HomeMy WebLinkAbout4.0_Shell Car Wash_PA2016-093CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
September , 2018
Agenda Item No. 4
SUBJECT:Shell Car Wash (PA2016-093)
General Plan Amendment No. GP2018-001
Conditional Use Permit Amendment No. UP2016-025
SITE LOCATION:1600 Jamboree Road
APPLICANT:R & M Pacific Rim Inc.
OWNER:Erickson Industries Inc.
PLANNER:Melinda Whelan, Assistant Planner
949-644-3221,mwhelan@newportbeachca.gov
PROJECT SUMMARY
A general plan amendment and conditional use permit to construct an automated car
wash in conjunction with an existing service station. A general plan amendment is
requested to increase the maximum floor area limit for the site by 1,100 square feet to
accommodate the proposed car wash. A conditional use permit is requested to allow the
addition of the proposed car wash.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 15303 (New Construction or Conversion of
Small Structures) of the CEQA Guidelines, because it has no potential to have a
significant effect on the environment; and
3) Adopt Resolution No. PC2018-028 recommending City Council approval of General
Plan Amendment No. GP2018-001 and Conditional Use Permit Amendment No.
UP2016-025 (Attachment No. PC 1).
1
INTENTIONALLY BLANK PAGE2
VICINITY MAP
GENERAL PLAN ZONING
LOCATION GENERAL PLAN ZONING CURRENT USE
ON-SITE General Commercial
(CG)Big Canyon PC (PC-8)Shell service station
NORTH Multiple-Unit Residential
(RM)Park Newport (PC-7)Residential apartments
SOUTH CG Commercial General
(CG)Chevron service station
EAST Single-Unit Residential
Attached PC-8 Single-family residential
WEST Single-Unit Residential
Detached Newporter North (PC-41)Single-family residential
Proposed Car
Wash Location
3
INTENTIONALLY BLANK PAGE4
INTRODUCTION
Project Setting
The existing service station site is 49,984 square feet in area (1.15 acres) and is located
at the northeast corner of the intersection of Jamboree Road and San Joaquin Hills Road .
The parcel is triangular shaped with two sides fronting major roads (Jamboree Road and
San Joaquin Hills Road). The third side at the rear abuts a free-right-turn lane that merges
traffic directly onto Jamboree Road from San Joaquin Hills Road.
Background
The project site is developed with a Shell service station, originally permitted under Use
Permit No. 1495 in 1970 and amended in 1992 to add a convenience store.In 2014, Use
Permit No. UP2011-028 was approved by the Planning Commission to expand a
convenience store and create a storage area from vacated vehicle service bays. The
amendment also added a Type 20 (Off Sale Beer & Wine) ABC license to the convenience
store.
Project Description
The applicant is proposing to expand the existing service station facility with the addition
of a new automated car wash structure. The car wash structure will measure 1,100-
square-feet in area and be located toward the rear property line that abuts the free-right-
turn lane. The car wash will accommodate one vehicle at a time, with vehicles entering
the car wash from the westerly side of the building (Jamboree) and exiting toward the
southerly side along San Joaquin Hills Road. One vacuuming station will be located
adjacent to the convenience store building on the south side facing the parking area. To
minimize noise, the car wash design includes an automatic entry and exit door that will
be closed during the washing of each vehicle. The proposed hours of operation for the
car wash are 6:00 a.m. to 11:00 p.m., daily, which is consistent with the existing service
station hours of operation.
DISCUSSION
Analysis
General Plan
The subject property is located within the General Plan Statistical Area L2 and has a land
use designation of General Commercial (CG). The CG designation is intended to provide
for a wide variety of commercial activities oriented primarily to serve citywide or regional
needs. Service stations, convenience stores, and food service establishments are
permitted uses within this land use designation.
5
Pursuant to Anomaly No. 62 of the General Plan Land Use Element, maximum
development of the site is limited to 2,300 gross square feet, which is consistent with the
existing floor area of all buildings on the site. The car wash structure is considered floor
area as defined by the Zoning Code and constitutes a 1,100-square-foot addition. This
addition requires a General Plan Amendment (GPA) to change Anomaly No. 62 to allow
a maximum development limit of 3,400 square feet (1,100-square-foot increase) for the
service station site. See Attachment No. PC 3 for draft changes to Table LU2 (Anomaly
Locations) of the Land Use Element of the General Plan.
General Plan Amendment –Increased Intensity for Anomaly No. 62
In considering the proposed GPA to increase the development intensity of the project site,
the Planning Commission should specifically consider the following Land Use Element
policy:
LU 3.2 Growth and Change
Enhance existing neighborhoods, districts, and corridors, allowing for re-use and
infill with uses that are complementary in type, form, scale, and character.
Changes in use and/or density/intensity should be considered only in those areas
that are economically underperforming, are necessary to accommodate Newport
Beach’s share of projected regional population growth, improve the relationship
and reduce commuting distance between home and jobs, or enhance the values
that distinguish Newport Beach as a special place to live for its residents. The scale
of growth and new development shall be coordinated with the provision of
adequate infrastructure and public services, including standards for acceptable
traffic level of service.
The applicant’s primary objective is to add the automated car wash to the existing service
station site. The Big Canyon Planned Community originated in 1981 and specifically
assigned the subject property for one use –the service station. The General Plan Update
in 2006 assigned Anomaly No. 62 to the subject property and a development limit of 2,300
square feet based on the existing floor area of the service station since it was the only
allowed use on the site. If this is the case, the proposed GPA for increased intensity could
be considered consistent with LU 3.2 as follows:
x The General Plan recognizes the existing site as Commercial General which
allows gas stations to provide services to the surrounding neighborhood and
visitors to the area. The subject property was solely planned for service station use
and related ancillary services with the adoption of the Big Canyon Planned
Community in 1981.
6
x Limiting development to the pre-existing floor area precludes future additions to
the service station, such as a potentially larger convenience store or a car wash,
both common services provided at modern service stations. Also, this development
limit is extremely low when compared to the Chevron service station at 1550
Jamboree Road to the south across San Joaquin Hills Road, which is limited to a
Floor Area Ratio (FAR) instead of a precise development limit. The Chevron
service station is limited to a FAR of 0.25, which based on the 43,295-square-foot
lot area, would allow up to 10,823 square feet of development area. In absence
of the Anomaly No. 62 development limit, a similar 0.25 FAR applied to the subject
49,984-square-foot site would allow a maximum of 12,496 square feet of
development. The existing 2,300-square-foot development limit of Anomaly No. 62
only equates to a 0.046 FAR. The proposed amendment to increase the
development limit of Anomaly No. 62 to 3,400-square-feet would result in a 0.068
FAR, remaining significantly lower than the comparable FAR of the Chevron
service station to the south and other similar land uses.
x The increased intensity would provide an economic stimulus needed to improve
the existing service station with a car wash facility, remain competitive with other
service stations, and provide a convenient service for the community.
x The existing service station site with the new car wash will maintain adequate
landscaping and screening of equipment, providing a buffer between the service
station site and adjacent residential areas.
x The project site is served by existing infrastructure and public services. The
proposed increase in intensity will not necessitate any expansion of existing
infrastructure. Adequate parking is provided for the service station with the
proposed car wash and circulation has been reviewed by the City Traffic Engineer.
The ITE Trip Generation Manual (10th edition) includes car wash in the
Gasoline/Service Station with Convenience Market land use
description. Therefore, there is no increase in site specific vehicle trips that will
impact the Level of Service at Jamboree Road and San Joaquin Hills Road.
Charter Section 423 (Measure S)
Charter Section 423 requires voter approval of any major General Plan amendment to
the General Plan. A major General Plan amendment is one that increases allowed
density or intensity by 40,000 square feet of non-residential floor area, or increases traffic
by more than 100 peak hour vehicle trips, or increases residential dwelling units by 100
units. These thresholds apply to the total of increases resulting from the amendment itself,
plus 80 percent of the increases resulting from prior amendments affecting the same
neighborhood (defined as a Statistical Area as shown in the General Plan Land Use
Element) and adopted within the preceding ten years.
7
The project site for which the General Plan amendment is proposed is located within
Statistical Area L2 of the General Plan Land Use Element, and would result in an increase
of 1,100 square feet of non-residential floor area. Based on the trip generation rates
contained in the Council Policy A-18 (blended commercial rate), the proposed project is
forecast to generate an additional 3.3 a.m. peak hour trips and 4.4 p.m. peak hour trips.
There has been one prior amendment approved within Statistical Area L2 since the
adoption of the 2006 General Plan (GP2010-004), which was adopted on January 27,
2009. This prior amendment involved the development of a new, single-family dwelling
on a portion of the Big Canyon Golf Course. The General Plan Amendment changed the
land use category of a site from “Parks and Recreation” (PR) to “Single Unit Residential
– Detached” (RS-D).
Table 1 below shows the floor area and peak hour trips analysis for the prior amendment
and the proposed project:
Table 1: Measure S Analysis for Statistical Area L-2
Amendments Increased
Density
Increased
Intensity
Peak Hour Trip Increase
AM PM
GP 2007-008 1 0 0.75 1.01
Total Prior Increases 1 0 0.75 1.01
80% of Prior Increases 0.8 0 0.6 0.808
100% of the proposed
amendment GP2018-001
0 1,100 3.3 4.4
Total 0.8 1,100 3.9 5.208
Vote Required?No No No No
The proposed GPA does not create any new dwelling units and as indicated in the above
table, the proposed General Plan amendment does not exceed the non-residential floor
area threshold, and does not exceed the a.m. or p.m. peak hour vehicle trips threshold.
Therefore, none of the four thresholds that require a vote pursuant to Charter Section 423
are exceeded. If the proposed General Plan amendment is approved by City Council, the
amendment will become a prior amendment and 80 percent of the increases will be
tracked for ten years for any proposed future amendments.
Zoning
The subject property is located within Area 15 (Commercial) of the Big Canyon Planned
Community (PC-8) Zoning District, which only allows for the development of a service
station with the approval of a conditional use permit.
8
Section 20.48.210 (Service Stations) of the Zoning Code lists prohibited uses and
activities and provides standards for the location of activities and operations that are
allowed to be conducted outside of the service station building. The car wash will be
consistent with the permitted activities and operational standards.
Specific design and development standards for service stations are also provided in
Section 20.48.210 of the Zoning Code. Each standard, as it relates to the proposed
project, is discussed in the Tables found in Attachment No. PC 3. The proposed project
complies with all of the design standards including the required parking for a queue of 5
cars for the car wash. The only deviation requested is for the car wash setback along the
one-way road (the free right turn from San Joaquin Hills to Jamboree Road) towards the
rear of the property as discussed below.
