimental to the public health, safety, peace, <br />morals, comfort, or general welfare of persons residing or working in the <br />neighborhood. The proposed development provides for adequate vehicular <br />circulation through the site and for sufficient on-site parking to avoid off-site <br />impacts. Circulation for fuel trucks and the gas station when fuel trucks are <br />present has ~Iso been fully assessed and meets City and state requirements. <br />The gas station location provides adequate room for queuing vehicles so that <br />back-ups to the adjacent street system would not occur. The comprehensive <br />traffic study concludes that with the improvements to Middlefield Road <br />provided by the applicant. as well as fair share contributions to Willow Street <br />improvements, the local transportation system will perform at least as well as <br />it does now. Street improvements include two additional crosswalks and a <br />striped shoulder on Middlefield Road, which will improve pedestrian and <br />bicycle safety. The proposed operation of the subject gas station is not <br />expected to generate environmental impacts (noise, odors, hazardous <br />materials, etc.) that would be detrimental to persons nearby. Potentially <br />longer queues associated with this approval have been evaluated and would <br />not produce emissions in excess of any BAAQMD standard. <br /> <br />A comprehensive air quality analysis determined that there are no significant <br />impacts to the nearby residential neighborhoods or Hoover Park and School <br />as a result of emissions associated with the gas station operations, including <br />the emissions from queuing vehicles. The gas station is further subject to <br />significant design standards that have been developed to reduce risk of <br />gasoline spills and leaks which are required of all new gas stations that have <br />been approved in Redwood City in recent years. Excavation for the gas <br />station will be preceded by additional asbestos testing to ensure that the site <br />soils are handled appropriately. The potential impacts to nearby businesses <br />on Middlefield Road have also been considered with respect to site access, <br />traffic, air quality, and positive commercial benefits. Conditions of approval <br />will limit light and glare and the gas station canopy design and related <br />landscape have been reviewed and recommended for approval by the <br />Architectural Review Committee. <br /> <br />. The proposed gas station's construction and operation activities are not <br />expected to generate any detrimental impacts nor be injurious to the subject <br />property or improvements in the neighborhood. The project design and <br />operations will be required to comply with all current City Zoning, Building, <br />and Fire regulations as well as applicable County and State regulations. The <br />traffic study demonstrates that on-site vehicular circulation and parking will be <br />sufficient to avoid impacts to other properties. Site landscaping and the gas <br />station canopy and associated structures have undergone architectural <br />review to ensure high quality aesthetic appearance to support the proposed <br /> <br />Page 16 of 21 <br />