What are the differences between the new gasoline station and the existing Costco gasoline station at The District?

Below is a summary of the differences and similarities between the two (2) gasoline stations:

16 pumps11 pumps
Pumps – 700 feet to nearest residentialPumps – 700 feet to nearest residential
Three (3) tanks @ 40,000 gallons each (larger)Three (3) tanks @ 30,000 gallons each (smaller)
More efficient with more pumpsLess efficient with less pumps
More queueing capacity (max. 72 vehicles)Less queueing capacity (max. 60 vehicles)
Allows for more on-site queuingAdditional queuing impacts off-site traffic
Queue Management PlanNo queue management plan
Design includes right hand turn pocket on El Camino Real to accommodate additional queuesDesign cannot accommodate additional queues
Site layout includes two (2) points of access to pumps; improved access to center pumpsSite layout includes only one (1) point of access to pumps; precludes access to northmost pumps

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1. What is the current status of the project for the new Costco gasoline station in Tustin Ranch?
2. Why did City Council members decline to have private meetings with individuals before the appeal hearing?
3. How many emails did the City Council receive in advance of the Appeal Hearing on October 15, 2019, and what position on the project did they want?
4. How many gasoline pumps will the project actually contain?
5. What will be the hours of operation for the new gasoline station?
6. Why did the new gasoline station not need an environmental impact report (EIR)? Was the exemption a loophole?
7. What studies have been completed to support the City Council action on the project?
8. How are greenhouse gases emissions estimated and air quality evaluated to know if the new station will have any adverse impacts on public health? Is vehicle idling included in these assessments?
9. How will the traffic be handled on the site and on the streets surrounding the new gasoline station?
10. What if a major traffic jam is created with cars waiting to get gas at the new Costco location – what happens then?
11. What will happen to my property value if I live near a gasoline station?
12. The new Costco gasoline station will drive out other smaller, independent gas station owners in the City compelling everyone to buy gas at Costco. Does the City not care about small businesses?
13. What are the differences between the new gasoline station and the existing Costco gasoline station at The District?
14. What are the lessons learned from the other Costco located at The District?
15. Can the City Council’s decision on the Costco application be appealed?