Setback Modification
The development standards found in Section 20.48.210 require a 30-foot setback to a
property line abutting a public right-of-way and an 18-foot setback to an interior property
line for a car wash. The proposed car wash maintains more than 100 feet from the
property lines along the street frontages of Jamboree Road and San Joaquin Hills Road;
and a 15-foot setback from the rear property line abutting the one-way free-right-turn-
lane. Pursuant to Zoning Code Section 20.48.20(T)(2), the Planning Commission may
modify or waive any of the design and development standards for service stations upon
making the following findings:
A. The strict compliance with the standards is not necessary to achieve the purpose and
intent of this section [Section 20.48.210 - Service Stations];
B. The project possesses compensating design and development features to achieve the
purpose and intent of this section [Section 20.48.210 - Service Stations];
C. The overall site plan and architectural design is consistent with the City of Newport
Beach Design Guidelines: Automobile Service Stations and Washing;
The intent of the large 30-foot setback for vehicle washing facilities is to locate these
facilities toward the rear of a service station to an area that is least visible from the primary
street frontages and provide adequate on-site vehicle queuing area. However, in this
case, the existing service station property is unique in shape, area and orientation due to
the triangular shape with all three sides along rights-of-way. As such, this large setback
applies on all three sides, where typically this would only apply on one frontage or two if
the service station were a corner lot. The site constraints create challenges to provide a
service station with the services provided at other service station without providing relief
from one of the right-of-way setbacks. The existing Chevron service station property
across San Joaquin Hills Road has a similar triangular shape, but does not have the free-
9
right-turn lane at the rear of the property line and is able to fit a car wash and convenience
store in a nearly identical fashion to the proposal.
Automated car washes are a common service found at many modern service stations
within the City. The car wash will provide over 100-foot-setbacks to Jamboree Road and
San Joaquin Hills Road. No vehicular access will be provided to the site from the free-
right-turn lane and a 15-foot setback will maintained. The proposed car wash is only 10-
feet-tall and when you combine the width of the free-right-turn-lane and the 15-foot
setback, the proposed carwash approximately 44 feet to the Big Canyon community and
over 100 feet to the nearest residence. A noise study has been prepared and concluded
that the car wash as designed with two automated doors meets the City’s Community
Noise Control limits pursuant to Municipal Code Chapter 10.26. A vine will be planted and
trained along the car wash wall facing the rear free-right-turn-lane and the Big Canyon
residential community above, so that the mature growth will provide a green screen
similar to the existing hydrogen fuel screening enclosure wall. It will appear as a natural
transition to motorists on the free-right-turn lane. The service station with the car wash
will comply with the City of Newport Beach Design Guidelines: Automobile Service Station
and Washing as discussed in more detail below.
In conclusion, staff believes the findings to reduce the setback from 30 feet to 15 feet can
be supported.
City of Newport Beach Design Guidelines: Automobile Service Stations and Washing
Zoning Code Section 20.48.210.M (Site and Architectural Design) requires that service
station developments be consistent with the City of Newport Beach Design Guidelines:
Automobile Service Stations and Washing (Guidelines) provided as Attachment No. PC
4. The Guidelines, adopted May 24, 1999, are not regulatory and are intended to provide
assistance in achieving a quality design that enhances the proposed development and
that will be compatible with adjacent development and land uses.
The project proposes the accessory car wash building and some additional landscaping,
and is consistent with the site design criteria stated in the Guidelines. A summary of the
existing and proposed elements of the project, as they relate to the Guidelines, is provided
below.
Site Design, Architectural Design, and Details
The architectural style of the existing service station is a very clean, modern,
industrial look with white metal sheathing and simple lines. The convenience store
and the service island canopy have consistent materials and architectural and
design elements such as painted metal sheathing. The car wash building will have
the same modern design and colors of the convenience store. A vine will be
planted and trained along the wall facing the rear free-right-turn-lane and the Big
10
Canyon residential community above so that the mature growth will provide a
green screen similar to the existing hydrogen fuel screening enclosure wall. The
car wash will be located to the rear of the property with the existing convenience
store and service island canopies effectively screening the car wash from the
intersection of Jamboree Road and San Joaquin Hills Road. The existing trash
enclosure is being re-located to be adjacent the entry of the car wash, painted to
match the car wash and convenience store, and includes a solid roof, which
minimizes its visibility to the public.
The existing fuel tank vents (EVR) will remain within the landscaped area along
San Joaquin Hills Road and are painted to match the structures on-site. New
landscaping will provide additional screening and the vents will remain painted to
blend in with the surrounding site. Glare is minimized from the recessed fixtures in
the fueling station canopy. The exterior lighting throughout the site is concealed
and directed away from adjacent properties to avoid glare and light.
Access and Circulation
Access to the site is provided via four existing driveways, two adjacent to
Jamboree Road and two adjacent to San Joaquin Hills Road. The driveways
provide good on-site circulation. The existing drive aisles are wide and allow easy
maneuverability throughout the site, and provide sufficient on-site space for fuel
delivery trucks so as not to disrupt circulation during deliveries. The design and
location of the proposed car wash at the rear of the property will not interfere with
the service station convenience store and fueling operation. Adequate parking
pursuant to the Zoning Code is maintained for the convenience store. The queuing
area at the entrance of the car wash is adequate for 5 cars (meeting the minimum
Code requirement). The queuing, entrance/exit locations, and location of the car
wash has been reviewed by the City Traffic Engineer to verify adequate access
and circulation.
Landscaping
Landscaping will be provided throughout the site especially along the street
frontages to meet the minimum landscaping requirements of the Zoning Code and
to enhance the appearance of the overall site. All planting areas provide the three
tier system of grasses and groundcovers, shrubs and trees, as encouraged by the
Guidelines. A vine will be planted and trained along the car wash wall facing the
rear free-right-turn-lane and the Big Canyon residential community above, so that
the mature growth will provide a green screen similar to the existing hydrogen fuel
screening enclosure wall. It will appear as a natural transition to motorists on the
free-right-turn -lane. The landscaping is conditioned to be completed prior to the
final of the building permits.
11
Signs
New signage is not proposed at this time but a condition of approval is included in
the draft resolution, which requires new signs to comply with the sign regulations
contained in Section 20.42.080.K.3 (Service Station Signs).
Crime Prevention
The exterior areas of the property are adequately and not excessively lighted to
provide security on the site.
Conditional Use Permit
Although the current service station operates pursuant to an existing conditional use
permit (CUP), Zoning Code Section 20.48.210.T.1 (Permit and Review Procedures,
Conditional Use Permit Required) requires approval of a new CUP to expand the existing
service station with a new car wash. Pursuant to Zoning Code Section 20.52.020, the
review authority may approve a conditional use permit upon making the following findings:
1. The use is consistent with the General Plan and any applicable specific plan.
2. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of the Zoning Code and the Municipal Code.
3. The design, location, size, and operating characteristics of the use are compatible
with the allowed uses in the vicinity.
4. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and
medical) access and public services and utilities.
5. Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise
constitute a hazard to the public convenience, health, interest, safety, or general
welfare of persons residing or working in the neighborhood of the proposed use.
The site is located in the Big Canyon Planned Community (PC-8) Zoning District. Within
PC-8, the site is designated as Commercial Area 15, which is intended solely for a service
station and related amenities. The service station development is located at the
intersection of two major roads and will continue to provide services for visitors, residents
and employees of businesses located within the area. As previously discussed, with the
exception of the car wash setback standard, the addition of the car wash is consistent
with applicable design and development standards of Municipal Code Section 20.48.210
12
(Service Stations). The required setback of 30-feet to the rear free-right-turn-lane is
proposed to be modified to 15 feet pursuant to Section 20.48.210(T)(2) of the Newport
Beach Municipal Code due to the unique configuration of the property.
The hours of operation of the service station and the convenience store are currently 6:00
a.m. to 11:00 p.m. The proposed hours of the car wash will be 6:00 a.m. to 11:00 p.m.,
consistent with the service station hours. The original use permit limited the hours of
operation for the service station and convenience store to these hours and it has not
proven detrimental to the neighborhood or City. The project includes conditions of
approval to ensure that potential conflicts are minimized to the greatest extent possible.
The design of the car wash minimizes noise impacts with the solid side wall facing the
closest residents and the rear free-right-turn-lane. The car wash includes an automatic
entry and exit door that will be closed during the washing of each vehicle. One vacuuming
station will be located adjacent to the convenience store building on the south side facing
the parking area towards the corner of San Joaquin Hills Road and Jamboree Road.
A noise study was conducted by Landrum and Brown (Attachment No. PC 7) to determine
if the proposed car wash operation will comply with the City’s Community Noise Control
limits of Municipal Code Chapter 10.26. The projected noise levels for the proposed car
wash are based on the measured noise levels of an existing Arco car wash facility with
the identical car wash manufacture, design and details including the automatic doors at
both the entrance and exit ends. Based upon the measured car wash source noise data
and the site plan, the noise levels were calculated from observers at the nearest locations
in Big Canyon, and an observer at the Villas at Fashion Island. The results of the analysis
indicate that with the proposed car wash designed and constructed with identical
equipment types and locations, door types and configuration, and timing of when the
doors open and close; the noise levels at the nearest residential locations are projected
to meet the daytime and nighttime noise limits. Conditions of approval numbers 5, 6, and
8 have been included in the draft resolution to ensure the design measures from the noise
study are implemented. Additionally, a memorandum prepared by Landrum and Brown
on August 9, 2018, confirmed the proposed vacuuming station will also meet the
Community Noise Control limits.
Summary
Staff believes the findings for approval can be made and facts in support of the required
findings are presented in the draft resolution (Attachment No. PC 1). The proposed GPA
for increased intensity is consistent with LU 3.2 and is for the primary purpose of
enhancing the existing service station site with a car wash service for the community. The
proposed addition of the car wash is consistent with the purpose and intent of the service
station development standards of the Zoning Code. Adequate parking, access and
circulation is maintained with the new car wash. The hours of operation of the car wash
will remain consistent with the existing service station, from 6:00 a.m. to 11:00 p.m. and
13
have proven to be compatible with uses in the area. Lastly, a noise study has been
prepared with recommended design standards for the car wash that have been included
in the design ensuring the noise will meet the City’s Noise Control Limits and reduces any
potential noise impact to the surrounding neighborhood.
Alternatives
1. The Planning Commission may suggest specific project modifications or
operational changes that are necessary to alleviate concerns. If the changes are
substantial, the item should be continued to a future meeting to allow redesign of
the project.
2. If the Planning Commission believes that there are insufficient facts to support the
findings for approval, the Planning Commission should deny the application
requests (Attachment No. PC 2). In which case, the service station will remain
authorized to operate under Use Permit No. UP2011-028 without a car wash.
Environmental Review
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class Class 3 (New Construction or Conversion of Small Structures)
of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has
no potential to have a significant effect on the environment. The car wash addition is an
accessory structure to the service station that does not involve the use of hazardous
substances and does not exceed 2,500 square feet in floor area.
Public Notice
Notice of this hearing was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways) including the applicant and posted on the subject property at least 10 days
before the scheduled meeting, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
Prepared by:Submitted by:
14
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Use Permit No. UP2011-028
PC 3 20.48.210 –Table 1 Service Station Design and Development Standards &
Table 2 Landscaping Standards
PC 4 City of Newport Beach Design Guidelines: Automobile Service Stations and
Washing (Guidelines)
PC 5 Noise Study
PC 6 Project plans
15
INTENTIONALLY BLANK PAGE16
Attachment No. PC 1
Draft Resolution with Findings and
Conditions
17
INTENTIONALLY BLANK PAGE18
RESOLUTION NO. PC2018-028
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT
NO. GP2018-001 AND USE PERMIT NO. UP2016-025 FOR THE
ADDITION OF A CAR WASH TO THE EXISTING VEHICLE
SERVICE STATION LOCATED AT 1600 JAMBOREE ROAD
(PA2016-093)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Fred Kim, with respect to property located at 1600 Jamboree
Road, and legally described as shown as Parcel 1 in the City of Newport Beach, on a map
filed in Book 33, Page 50 of Parcel Maps in the office of the Orange County Recorder
requesting approval of a car wash addition to an existing vehicle service station. The
project would require the approval of a general plan amendment and conditional use
permit.
