PUBLIC HEARING – CERTIFICATION OF A
NEGATIVE DECLARATION AND A
CONDITIONAL USE PERMIT AND COASTAL
DEVELOPMENT PERMIT FOR LIQUIFIED
PETROLEUM GAS (PROPANE) STORAGE
AND DISPENSING AT 2100 HAFFLEY
AVENUE
Item 9.2
Overhead
Site Characteristics
• WestAir – multi-use retail gas supplier located at 2100 Haffley Ave • Located in the Medium Manufacturing zone and Coastal Zone overlay • All surrounding uses are industrial and are within the same zoning designation • 88,880 ft² industrial site
• Existing 24,000 ft² warehouse building
• WestAir also operating at 2300 Haffley Ave
• The site is included on a list of hazardous materials sites • Air sparge and soil vapor extraction wells installed March 2022 • Remediation is ongoing
• New use will not interfere with remediation
Site Photos
Site Photos
Site Photos
Proposal
• Install and operate a 30,000-gallon above ground horizontal propane tank with associated dispensing equipment
• Propane will be delivered once every two weeks
• Propane will be dispensed for retail customers in five-to-twenty-five-gallon tanks • Proposed use requires a CUP and CDP
• Development for the site proposes to includes associated dispensing equipment and a canopy
• The current use of the site is permitted by right in the MM zone Proposal
• Propane is a three-carbon alkane gas (C3H8)
• Propane is produced as a byproduct of natural gas processing and crude oil refining
• It is stored under pressure inside a tank as a colorless, odorless liquid • An odorant, ethyl mercaptan, is added for leak detection • As pressure is released, the liquid propane vaporizes and turns into gas that is used in combustion
• If spilled or released from a vehicle, it presents no threat to soil, surface water, or groundwater
Site Plan
Overhead
Site Plan
Analysis – General Plan
• Proposal is consistent with General Plan and General Plan policies • Policy LU 6.2: Requires development to be consistent with the Zoning Code, General Plan, and applicable specific plans.
• The proposed use is consistent with the Industrial (I) designation of the General Plan • The request to install and operate a propane storage tank, is a permitted use in the MM zone with the approval of a CUP and a CDP
Analysis – Land Use Code
• The project is located in the Coastal Zone – previous Land Use Code permitted uses and development standards apply • Located in the MM zone (regulated by Chapter 18.18 of previous LUC) • Use Group 23 – Medium Manufacturing (allowed in the MM zone) – permits storage and distribution of LPG with approved CUP • Previous LUC provide rules of operation for the installation and use of storage and dispensing for LPG
• Conform with National City Fire Code and State requirements • Require the dispensing of LPG be by fully competent and qualified persons, trained in safe practices for handling, distribution, and operation
• Operational standards included in Conditions of Approval • Proposal conforms with applicable design regulations
• Setbacks, height, screening, etc.
Analysis – Coastal Zone
• Site located in the Coastal Zone (CZ) overlay –subject to development regulations outlined in the Local Coastal Program (LCP)
• All projects in the Coastal Zone that require approval of a CUP must also have an approved CDP
• The site is located in area within the Coastal Zone that is typically exempt from CDPs
• Local Coastal Plan requires 2 additional findings related to LCP consistency:
• The granting of said Coastal Development Permit will be consistent with all other plans and ordinances of the City of National City
• The granting of said Coastal Development Permit will be consistent with and implements the Certified Local Coastal Program
Analysis - Cont.
• Safety
• Due to the type of use and presence of hazardous materials, plan submittal to NCFD is required prior to construction and operation
• Emergency Disaster Response Plan, Cost Recovery Plan, trainings, and compliance with all applicable Fire Codes
• The project is subject to multiple federal, state, and local regulations that explicitly regulate the safety and handling of hazardous material
• Operations related to the storage and dispensing of propane will follow proper safety and operation protocols from all relevant federal, state, and local requirements
• Safety requirements included as Conditions of Approval Analysis - Cont.
• Traffic
• Potential traffic for the proposed use was analyzed in the Initial Study • The project is not expected to have any traffic related impacts • Staff included a condition of approval requiring signage on site for trucks to adhere to approved truck routes in the City
California Environmental Quality Act
(CEQA)
• An Initial Study (IS) checklist was prepared for the CUP and CDP • Original request included a hydrogen fueling station, since removed • Posted October 3rd, 2025 to November 3rd, 2025
• New Initial Study prepared for the propane use only
• Posted December 19th, 2025 to January 26th, 2026
• One comment related to tribal cultural resources
• Included as Condition of Approval
• Staff recommending certification of the Negative Declaration Conditions / Summary
• The proposed project is an industrial use at an existing industrial site • The project is consistent with the General Plan and Land Use Code • The project was analyzed for any potential impacts resulting from the propane storage and dispensing as required by CEQA
• Conditions of approval are included to ensure the project implements all relevant federal, state, and local requirements for operation of the propane tank and dispensing equipment
• All comments have been incorporated as conditions of approval as well as general conditions related to CUPs and CDPs
Options
• Certify the Negative Declaration and approve 2025-26 CUP, CDP, IS, subject to the conditions included in the Resolution, or other conditions, and based on the findings included in the Resolution, or other findings to be determined by the City Council; or, • Find that the Negative Declaration for the Proposed Project has not been completed and processed in compliance with the requirements of CEQA ; and/or deny 2025-26 CUP, CDP, IS, based on the attached findings, or findings to be determined by the City Council; or,
• Continue the item for additional information
• Planning Commission recommended approval of the project