2. The subject property is developed with a vehicle service station that was previously
approved by Use Permit No. UP1495 in 1970 and amended in 1992 to add a
convenience store. In 2011, Use Permit No. UP2011-028 was approved to allow the
conversion of service bays into an expanded convenience store and also authorized the
sale of alcoholic beverages.
3. The applicant proposes to amend the existing conditional use permit (UP2011-028) to
permit the operation of an automated car wash and modify the car wash setback standard.
A General Plan Amendment is also requested to increase the 2,300-square-foot maximum
development intensty of the site (Anomaly No. 62) to accommodate the 1,100-square-foot
car wash addition.
4. The subject property is located within Area 15 (Commercial) of the Big Canyon Planned
Community (PC-8) Zoning District and the General Plan Land Use Element category is
General Commercial (CG).
5. The subject property is not located within the coastal zone.
6. A public hearing was held on September 13, 2018 in the City Hall Council Chambers, 100
Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the
meeting was given in accordance with the Newport Beach Municipal Code (“NBMC”).
Evidence, both written and oral, was presented to, and considered by, the Planning
Commission at this meeting.
19
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act (“CEQA”) pursuant to
Section 15303 under Class 15303 (New Construction or Conversion of Small Structures)
of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it
has no potential to have a significant effect on the environment.
2. The car wash addition is an accessory structure to the gas station that does not involve
the use of hazardous substances and does not exceed 2,500 square feet in floor area.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. FINDINGS.
1. Amendments to the General Plan are legislative acts. Neither the City nor State Planning
Law set forth any required findings for either approval or denial of such amendments.
2. The Land Use Element of the General Plan designates the site General Commercial
(CG), which is intended to provide for a wide variety of commercial activities primarily
oriented to serve citywide or regional needs. The proposed car wash addition is
consistent with this designation.
3. General Plan Policy Plan Policy LU 3.2 encourages the enhancement of existing
neighborhoods, districts, and corridors, by allowing for re-use and infill with uses that
are complementary in type, form, scale, and character. The policy states that changes
in use and/or density/intensity should be considered only in those areas that are
economically underperforming, are necessary to accommodate Newport Beach’s share
of projected regional population growth, improve the relationship and reduce commuting
distance between home and jobs, or enhance the values that distinguish Newport Beach
as a special place to live for its residents. The scale of growth and new development
shall be coordinated with the provision of adequate infrastructure and public services,
including standards for acceptable traffic level of service.
The proposed amendment for increased intensity is consistent with General Plan Policy
LU 3.2 as follows:
a. The General Plan recognizes the existing site as Commercial General, which allows
gas stations to provide services to the surrounding neighborhood and visitors to the
area.
b. The subject property was solely planned for service station use and related ancillary
services with the adoption of the Big Canyon Planned Community in 1981. The
20
increased intensity would provide an economic stimulus needed to improve the
existing service station with a car wash facility, remain competitive with other service
stations, and provide a convenient service for the community.
c. The existing service station site with the new car wash will maintain adequate
landscaping and screening of equipment, providing a buffer between the service
station site and adjacent residential areas.
d. The project site is served by existing infrastructure and public services. The
proposed increase in intensity will not necessitate any expansion of existing
infrastructure. Adequate parking is provided for the service station with the proposed
car wash and circulation has been reviewed by the City Traffic Engineer. The ITE
Trip Generation Manual (10th edition) includes car wash in the Gasoline/Service
Station with Convenience Market land use description. Therefore, there is no
increase in site specific vehicle trips that will impact the Level of Service at Jamboree
Road and San Joaquin Hills Road.
4. Pursuant to Charter Section 423 and Council Policy A-18, proposed General Plan
amendments are reviewed to determine if a vote of the electorate would be required
because a project (separately or cumulatively with other projects in the same Statistical
Area over the prior 10 years) exceeds certain thresholds provided in Section 423 of the
City Charter. The proposed General Plan Amendment is located in Statistical Area L2
and this is the second amendment that affects Statistical Area L2 since the General Plan
update in 2006. The prior amendment is GP2007-008. The following table shows the
increases attributable to the subject amendment, prior amendments, and the totals; and
no vote would be required.
Measure S Analysis for Statistical Area L-2
Amendments Increased
Density
Increased
Intensity
Peak Hour Trip Increase
AM PM
GP2007-008 1 0 0.75 1.01
Total Prior Increases 1 0 0.75 1.01
80% of Prior Increases 0.8 0 0.6 0.808
100% of the proposed
amendment GP2018-001
0 1,100 3.3 4.4
Total 0.8 1,100 3.9 5.208
Vote Required No No No No
5. The addition of the accessory car wash use to the existing service station constitutes a
major change in operations and requires the approval of a new conditional use permit.
In accordance with NBMC Section 20.52.020(F), the following findings and facts in
support of the findings for a use permit are set forth:
21
Finding:
A. The use is consistent with the General Plan and any applicable specific plan;
Facts in Support of Finding:
1. The subject property has a land use designation of General Commercial (“CG”)
within the General Plan. The CG designation is intended to provide for a wide
variety of commercial activities oriented primarily to serve citywide or regional
needs. Fuel/service stations, convenience stores are permitted uses within this
land use designation. The proposed expansion to add the car wash is consistent
with this designation and provides an additional vehicle-related amenity for the
community.
2. The subject property is not part of a specific plan area.
Finding:
B. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code;
Facts in Support of Finding:
1. The site is located in the Big Canyon Planned Community (“PC-8”) Zoning
District. Within PC-8, the site is designated as Commercial Area 15, which is
intended solely for a service station and related amenities. The service station
development is located at the intersection of two major roads and will continue to
provide services for visitors, residents and employees of businesses located
within the area.
2. With exception of the car wash setback standard, the addition of the car wash is
consistent with applicable design and development standards of NBMC Section
20.48.210 (Service Stations). The car wash location meets the required setbacks
on Jamboree Road (thirty (30) feet minimum) and San Joaquin Hills Road (thirty
(30) feet minimum). The required setback of 30-feet to the rear free-right-turn-
lane is proposed to be modified to fifteen (15) feet pursuant to NBMC Section
20.48.210(T)(2). See below Findings F, G, and H below.
3. The existing 49,984-square-foot site area of the property well exceeds the total
minimum 29,549 square feet required for the fueling area, convenience store and
car wash. The required parking is provided with an adequate queuing area for five
cars. Access and circulation of the service station site with the new car wash has
been reviewed by the City Traffic Engineer. Landscaping that meets all of the
required planting types and minimum areas for plantings will be implemented prior
to the final of the building permit for the car wash. Additional planting is provided
on the side wall of the car wash to provide a green screen to the adjacent street
and residences above the service station site.
22
4. The existing gas station with the new car wash maintains all of the requirements for
security, utilities, drainage and pollution control, lighting, screening of equipment,
and refuse storage areas.
5. The car wash maintains the complimentary site and architectural design of the
existing service station consistent with the City of Newport Beach Design
Guidelines: Automobile Service Stations and Washing. The architectural style of
the existing service station is a clean, modern, industrial look with white metal
sheathing and simple lines. The convenience store and the service island canopy
have consistent materials and architectural and design elements such as painted
metal sheathing. The car wash building will have the same modern design and
colors of the convenience store. A vine will be planted and trained along the car
wash wall facing the rear one-way turn lane and the Big Canyon Planned
Community so that the mature growth will provide a green screen identical to the
existing hydrogen fuel enclosure screening wall.
Finding:
C. The design, location, size, and operating characteristics of the use are compatible
with the allowed uses in the vicinity;
Facts in Support of Finding:
1. The subject site is located at the northeast corner of the intersection of Jamboree
Road and San Joaquin Hills Road.The site is a triangular shape with street
frontage on all sides. The surrounding area contains residential as well as
regional commercial and business centers such as Fashion Island shopping mall
and the Newport Center business area. The site provides a convenient location
for visitors to the Fashion Island shopping mall and Newport Center business
area, as well as residents and employees of the neighboring areas to purchase
fuel, wash their vehicles, and purchase convenience items. Conditions of
approval are included to minimize, to the greatest extent possible, any impacts
to the surrounding residential and commercial uses.
2. The size of the site (1.15 acres) complies with the standards of the Zoning Code
related to minimum land area for service stations. Vehicular access to the site is
provided via four existing driveways: two adjacent to Jamboree Road and two
adjacent to San Joaquin Hills Road. The project is located and designed to
provide adequate circulation and parking on-site for the service station,
convenience store, and car wash.
3. The hours of operation of the service station and the convenience store are
currently 6:00 a.m. to 11:00 p.m. The proposed hours of the car wash will be 6:00
a.m. to 11:00p.m., consistent with the service station hours. The original use permit
limited the hours of operation for the service station and convenience store to
these hours and it has not proven detrimental to the neighborhood or City. The
23
project includes conditions of approval to ensure that potential conflicts are
minimized to the greatest extent possible.
4. The design of the car wash minimizes visual and noise impacts with the solid side
wall facing the closest residents and the rear free-right-turn-lane. This wall is
improved with a green vine that will provide a green screen at mature growth.
Additionally, the car wash includes an automatic entry and exit door that will be
closed during the washing of each vehicle. One vacuuming station will be located
adjacent to the convenience store building on the south side facing the parking
area towards the corner of San Joaquin Hills Road and Jamboree Road. A noise
analysis prepared by Landrum and Brown, November 29, 2016, concluded that
with the car wash, as designed, with two automated doors, meets the City’s
Community Noise Control limits (Municipal Code Chapter 10.26). Additionally, a
memorandum prepared by Landrum and Brown on August 9, 2018, confirmed
the proposed vacuuming station will also meet the Community Noise Control
limits.
Finding:
D. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and
medical) access and public services and utilities; and
Facts in Support of Finding:
1. The project is located at the intersection of two major roads. The area of the site
(1.15 acres) meets the minimum size requirements for service stations required
by the Zoning Code, and is large enough to provide adequate access, circulation
and on-site parking to permit the car wash addition.
2. The subject site is developed with the existing service station operation and there
is adequate public and emergency vehicle access, public services, and utilities,
which are existing on the site to accommodate the proposed project
development.
3. The improvements to the project site will comply with all Building, Public Works,
and Fire Codes. All ordinances of the City and all conditions of approval will be
complied with.
Finding:
E. Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, or endanger, jeopardize, or
otherwise constitute a hazard to the public convenience, health, interest, safety,
or general welfare of persons residing or working in the neighborhood of the
proposed use.
24
Facts in Support of Finding:
1. The existing service station has been in operation since 1970 pursuant to Use
Permit No. 1495, has not proven detrimental to the area, and has demonstrated
that it is compatible with the neighboring uses. In 2014, Use Permit No. UP2011-
028 was approved to expand the convenience store and add the Type 20
Alcoholic Beverage License. The existing uses have not proven detrimental to
the area and has demonstrated compatibility with the neighborhood. The car
wash will be an added amenity to the existing use.
2. As analyzed in the noise analysis prepared by Landrum and Brown, November
29, 2016, the car wash as designed with two automated doors meets the
Community Noise Control limits. There are conditions included in the resolution
to ensure the design measures from the noise study are implemented.
Additionally, a memorandum prepared by Landrum and Brown on August 9,
2018, confirmed the proposed vacuuming station will also meet the Community
Noise Control limits.
3. Conditions of approval are included in the draft resolution, which will ensure that
potential conflicts with the surrounding land uses are minimized.
6. In accordance with NBMC Section 20.48.210(T)(2), the following findings and facts in
support of the modification of the service station setback standard of thirty (30) feet
from public right-of-ways for vehicle washing facilities are set forth:
Finding:
F. The strict compliance with the standards is not necessary to achieve the purpose
and intent of this section [Section 20.48.210 - Service Stations];
Facts in Support of Finding:
1. The intent of the large thirty (30)-foot setback for vehicle washing facilities is to
locate these facilities toward the rear of a service station to an area that is least
visible from the primary street frontages. However, in this case, the existing
service station property is unique in shape, area and orientation due to the
triangular shape with all three sides along a public right-of-way. As such, this
large setback applies on all three sides, where typically this would only apply on
one frontage, or two frontages in the case of a corner lot.
2. The site constraints create challenges to provide a service station with the
services provided at other service station without providing relief from one of the
street setbacks. The existing service station property across San Joaquin Hills
Road has a similar triangular shape but does not have the free-right-turn-lane at
the rear of the property line and is able to fit a car wash and convenience store.
25
3. The location of the proposed car wash meets the intent of this design setback by
locating the car wash at the rear of the service station approximately one hundred
twenty (120) feet back from the two primary street frontages of Jamboree Road
and San Joaquin Hills Road and behind the convenience store and fueling
pumps. Although located within fifteen (15) feet of the free-right-turn-lane, this
segment of right-of-way is not a typical street and not considered street frontage
for the service station.
Finding:
G. The project possesses compensating design and development features to
achieve the purpose and intent of this section [Section 20.48.210 - Service
Stations];
Facts in Support of Finding:
1. Automated car washes are a common service found at many modern service
stations within the City. The car wash will provide approximately a one hundred
twenty (120)-foot setback to both Jamboree Road and San Joaquin Hills Road.
With the approved encroachment, the car wash will still provide fifteen (15)-feet
to the rear free-right-turn-lane.
2. The proposed car wash is only 10-feet-tall and when you combine the width of
the free-right-turn-lane and the 15-foot setback, the proposed carwash
approximately 44 feet to the Big Canyon community and over 100 feet to the
nearest residence.
3. A noise analysis has been prepared and concluded that the car wash as designed
with two automated doors meets the Community Noise Control limits found in
NBMC Chapter 10.26.
4. A vine will be planted and trained along the car wash wall facing the rear one-
way turn lane and the Big Canyon Planned Community above, so that the mature
growth will provide a green screen similar to the existing hydrogen fuel enclosure
screening wall. It will appear as a natural transition to motorists traveling along
the free-right-turn-lane.
Finding:
H. The overall site plan and architectural design is consistent with the City of
Newport Beach Design Guidelines: Automobile Service Stations and Washing;
Facts in Support of Finding:
1. The architectural style of the existing service station is a very clean, modern,
industrial look with white metal sheathing and simple lines. The convenience
26
store and the service island canopy have consistent materials and architectural
and design elements such as painted metal sheathing. The car wash building will
have the same modern design and colors of the convenience store. A vine will
be planted and trained along the car wash wall facing the rear one-way turn lane
and the Big Canyon Planned Community so that the mature growth will provide
a green screen identical to the existing hydrogen fuel enclosure screening wall.
2. The car wash will be located to the rear of the property with the existing
convenience store and service island canopies effectively screening the car wash
from the intersection of Jamboree Road and San Joaquin Hills Road.
3. The existing trash enclosure is being re-located to be adjacent the entry of the
car wash, painted to match the car wash and convenience store, and includes a
solid roof, which minimizes its visibility to the public.
4. The existing fuel tank vents (“EVR”) will remain within the landscaped area along
San Joaquin Hills Road and are painted to match the structures on-site. New
landscaping will provide additional screening and the vents will remain painted to
blend in with the surrounding site. Glare is minimized from the recessed fixtures
in the fueling station canopy. The exterior lighting throughout the site is concealed
and directed away from adjacent properties to avoid glare and light.
5. Access to the site is provided via four existing driveways, two adjacent to
Jamboree Road and two adjacent to San Joaquin Hills Road. The driveways
provide good on-site circulation. The existing drive aisles are wide and allow easy
maneuverability throughout the site, and provide sufficient on-site space for fuel
delivery trucks so as not to disrupt circulation during deliveries. The design and
location of the proposed car wash at the rear of the property will not interfere with
the service station convenience store and fueling operation. Adequate parking
pursuant to the Zoning Code is maintained for the convenience store. The
queuing area at the entrance of the car wash is adequate for five (5) cars (meeting
the minimum Code requirement). The queuing, entrance/exit locations, and
location of the car wash has been reviewed by the City Traffic Engineer to verify
adequate access and circulation.
6. The existing landscaped area at the corner of the site will be improved with shrubs
and trees, creating a prominent street corner landscape element that the
Guidelines encourage. Landscaping will also be established in front of the
existing storefront. Additional landscaping will be provided throughout the site
especially along the street frontages to meet the minimum landscaping
requirements of the Zoning Code and to enhance the appearance of the overall
site. All planting areas provide the three tier system of grasses and groundcovers,
shrubs and trees, as encouraged by the Guidelines. The landscaping is
conditioned to be completed prior to the final of the building permits. A vine will
be planted and trained along the car wash wall facing the rear free-right-turn-
lane. Additional landscaping including hedges will also be planted along the one-
way street providing additional screening of the new structure.
27
7. New signage is not proposed at this time but a condition of approval is included
in the draft resolution, which requires new signs to comply with the sign
regulations contained in NBMC Section 20.42.080(K)(3) (Service Station Signs).
8. The exterior areas of the property are adequately and not excessively lighted to
provide security on the site.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby recommends approval of
General Plan Amendment No. GP2018-001 attached herein as Exhibit A and Use Permit
No. UP2016-025 to the City Council subject to the conditions set forth in Exhibit B, which
is attached hereto and incorporated by reference.
2. This action shall become final and effective fourteen (14) days following the date this
Resolution was adopted unless within such time an appeal is filed with the City Clerk in
accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach
Municipal Code.
3. This resolution supersedes Planning Commission Resolution No.1929, which upon
vesting of the rights authorized by this Use Permit shall become null and void.
PASSED, APPROVED, AND ADOPTED THIS 13th DAY OF SEPTEMBER, 2018.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________
Peter Zak, Chairman
BY:_________________________
Bill Dunlap, Secretary
28
EXHIBIT “B”
CONDITIONS OF APPROVAL
1. This resolution supersedes Planning Commission Use Permit No. UP2011-028, which
upon vesting of the rights authorized by this application, shall become null and void upon
Use Permit No. UP2016-025 becoming final and effective for the proposed project.
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. The development shall be in substantial conformance with the approved site plan, floor
plans, building elevations, and landscaping plans stamped and dated with the date of this
approval. (Except as modified by applicable conditions of approval).
4. Hours of operations for the service station, including convenience market and car wash,
shall remain 6:00 a.m. to 11:00 p.m., daily.
5. Pursuant to the Noise Mitigation Analysis for the Proposed Jamboree Shell Car Wash City
of Newport Beach, California prepared by Landrum and Brown on November 29, 2016,
the car wash design must meet all of the design measures for the specifications of a RYKO
Soft Gloss MAXX on page 8 of the analysis including the location of the equipment and
automated doors.
6. The car wash shall meet the City’s Community Noise Control limits at all times.
7. The wall of the car wash structure facing the free-right-turn-lane shall be planted with the
vines from the approved landscape plan. At mature growth these vines shall provide a
screen of the car wash wall from the free-right-turn-lane and from Big Canyon Planned
Community.
8. One vacuuming station is permitted at the location on the approved plans as analyzed in
the Memorandum from Landrum and Brown dated August 9, 2018. The approved location
is south of the convenience store, facing the intersection of Jamboree and San Joaquin
Hills Road adjacent the parking area. Any change to this location shall require approval by
the Planning Division and an addendum to the Memorandum and additional noise analysis
to confirm compliance with the Community Noise Control.
9. The EVR shall remain screened and painted to blend in with the landscaping and existing
structures on-site.
10.This Use Permit and Variance may be modified or revoked by the City Council or the
Planning Commission should they determine that the proposed uses or conditions under
which it is being operated or maintained is detrimental to the public health, welfare or
29
materially injurious to property or improvements in the vicinity or if the property is operated
or maintained so as to constitute a public nuisance.
11.The applicant is required to obtain all applicable permits from the City Building and Fire
Departments. The construction plans must comply with the most recent, City-adopted
version of the California Building Code. The construction plans must meet all applicable
State Disabilities Access requirements. Approval from the Orange County Health
Department is required prior to the issuance of a building permit.
12.Any change in operational characteristics, hours of operation, expansion in area, or other
modification to the approved plans, shall require an amendment to this Use Permit or the
processing of a new Use Permit.
13.The applicant shall comply with all federal, state, and local laws. Material violation of any
of those laws in connection with the use may be cause for revocation of this Use Permit.
14.This approval was based on the particulars of the individual case and does not in and of
itself or in combination with other approvals in the vicinity or Citywide constitute a precedent
for future approvals or decisions.
15.Use Permit No. UP2016-025 shall expire unless exercised within twenty four (24) months
from the date of approval as specified in NBMC Section 20.54.60, unless an extension is
otherwise granted.
16.Should this business be sold or otherwise come under different ownership, any future
owners or assignees shall be notified in writing of the conditions of this approval by the
current owner or leasing company.
17.If queuing for the car wash exceeds more than five vehicles, all other vehicles shall be
diverted to not impact internal circulation.
18.Exterior light sources shall be shielded from view and directed away from adjacent
properties in compliance with NBMC Section 20.30.070 (Outdoor Lighting). Luminaries
shall be of a low-level, indirect diffused type and shall not exceed a height of 20 feet above
the existing grade.
19.New signs or changes to existing signs shall comply with sign regulations required in
Zoning Code Section 20.42.080.K.3 (Service Station Signs), as well as City Standard
110-L to ensure adequate site distance.
20.Prior to permit issuance, the plant palette of the new landscaping shall be reviewed and
approved by the Municipal Operations Division and the Planning Division.
21.The project shall comply with Chapter 14.17 (Water Efficient Landscaping) of the NBMC,
if applicable. The Planning and Building Divisions shall approve the final landscape
planting and sprinkler irrigation plans and specifications before issuance of a building
permit.
30
22.All landscape materials, landscaped areas, and irrigation systems shall be installed and
maintained in accordance with the approved landscape plan and Zoning Code Section
20.48.210(N). All landscaped areas shall be maintained in a healthy and growing condition
and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas
shall be kept free of weeds and debris. All irrigation systems shall be kept operable,
including adjustments, replacements, repairs, and cleaning as part of regular maintenance.
23.All landscaping shall be planted pursuant to the approved landscape plan. Any changes
shall be reviewed and approved by the Planning Division.
24.Prior to the final of building permits, the applicant shall schedule an inspection by the
Planning Division to confirm that all landscaping was installed in accordance with the
approved plan.
25.Reclaimed water shall be used whenever available, assuming it is economically feasible.
26.New landscaping shall incorporate drought-tolerant plant materials and drip irrigation
systems where possible.
27.Watering shall be done during the early morning or evening hours (between 4:00 p.m. and
9:00 a.m.) to minimize evaporation the following morning.
ALCOHOL SALES
28.A Special Events Permit is required for any event or promotional activity outside the normal
operational characteristics of the approved use, as conditioned, or that would attract large
crowds, include any form of on-site media broadcast, or any other activities as specified in
the NBMC to require such permits.
29.All exits shall remain free of obstructions and available for ingress and egress at all times.
30.All owners, managers, and employees selling alcoholic beverages shall undergo and
successfully complete a certified training program in responsible methods and skills for
selling alcoholic beverages. The certified program must meet the standards of the
California Coordinating Council on Responsible Beverage Service or other
certifying/licensing body, which the State may designate. The establishment shall comply
with the requirements of this section within 180 days of the issuance of the certificate of
occupancy. Records of each owner’s, manager’s and employee’s successful completion
of the required certified training program shall be maintained on the premises and shall be
presented upon request by a representative of the City of Newport Beach.
31.No alcoholic beverages shall be sold between the hours of 11:00 p.m. and 6:00 a.m.
32.There shall be no exterior advertising or signs of any kind or type, including advertising
directed to the exterior from within, promoting or indicating the availability of alcoholic
31
beverages. Interior displays of alcoholic beverages or signs that are clearly visible to the
exterior shall constitute a violation of this condition.
33.The displays, shelving, etc. shall be positioned in such a way that the clerk can be seen
from outside of the building.
34.The applicant shall post and maintain a professional quality sign facing the premise’s
parking lot(s) that reads as follows:
NO LOITERING, NO LITTERING
NO DRINKING OF ALCHOLIC BEVERAGES
VIOLATORS ARE SUBJECT TO ARREST
The sign shall be at least two feet square with two inch block lettering. The sign shall
be printed in English and Spanish.
35.No alcoholic beverages shall be consumed on any property adjacent to the licensed
premises under the control of the license.
36.Beer, malt beverages, and wine coolers in containers of sixteen (16) ounces or less shall
not be sold by single container, but must be sold in manufacturer pre-packaged multi-unit
quantities.
37.Wine shall not be sold in bottles or containers smaller than seven hundred fifty (750)
milliliters.
38.No person under the age of twenty-one (21) shall sell alcoholic beverages. Alcohol
beverages shall not be delivered from premises.
39.The owner shall be responsible for maintaining the area adjacent to the premises over
which they have control free of litter at all times.
VEHICLE USES
40.Fuel delivery trucks shall not obstruct the public right of way during delivery or any other
time. Fuel delivery trucks shall not access the site during peak traffic periods (8:00 a.m. to
10:00 a.m. and 4:00 p.m. to 6:00 p.m.).
BUILDING
41.Plans must illustrate compliance with Section 11B 202.4 California Building Code and
Chapter 11B for new construction.
42.Plans must indicate sand and oil interception construction requirements.
43.Full access compliance is required throughout the project building. See CBC Chapter 11
for specific requirements.
32
CONTRUCTION
44.A list of “good house-keeping” practices shall be conducted to minimize the likelihood that
pollutants will be used, stored or spilled on the site that could impair water quality. These
may include frequent parking area vacuum truck sweeping, removal of wastes or spills,
limited use of harmful fertilizers or pesticides, and the diversion of storm water away from
potential sources of pollution (e.g., trash receptacles and parking structures).
ENVIRONMENTAL
45.Prior to the issuance of grading or building permits, the applicant shall submit written
documentation from the Orange County Department of Environmental Health, the Certified
Unified Program Agency (“CUPA”) for Orange County, verifying that the project site is in
compliance with all applicable Underground Storage Tank (“UST”) requirements, that the
project site has passed any applicable UST site pollution testing and that the repair,
maintenance and removal of any existing USTs is being performed in accordance with
CUPA regulations and policies.
46.To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of the Jamboree Shell Service Station Car Wash project including, but not limited
to, General Plan Amendment No. GP2018-001and Use Permit No. UP2016-025 (PA2016-
093) and the determination that the project is exempt under the requirements of the
California Environmental Quality Act. This indemnification shall include, but not be limited
to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other
expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such
proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees,
and damages which City incurs in enforcing the indemnification provisions set forth in this
condition. The applicant shall pay to the City upon demand any amount owed to the City
pursuant to the indemnification requirements prescribed in this condition.
33
INTENTIONALLY BLANK PAGE34
Attachment No. PC 2
Use Permit No. UP2011-028
35
INTENTIONALLY BLANK PAGE36
37
38
39
40
41
42
43
44
45
46
Attachment No. PC 3
20.48.210 –Table 1 Service Station
Design and Development Standards &
Table 2 Landscaping Standards
47
INTENTIONALLY BLANK PAGE48
TABLE 1: SERVICE STATION DESIGN AND DEVELOPMENT STANDARDS
REQUIREMENT PROPOSED PROJECT
Location All service station sites shall front on streets
designated as major, primary or secondary on
the City Master Plan of Streets and Highways
unless the sites are part of or in conjunction with
developments such as shopping centers in
residential areas.
Complies.
The location of the existing service station will
remain the same. Jamboree Road and San
Joaquin Hills Road are classified as “major”
streets per the City Master Plan of Streets and
Highways (Circulation Element).
Minimum
Land Area
The minimum land area for service stations shall
be 1,500 square feet of land area for each
fueling space, 1,000 square feet for each service
bay or washing bay, and 3.33 square feet for
each square foot of gross floor area used for
retail and/or food and beverage sales.
Complies.
16 fueling space
x 1,500 sq ft =24,000 sq ft
1 washing bay
x 1,000 sq.ft. = 1,000 sq. ft.
Convenience store gross
floor area –1,366 sq. ft.
x 3.33 sq ft = 4,549 sq. ft.
Total Minimum Land Area
Required = 29,549 sq ft
Existing Land Area of Site 49,984 sq ft
Required
Setbacks
Structure Interior Abutting
a Public
Right-
of-Way
Abutting
an Alley
Service
islands
20 ft 20 ft 20 ft
Canopies 5 ft 5 ft 5 ft
Air and
water
dispensers
10 ft 10 ft 10 ft
Automobile
washing,
maintenance
and repair
18 ft 30 ft 30 ft
Retail and
office
0 ft 15 ft 10 ft
Complies.
The location of the existing service station
canopies, service islands, building, retail and
office areas, and air and water dispensers
comply with the required setbacks.
Pursuant to Zoning Code Section 20.48.20.T.2.,
the review authority may modify or waive any of
the design and development standards for
service stations upon making required findings.
The findings are discussed in the staff report and
support the car wash location at 15 feet from the
rear free-right-turn lane. The car wash maintains
all other required setbacks (30-feet from
Jamboree Road and 30-feet from San Joaquin
Hills Road).
Parking Pursuant to Section 20.40.030 (Requirements for
Off-Street Parking): number of parking spaces
required is based on the land uses located on
the site.
-Service stations with convenience markets
require one space per 200 square feet of gross
floor area.
-Automobile washing requires a queue for 5 cars
per washing station.
Complies.
Convenience market
gross floor area = 1,366 sq. ft.
parking spaces required = 7
Total spaces provided = 27
*including storage in calc to show parking if
convenience store is expanded in the future
Car wash
Provides a queue for 5 cars.
Utilities All utilities shall be installed underground within
the exterior property lines of the site.
Complies.
The existing utilities shall remain in place. There
are no new utilities proposed.
49
REQUIREMENT PROPOSED PROJECT
Access -Driveways shall be so designed and located as
to ensure a safe and efficient movement of traffic
on and off the site to and from the lane of traffic
nearest the curb. All driveways shall be located
and constructed according to the City of Newport
Beach Driveway Approach Policy.
-Driveways for service stations which are
developed as part of or in conjunction with
adjacent uses shall be located as part of the total
circulation element of such adjacent uses.
-On-site driveways all should be a minimum of
25 feet for two-way traffic or 18 feet for one way
circulation.
-On-site queuing lanes shall be provided.
Queuing lanes shall not interfere with access to
required parking spaces.
Complies.
The location of the existing driveways along
Jamboree and San Joaquin Hills Road will be
unchanged and comply with City standards. On-
site circulation for the existing service station and
the proposed queuing lanes have been reviewed
and approved by the Public Works Department.
Drainage and
Pollution
Control
All drainage to the street shall be by under-
ground structures to avoid drainage across City
walks or drive aprons. In addition, service
stations shall incorporate pollution control best
management practices (BMPs) designed to
prevent or minimize runoff of oil and grease,
solvents, car battery acid, coolant, gasoline, and
other pollutants into the storm water system. The
Public Works director shall approve drainage
and pollution control methods, if appropriate.
Complies.
A condition of approval has been included which
will require good housekeeping practices in the
long-term post construction operation.
Site and
Architectural
Design
The site plan and architecture of the service
station shall provide an attractive appearance
that is compatible with and complimentary to the
community and surrounding land uses and
development and that is consistent with the City
of Newport Beach Design Guidelines:
Automobile Service Stations and Washing (See
discussion below)..
Complies.
The proposed project has been designed to be
compatible with the surrounding development.
The project involves aesthetic improvements
with updated landscaping to improve the overall
appearance of the site.
Landscaping See Landscaping Development Standards
Table 2 and discussion below for specific
landscaping requirements.
Perimeter
Walls
Service station sites shall be separated from
abutting residentially-zoned property or property
used for residential purposes by 6 foot high
masonry or concrete wall utilizing materials
similar in color, module and texture to those
utilized in the building. Such walls shall be
reduced to 3 feet in height within adjacent street
setback areas.Such walls need not be installed
when building walls or other acceptable walls
already exist on such property lines
Not Applicable.
The subject property does not abut a
residentially zoned property. A public right-of-
way and hillside separate the subject property
and residentially zoned properties.
Refuse
Storage Areas
Refuse storage areas shall be enclosed by walls
and integrated with the design of the service
station in compliance with Section 20.30.120
(Solid Waste Recycling and Storage).
Complies.
The relocated trash enclosure is in compliance.
Lighting Exterior light sources shall be shielded from view
and directed away from adjacent properties in
compliance with Section 20.30.070 (Outdoor
Lighting). Luminaries shall be of a low level,
indirect diffused type and shall not exceed a
height of 20 feet above existing grade.
Complies.
Existing on-site lighting complies with these
requirements and there are no proposed
changes.
50
REQUIREMENT PROPOSED PROJECT
Rest Rooms One men's rest room and one women's rest
room shall be provided during business hours for
use by service station customers. Rest rooms
with exterior entrances shall be located so the
entrances are in clear view of the station’s
service area, cashier station, or office.
Complies.
The proposed plan includes a men’s and
women’s restroom which is consistent with the
design of the service station as approved by the
original use permit.
Fuel Tank
Vents
Fuel tank vents shall be located at the rear of the
property or other inconspicuous location and
shall be screened from public view.
Complies.
The existing fuel tank vents (EVR) are located
within the landscaped area next to the pole sign
along San Joaquin Hills Road and is painted to
match the structures on-site. A condition of
approval is included which requires that the
vents be screened and painted to blend in with
the structures on-site. Additional landscaping
added to this area will also help screen the
vents.
51
TABLE 2: LANDSCAPING STANDARDS
REQUIREMENT PROPOSED PROJECT
Area Required:
-A minimum of 15 percent of the site shall be
landscaped with plant materials designed to provide
beautification and screening.
Complies.
Site = 49, 984 sq ft x 15% = 7,498 sq ft
Landscaping provided on-site = 18,855 sq ft (38%)
- A minimum 5 foot-wide (inside dimension)
planting areas between driveway approaches.
Complies.
The landscaped areas are a minimum 10’ wide.
- A minimum of 150 square foot landscaped
area provided at the intersection of two property lines
at a street corner. Landscape materials shall not
exceed a height of 36 inches.
Complies.
The existing landscaped area at the intersection of
Jamboree Road and San Joaquin Hills Road is a
separate parcel owned by the Irvine Company. It
is not expected that the ownership of the parcel
will change in the future.There is a monument
sign identifying Fashion Island and mature trees
on the parcel. It meets the minimum 150 square
foot requirement.
- A minimum 5 foot-wide (inside dimension)
planting area along interior property lines, except
where openings are needed to facilitate vehicular
circulation to adjacent properties.
Complies.
The landscaped areas are a minimum 10’ wide.
Area Required:
- A minimum of 30 percent of the required landscaping
shall be provided within 20 feet of the street property
lines.
Complies.
Landscaped area required = 7,498 sq ft
Within 20’ of street property lines
Required= 2,250 sq ft (7,498 sq ft x 30%)
Provided = 18,855 almost all is within this area.
Quantity of Materials:
Landscaped areas adjacent to street property lines shall be
planted with a minimum of 1 tree and 3 shrubs per every 25
linear feet of street frontage. Landscaped areas adjacent to
interior property lines shall be planted with a minimum of 1 tree
and 3 shrubs per every 30 linear feet. These calculations
establish the minimum number of required trees and shrubs and
are not meant to imply linear or equal spacing. Required trees
shall be 24-inch box size, or larger. Required shrubs shall have
a minimum mature growth height of 18 inches and shall be a
minimum of 5-gallon in size upon installation.
Complies.
Lineal feet of street frontage:
San Joaquin Hills –263’
Jamboree Road -265’
Rear street frontage –460’
San Joaquin Hills:
trees (263’/25’) = 11 –provided 11
shrubs (263’/25’ x 3) = 32 –provided 55
Jamboree:
trees (265’/25’) = 11 –provided 12
shrubs (265’/25’ x 3) = 32 –62
Rear Street frontage:
trees (460’/25’) = 19 –provided 20
shrubs (460’/25’ x 3) = 55 –provided 65
Quality of Materials:
Plant materials shall be chosen for their screening qualities,
beauty and durability. Plantings shall include a mixture of trees,
shrubs and groundcovers. All plant materials shall conform to or
exceed the plant quality standards of the latest edition of
American Standard for Nursery Stock published by the
American Association of Nurserymen, or the equivalent.
Complies.
A condition of approval is included to require that
the final design will be reviewed by Municipal
Operations prior to the issuance of building
permits.
Street Trees:
City parkway areas shall be provided with groundcover and
street trees as per City standards
Complies:
Existing City trees adjacent to Jamboree Road
and San Joaquin Hills Road will remain in place.
52
Barriers:
Planting areas adjacent to vehicular activity shall be protected
by a continuous concrete curb or similar permanent barrier .
Complies.
Curb provided. Compliance with this requirement
will be verified during plan check and field
inspections.
Sight Distances:
Landscaping shall be located so as not to impede vehicular
sight distance in compliance with Section 20.30.130 (Traffic
Safety Visibility Area) and to the satisfaction of the Public Works
Director
Complies.
Per plans submitted, new landscaping will be
located adjacent the car wash and will not impede
vehicular sight distance.
Irrigation:
All planting areas shall be provided with a permanent
underground automatic sprinkler irrigation system of a design
suitable for the type and arrangement of the plant materials
selected.
Complies.
Irrigation system plan and plantings will be
reviewed by the Municipal Operations Department
prior to the issuance of building permits.
Required Plans:
The Director shall approve landscape planting and sprinkler
irrigation plans and specifications before issuance of a building
permit, if appropriate.
Complies.
Standard included in the proposed conditions of
approval.
REQUIREMENT PROPOSED PROJECT
Maintenance of Landscaping:
a. Landscape materials and landscaped areas shall be
maintained in compliance with the approved landscape
plan.
b.Landscaped areas shall be maintained in a healthy
and growing condition and shall receive regular
pruning, fertilizing, mowing and trimming.
c. Landscaped areas shall be kept free of weeds and
debris.
d.Irrigation systems shall be kept operable, including
adjustments, replacements, repairs, and cleaning as
part of regular maintenance.
Complies.
Conditions of approval are included to ensure
compliance with these requirements.
53
INTENTIONALLY BLANK PAGE54
Attachment No. PC 4
City of Newport Beach Design
Guidelines: Automobile Service Stations
and Washing (Guidelines)
55
INTENTIONALLY BLANK PAGE56
City of Newport BeachDesign Guidelines 57
City of Newport Beach Design Guidelines Table of Contents I. Introduction and Purpose II. Design Guidelines A. General 1. Site Relationships 2. Landscape Design 3. Off-Street Parking Design B. Residential C. Commercial D. Signs E. Additional Design Guidelines for Special Development Types 1. Automobile Service Stations and Washing F. Additional Design Guidelines for Special Districts and Sites 58
I. Introduction and Purpose The Design Guidelines are intended to provide design criteria for architects, engineers, builders, developers and landscape architects during the planning and conceptual development stages of their projects. These guidelines also provide a basis for those individuals or bodies having discretionary authority to review and evaluate the design of these projects. These guidelines are not intended to restrict creativity, variety, innovation or imagination, but rather to assist the designer in achieving a quality design which will enhance the proposed development and the City, and be compatible with adjacent development and land uses. These guidelines are not regulatory, but rather advisory on the part of the City’s approval authority. They shall be used to evaluate a project’s consistency with City policies, particularly those relating to visual quality, community character, and the protection of adjacent development and land uses. Furthermore, should any conflict exist between these guidelines and codified development regulations, the development regulations shall prevail. 59
Additional Design Guidelines for Special Development Types Automobile Service Stations and Washing See Chapter 20.80 of the City of Newport Beach Zoning Code for land use and property development regulations. In addition to the design guidelines contained herein, the service station design shall be consistent with any design criteria or guidelines adopted by the City Council for the commercial district within which the service station is located, if any. Site Design The site design for projects located at street corners should provide some structural or strong design element to anchor the corner. This can be accomplished using a built element or with strong landscaping features. In areas developed with a strong street presence, service stations should be oriented adjacent to the sidewalk, placing any service bay door and car wash openings on the rear of the structure facing away from public streets. Bay door and car wash openings should also be oriented away from any adjacent noise Place driveways as far from intersections as possibleBuilding placememonument sign, landscaping anccornerRECOMMENDEDNOT RECOMMENDEDOne driveway approper frontageDriveway approclose to interseMultiple driveway approachesStructure setbackaway from streets60
sensitive uses. 61
Site Design (Continued) Where possible, construct smaller, separate service islands/canopies, rather than a single large one. Service bay doors and car wash openings should be oriented so as to reduce visibility from public streets. The site design should also address potential visual and noise impacts to adjacent land uses. Architectural Design i Site specific architectural design is strongly encouraged. Rather than adapting a standard design to the site, the City strongly encourages floor plans and elevations that are unique to the community and are not a corporate or franchise design that is indistinguishable from those found elsewhere in the region. i Building architecture should be designed to provide an attractive appearance that is compatible with and complimentary to the surrounding area. All architectural details should be related to an overall architectural theme. 62
All buildings and structures on the site should have consistent materials and architectural and design elements to provide a cohesive project site. Conflicting materials and architectural and design elements within the site or on a building are strongly discouraged. Service stations should incorporate facade material to produce texture and to provide interest. Such materials include, but are not limited to, split face block, brick, slumpstone, granite, marble, clapboard, textured block or stucco. Reflective, glossy, and fluorescent surfaces are discouraged. Structures, including service island canopies, should incorporate full roof treatments with a low to moderate pitch and/or a varied parapet height. Variations in roof lines and heights should be provided where feasible. Flat roofs should be avoided unless it is a characteristic of a specific architectural style. Clay tile, concrete tile, wood shake, wood shingles, slate or a similar grade of roofing material should be used on all visible pitched roofs. Metal roofs should be avoided unless it is a characteristic of a specific architectural style. All service bays should be provided with roll-up (or similar) doors with all operating mechanisms located in the interior of the structure. Site and Architectural Design Details All accessory buildings and structures should incorporate materials and architectural and design elements consistent with the principal building. Exterior storage and trash should be sited to be least visible from public view. Screening should consist of masonry walls with solid wood or metal doors. Exterior storage and trash should provide a screening trellis cover when visible from above (including upper floors) from adjacent properties. 63
Tall (10 feet or higher) tank vents should be completely screened or incorporated into the building architecture. Any roof top mechanical equipment should be screened from view. Site and Architectural Design Details (Continued) Any structures used for housing air and water dispensers and similar fixed equipment should incorporate the architectural detail and design elements of the principal structure. Long expanses of wall surfaces should be architecturally treated to prevent monotony. Extensive expanses of pavement should be avoided. The amount of unrelieved pavement area on the site should be limited through the use of landscaping, contrasting colors and banding or pathways of alternate paver material. Canopies should not be internally illuminated. Light fixtures should be recessed into the canopy and no glare should be visible from the fixture. 64
Exterior lighting should be designed to avoid glare and direct light away from adjacent properties. Exterior lighting sources should be concealed so that it is not visible from adjacent properties.65
Access and Circulation The on-site circulation pattern should include adequate driving space to maneuver vehicles around cars parked at the pumps. Fuel storage areas should be sited to insure that delivery trucks do not obstruct the public right-of-way during delivery. Driveway approaches should be limited to one per street for corner locations, or two per street for mid-block locations. Driveway approaches should be placed as far from intersections as possible. Driveway approaches on the same street should be placed a minimum of 25 feet apart. Landscaping All plant materials should be of sufficient size so that the landscaping has an attractive appearance at the time of installation and a mature appearance within three years of planting. Landscaping should be used to enhance architectural and design elements, break up large paving areas, buffer adjacent land uses and to screen undesirable features from public view. Where possible, landscape areas should provide a three tier system of grasses and groundcovers, shrubs, and trees. The use of landscaped berms and/or low screening walls adjacent to sidewalks is encouraged. 66
Signs All freestanding signs should incorporate materials and architectural and design elements consistent with the overall design of the project. Monument signs are the preferred type of freestanding sign. Backlit individually cut letter and internally illuminated channel letter wall signs are preferable to can wall signs. Multiple uses on the same site are encouraged to share space on freestanding signs, rather than provide individual signs. Fuel price signs should be incorporated into project s principal identification sign. The size and number of temporary and minor signs should be limited. Temporary and minor signs should be incorporated into the design of the 67
principal building and the service islands. 68
Crime Prevention The site plan and floor plan should incorporate crime preventive design features. Such features may include, but are not limited to, openness to surveillance and control of the premises, the perimeter, and surrounding properties; reduction of opportunities for congregating and obstructing public ways and neighboring property; illumination of exterior areas; and limiting furnishings and features that encourage loitering and nuisance behavior. 69
INTENTIONALLY BLANK PAGE70
Attachment No. PC 5
Noise Study
71
INTENTIONALLY BLANK PAGE72
Noise Mitigation Analysis for
The Proposed Jamboree Shell Car Wash
City of Newport Beach, California
Project #570301-0100-B
August 28, 2018
Prepared For:
R&MPacific Rim
14251 Firestone Boulevard, Suite 210
La Mirada, CA 90638
Prepared By:
Ted Lindberg, INCE Bd. Cert.
Mike Holritz, INCE
Landrum & Brown
19700 Fairchild Road, Suite 230
Irvine, CA 92612
949-349-0671
73
NOISE MITIGATION ANALYSIS FOR
THE PROPOSED JAMBOREE SHELL CAR WASH
CITY OF NEWPORT BEACH
1.0 INTRODUCTION
A car wash is being proposed for the existing Shell gas station at the corner of Jamboree Road
and San Joaquin Hills Road. The car wash will be “self-serve” and is planned to be open 24
hours per day. The purpose of this report is to determine whether the noise levels from the
proposed car wash will be consistent with the Noise Ordinance adopted by the City of Newport
Beach. The project calls for the addition of a tunnel-type car wash. The developer is planning to
design and construct this car wash very similar to an existing Arco car wash facility located in
the City of San Diego using the same Ryko Soft Gloss Maxx system. This report presents the
results of car wash noise measurements at the existing San Diego car wash, and determines
whether that design is acceptable for the Jamboree Shell site in Newport Beach.
The car wash will be located in the City of Newport Beach, as shown in Exhibit 1. The site plan
is shown in Exhibit 2. The nearest residences are located to the east (Big Canyon) and to the
south (Villas at Fashion Island). Other residential areas are located much farther from the
facility. The potential noise impacts on these residential areas are addressed in this report, and
required mitigation measures are identified.
2.0 BACKGROUND INFORMATION ON NOISE
Sound is technically described in terms of the loudness (amplitude) of the sound and frequency
(pitch) of the sound. The standard unit of measurement of the loudness of sound is the decibel
(dB). Decibels are based on the logarithmic scale. The logarithmic scale compresses the wide
range in sound pressure levels to a more usable range of numbers in a manner similar to the
Richter scale used to measure earthquakes. In terms of human response to noise, a sound 10 dB
higher than another is judged to be twice as loud; and 20 dB higher four times as loud; and so
forth. Everyday sounds normally range from 30 dB (very quiet) to 100 dB (very loud).
Since the human ear is not equally sensitive to sound at all frequencies, a special frequency-
dependent rating scale has been devised to relate noise to human sensitivity. The A-weighted
decibel scale performs this compensation by discriminating against frequencies in a manner
approximating the sensitivity of the human ear. Community noise levels are measured in terms
of the “A-weighted decibel” abbreviated dBA. Exhibit 3 provides examples of various noises
and their typical A-weighted noise level.
Two commonly used metrics to describe fluctuating noise levels are Leq and Lmax. These
metrics are described below. The noise level limits set forth in the City’s Noise Ordinance are
specified in terms of these metrics.
74
N
Exhibit 1
Vicinity Map
P
a
r
k
N
e
w
p
o
r
t Jamboree Rd.
Ford
R
d
.
S
a
n
J
o
a
q
u
i
n
H
i
l
l
s
R
d
.
F
a
s
h
i
o
n
I
s
l
a
n
d
S
a
n
t
a
Arch
Bay
Dr.Barba
ra
Project Location
75
N JamboreeRoadSa
n
J
o
a
q
u
i
n
H
i
l
l
s
R
o
a
d
Exhibit 2
Site Plan76
Exhibit 3
Typical A-Weighted Sound Levels
Outdoor Indoor0dBA
20
40
60
80
100
120
140
threshold of hearing (0 dBA)
whisperingat5feet(20dBA)
quiet residential area (40 dBA)
refrigerator (50 dBA)
rustling of leaves (20 dBA)
sewing machine (60 dBA)
normal conversation (60 to 65 dBA)
air-conditioner at 100 feet (60 dBA)
car at 25 feet at 65 mph (77 dBA) living room music or TV (70 -75 dBA)
diesel truck at 50 feet at 40 mph (84 dBA)
propeller airplane flyover at 1000 feet (88 dBA)
motorcycle at 25 feet (90 dBA)
lawnmower (96 dBA)
garbage disposal (80 dBA)
vacuum cleaner (60-85 dBA)
snowmobile (100 dBA)
rock concert (110 dBA)
car horn (110 dBA)
ringing telephone (80 dBA)
baby crying on shoulder (110 dBA)
ambulance siren (120 dBA)
stock car races (130 dBA)
dishwasher (55-70 dBA)
shouted conversation (90 dBA)
jackhammer (130 dBA)
leaf blower (110 dBA)
backhoe at 50 feet (75-95 dBA)
pile driver at 50 feet (90-105 dBA)
Sources: League for the Hard Of Hearing, www.lhh.org
Handbook of Noise Control, McGraw Hill, Edited by Cyril Harris, 1979
Measurements by Landrum & Brown
77
Leq is the sound level corresponding to a steady-state sound level that would contain the
same total energy as the time-varying signal over a given sample period. Leq is the
“energy” average noise level during the time period of the sample. It is the energy
average of all the events and background noise levels that occur during that time period.
Lmax is the loudest sound level measured during the time period of the sample.
Sound levels decrease as a function of distance from the source as a result of wave divergence,
atmospheric absorption and ground attenuation. As the sound wave travels away from the
source, the sound energy is dispersed over a greater area, thereby dispersing the sound power of
the wave. Intervening topography or sound walls can also have a substantial effect on the
effective perceived noise levels.
Noise has been defined as unwanted sound and it is known to have several adverse effects on
people. From these known effects of noise, criteria have been established to help protect the
public health and safety and prevent disruption of certain human activities. These criteria are
based on such known impacts of noise on people as hearing loss, speech interference, sleep
interference, physiological responses and annoyance. Each of these potential noise impacts on
people are briefly discussed in the following narratives:
HEARING LOSS is not a concern in community noise situations of this type. The
potential for noise induced hearing loss is more commonly associated with occupational
noise exposures in heavy industry or very noisy work environments. Noise levels in
neighborhoods, even in very noisy airport environs, are not sufficiently loud to cause
hearing loss.
SPEECH INTERFERENCE is one of the primary concerns in environmental noise
problems. Normal conversational speech is in the range of 60 to 65 dBA, and any noise
in this range or louder may interfere with speech. There are specific methods of
describing speech interference as a function of distance between speaker and listener and
voice level.
SLEEP INTERFERENCE is a major noise concern for traffic noise. Sleep disturbance
studies have identified interior noise levels that have the potential to cause sleep
disturbance. Note that sleep disturbance does not necessarily mean awakening from
sleep, but can refer to altering the pattern and stages of sleep.
78
PHYSIOLOGICAL RESPONSES are those measurable effects of noise on people that
are realized as changes in pulse rate, blood pressure, etc. While such effects can be
induced and observed, the extent is not known to which these physiological responses
cause harm or are signs of harm.
ANNOYANCE is the most difficult of all noise responses to describe. Annoyance is a
very individual characteristic and can vary widely from person to person. What one
person considers tolerable can be quite unbearable to another of equal hearing capability.
3.0 NEWPORT BEACH NOISE ORDINANCE CRITERIA
Noise ordinances are designed to protect adjacent noise-sensitive land uses from non-
transportation related noise sources operating on private property (e.g., manufacturing facilities,
music, and mechanical equipment). Many communities have developed noise ordinances to
control these types of non-transportation related noise.
The criteria contained in the City’s Noise Ordinance (Municipal Code Chapter 10.26) are
consistent with the recommendations set forth by the State Department of Health Services, and
also consistent with noise ordinances currently adopted by many communities. These criteria are
given in terms of allowable noise levels for a given period of time at the affected property.
Higher noise levels are permitted during the day (7 a.m. to 10 p.m.) than at night (10 p.m. to 7
a.m.). The City of Newport Beach Noise Ordinance levels are contained in Table 1, and they
show the acceptable levels at outdoor residential land uses during each time period. The
residential standards would apply to all receptor locations addressed in this report. The Leq
standards refer to the average noise level measured during a fifteen-minute period. The Lmax
criterion applies to the highest noise level reached during the fifteen-minute period. If the
ambient noise is louder than the Noise Ordinance limits, then the maximum allowable noise level
under that category shall be increased to reflect the maximum ambient noise level.
79
Table 1
CITY OF NEWPORT BEACH
EXTERIOR NOISE ORDINANCE CRITERIA
__________________________________________________________________________
NOISE LEVEL
NOT TO BE EXCEEDED
NOISE Daytime Nighttime
LAND USE METRIC 7 a.m. to 10 p.m. 10 p.m. to 7 a.m.
__________________________________________________________________________
Residential Leq (15-minute) 55 dBA 50 dBA
Residential Lmax 75 dBA 70 dBA
__________________________________________________________________________
As the car wash is expected to operate 24 hours a day, the projected noise levels are compared to
both the daytime and the nighttime criteria. Previous measurements have shown that for this
type of noise source, the Leq levels, and not the Lmax levels, are the critical metric. In the
remaining text, compliance with the daytime and nighttime Leq criteria in the Noise Ordinance is
the primary focus.
The indoor noise standards are 10 dB more stringent than the outdoor noise standards. Since
residential buildings can be expected to provide at least 20 dB of outdoor-to-indoor noise
reduction, compliance with the exterior noise standards will also result in compliance with the
indoor noise standards.
4.0 AMBIENT NOISE LEVELS
The noise standards can be adjusted for loud ambient conditions. The ordinance states that if the
ambient conditions are louder than the ordinance limits, then the ambient conditions become the
critical limits. In other words, when the ambient noise is louder than the Noise Ordinance limits,
then the noise generated by the source cannot exceed the ambient conditions.
The ambient noise levels at the two properties nearest the proposed project site were measured
for 20 minutes during the daytime hours and for 20 minutes during the nighttime period. The
measurements were performed on October 27 and November 17, 2016. The measurement sites
are shown in Exhibit 4. During the measurements, local traffic, aircraft overflights, and vehicle
passes were the primary noise sources.
80
NExhibit 4
Ambient Measurement Locations
22
11
81
The sound level meter used for the measurements was a Brüel and Kjær Model 2236 sound level
meter. This meter conforms to American National Standards Institute (ANSI) Type 1
specifications. The meter is laboratory calibrated and certified annually with calibration
traceable to the National Institute of Standards and Technology (NIST). The meter was field
calibrated before and after the measurement period using a Brüel and Kjær Model 4231
acoustical calibrator. The acoustical calibrator is also certified annually with calibration
traceable to the NIST. Per the requirements of the City’s Noise Ordinance, the sound level meter
was set to record A-weighted sound levels with slow response.
The results of the ambient noise measurements are presented below in Table 2.
Table 2
AMBIENT NOISE MEASUREMENT RESULTS
_____________________________________________________________________
SITE PERIOD Lmin LEQ Lmax
_____________________________________________________________________
1 Big Canyon, October 27, 2016
2:08 to 2:28 p.m. 48.6 58.3 67.1
10:13 to 10:33 p.m. 44.6 52.7 59.4
2 Villas at Fashion Island, November 17, 2016
12:54 to 1:14 p.m. 52.2 66.1 75.4
10:27 to 10:47 p.m. 48.8 61.0 76.7
_____________________________________________________________________
The results of the noise measurements indicate that the ambient Leq noise levels are above the
Noise Ordinance limits, and therefore, adjustment to the criteria is warranted. The applicable
noise level limit for each adjacent area (for daytime and nighttime periods) is shown below in
Table 3.
82
Table 3
APPLICABLE NOISE LEVEL LIMITS (dBA LEQ)
_____________________________________________________________________________
Noise
Land Limit
SITE LOCATION Use Period (Leq) Limitation
_____________________________________________________________________________
1 Big Canyon Residential Daytime 58.3 Measured Ambient
Nighttime 52.7 Measured Ambient
2 Villas at Fashion Island Residential Daytime 66.1 Measured Ambient
Nighttime 61.0 Measured Ambient
_____________________________________________________________________________
5.0 PROJECTED CAR WASH NOISE LEVELS
The projected noise levels from the planned Jamboree Shell car wash are based on the measured
noise levels at the existing Arco car wash facility at 3170 Carmel Valley Road in San Diego.
The Arco facility uses a Ryko Soft Gloss Maxx car wash system. This car wash is equipped with
automatic doors at both the entrance and exit ends, and these doors are essential in reducing the
noise levels from the car wash facility when they are closed. The noise levels at this facility
were measured on November 20, 2015 and August 12, 2016. Measurement sites were chosen to
determine the noise levels at two varying orientations relative to the car wash exit (at
approximately 90 degrees and 45 degrees), and at one location representing the entrance end.
These orientations correspond to the nearest noise-sensitive receptors at the Newport Beach site.
The measurement sites are shown in Exhibit 5. The car wash operations of interest (wash cycle,
rinse cycle, and dry cycle) were measured. Local traffic, gas station operations, and vehicle
passes were not able to be excluded, and influenced the measurements slightly.
The sound level meter used for the measurements was a Brüel and Kjær Model 2236 sound level
meter. This meter conforms to American National Standards Institute (ANSI) Type 1
specifications. The meter is laboratory calibrated and certified annually with calibration
traceable to the National Institute of Standards and Technology (NIST). The meter was field
calibrated before and after the measurement period using a Brüel and Kjær Model 4231
acoustical calibrator. The acoustical calibrator is also certified annually with calibration
traceable to the NIST. The sound level meter was set to record A-weighted sound levels with
slow response.
83
EElllCCCa
aammmiiinn
noooRRReeeaaalll
N
Exhibit 5
Existing Car Wash Measurement Locations
GGaaasssPPPuuummmpppsssCCaaarrrWWWaaassshhh
EExxxiiissstttiiinnngggAAArrrcccooo
GGaaasssSSStttaaatttiiiooonnn
SSaaannnDDDiiieeegggooo
EExxxiiittt
EEnnnttt
CCaaarrrmmmeeelllVVVaaalllllleeeyyyRRRoooaaaddd
22
11
33
84
Based upon the measured car wash source noise data and the site plan, the noise levels were
calculated for observers at the nearest residential locations (Site A, Site B, Site C) in Big Canyon
and an observer at the Villas at Fashion Island (Site D). These modeled receptor locations are
shown in Exhibit 6. The distance to each observer, the effect of the tunnel end doors, and the
orientation to the car wash tunnel are included in the calculations. The resulting projected noise
levels are shown below in Table 4.
Table 4
PROJECTED NOISE LEVELS (dBA)
_____________________________________________________________________________
Adjusted
Night Projected
Time Noise Comparison
Land Limit Level To Noise
Site Location Use (Leq) (Leq) Level Limit
_____________________________________________________________________________
With Jamboree Shell car wash designed like existing Arco facility
A Big Canyon Residential 52.7 49.4 Meets Ordinance
B Big Canyon Residential 52.7 48.3 Meets Ordinance
C Big Canyon Residential 52.7 43.8 Meets Ordinance
D Villas at Fashion Island Residential 61.0 318 Meets Ordinance
_____________________________________________________________________________
The results of the analysis indicate that with the car wash designed like the existing Arco facility,
the Leq noise levels at all the nearest residential areas are projected to meet the adjusted daytime
and nighttime Noise Ordinance limits. It should be noted that the car wash noise levels are also
projected to meet the City’s Noise Ordinance limits without any adjustment for ambient
conditions. The proposed car wash must be designed, constructed, and operated the same as the
existing Arco car wash in order for the noise level limits to be met. This includes such items as
equipment types and locations, door types and configuration, and operational parameters such as
when the doors open and close.
85
NExhibit 6
Modeled Receptor Locations
AA
BB
CC
DD
86
6.0 DESIGN MEASURES
Calculations have shown that with the car wash designed and operated like the existing Arco
facility, the project will meet the City’s daytime and nighttime Noise Ordinance limits. The
following design items must be adhered to in order for the noise level limits to be met.
• The car wash equipment shall be the Ryko Soft Gloss Maxx system, and shall be placed in the
same locations within the tunnel as at the Arco facility.
• The building design (walls and roof) shall be the same materials as used at the Arco facility.
• The roll-up doors shall be the same type, and shall be installed the same as the Arco facility.
Both the entrance end and exit end doors need to be in the closed position when a car is being
washed and dried.
With these design measures in place, the noise levels at the nearest homes will meet the daytime
and nighttime Noise Ordinance limits.
87
LANDRUM & BROWN
Memorandum
Date: August 9, 2018
To: Ahmad Ghaderi, A & S Engineering
From: Mike Holritz, INCE
Subject: Jamboree Shell Vacuum Cleaner Noise Levels
Per the City’s request, this memo addresses the potential vacuum cleaner
noise impacts from the Jamboree Shell car wash facility on the adjacent
residential areas. Other car wash equipment noise levels from the Jamboree
Shell car wash were analyzed in a previous report by this firm (Report
#570301-0100, November 29, 2016).
Noise levels for a vacuum station were measured at the car wash facility at
27882 Aliso Creek Road in Aliso Viejo on January 27, 2016. The vacuum
station planned for the Jamboree Shell car wash is very similar to this
equipment. The measurements indicate that the vacuum station produces a
sound pressure level of 77.5 dBA at a distance of 10 feet while in operation.
The nearest residential area that has clear line-of-sight to the vacuum
station is the Park Newport project to the northwest across Jamboree Road.
The nearest portion of this residential area is 255 feet from the vacuum
station. At this distance, the vacuum station noise levels would be 49.4 dBA
Leq with the vacuum running continuously. This meets the City’s Nighttime
Noise Ordinance limit of 50 dBA Leq.
The Villas at Fashion Island project is directly to the south across San
Joaquin Hills Road. The nearest portion of this residential area is about 340
feet from the vacuum station. At this distance, the vacuum station noise
levels would be 46.9 dBA Leq with the vacuum running continuously. This
meets the City’s Nighttime Noise Ordinance limit of 50 dBA Leq.
Residential areas in the Big Canyon project to the east receive substantial
shielding from the intervening retail building and are projected to experience
vacuum noise levels of about 30 dBA. This meets the City’s Nighttime Noise
Ordinance limit of 50 dBA Leq.
88
Attachment No. PC 6
Project plans
89
INTENTIONALLY BLANK PAGE90
91PA2016-093Attachment No. PC 6 - Project Plans
RAD.N 51°49'07" WRAD.N 54°18'44" WS A N J O A Q U I N H I L L S R O A DJ A M B O R E E R O A DRAD.
N 38°20'52" E RAD.N 53°57'12" WN 53°57'12" W L=262.60'N 08°08'26" W L=460.37'TAN=132.63'L=265.22'R=6094.00'=02°29'37"R=65.00'L=99.49'TAN=
6
2.
4
4'NOPARKINGCCTVCCTV
CCTVCCTV CCTVCCTVCCTV60'-3"72'-6"12'-3"78'-0"67'-8"10'-4"15'-0"EASEMENT(E) DRWY. APPROACH(E) DRWY. APPROACH(E) PLANTER(E) PLANTER(E) PLANTER(E) SIDEWALK (E) SIDEWALK(E) SIDEWALK(E) ELECT. METER(E) SIGN"FASHION ISLAND"(E) DRWY. APPROACH(E) DRWY. APPROACH6'6'-8"5'8'4'(E) CATCH BASIN(E) EDISON PULLBOX30' SETBACK30' SETBACK30' SETBACK92PA2016-093Attachment No. PC 6 - Project Plans
30'-0"SETBACKCCTVCCTV
CCTVCCTV CCTVCCTVCCTVRAD.N 51°49'07" WRAD.N 54°18'44" WS A N J O A Q U I N H I L L S R O A DJ A M B O R E E R O A DRAD.
N 38°20'52" E RAD.N 53°57'12" WN 53°57'12" W L=262.60'N 08°08'26" W L=460.37'TAN=132.63'L=265.22'R=6094.00'=02°29'37"R=65.00'L=99.49'TAN=
6
2.
4
4'26'-0"50'-0"22'-0"207'-10"202'-6"60'-3"72'-6"12'-3"78'-0"67'-8"10'-4"30'-0"SETBACK30'-0"SETBACK(E) DRWY. APPROACH(E) DRWY. APPROACH(E) PLANTER(E) PLANTER(E) PLANTER(E) SIDEWALK(E) SIDEWALK(E) SIDEWALK(E) ELECT. METER(E) SIGN"FASHION ISLAND"10'-0"LINEOFSITE525'-0"LINE OF SITE(E) DRWY. APPROACH(E) DRWY. APPROACH(E) EDISON PULLBOX(E) CATCH BASIN6'6'-8"5'8'4'6"3'-1"4'-0"29'-8"26'-11"26'-0"97'10'-0"12'-0"NOPARKING
27'-4"6'-0"7'-8"26'-4"REV. PER PLANNING DIV.05/04/201701SH15'-0"9'-0"1134 SF50.7 SF228 SF118 SF520.5 SF641.7 SF93PA2016-093Attachment No. PC 6 - Project Plans
SALES AREARESTROOM94PA2016-093Attachment No. PC 6 - Project Plans
EnterExitCar Wash95PA2016-093Attachment No. PC 6 - Project Plans
96PA2016-093Attachment No. PC 6 - Project Plans
97PA2016-093Attachment No. PC 6 - Project Plans
1"12.571"21.751"41.521"33.61"55.501"61.471"74.321"82.81"91.141"101.591"113.91"121.07CFSSan Jauquin HillsJamboree Road SYMBOL MANUFACTURER/MODEL/DESCRIPTIONQTY Rain Bird XCZLF-100-PRF 12Low Flow, 0.2-10gpm, with 1" Low Flow Valve valve and 1" PressureRegulating RBY filter and 40psi pressure regulator. Pipe Transition Point above grade 13Pipe transition point from PVC lateral to drip tubing with riser to abovegrade installation. Hunter HE-B Emitter Tree Ring Dripline 33Number correlates with Valve Number. Use (3) 60 HE-B emmittersper 24" box tree; space emitters evenly around root ball. Area to Receive Dripline Rain Bird XFS-04-18 4,397 l.f.XFS Sub-Surface Pressure Compensating Dripline w/Copper ShieldTechnology. 0.4 GPH emitters at 18" O.C. Laterals spaced at 18" apart,with emitters offset for triangular pattern. UV Resistant. Specify XFinsert fittings. Area to Receive Dripline Rain Bird XFS-06-24 293.1 l.f.XFS Sub-Surface Pressure Compensating Dripline w/Copper ShieldTechnology. 0.6 GPH emitters at 24" O.C. Laterals spaced at 24" apart,with emitters offset for triangular pattern. UV Resistant. Specify XFinsert fittings.Existing IrrigationAdjust and repair per new planting. SYMBOL MANUFACTURER/MODEL/DESCRIPTIONQTY Quick Coupler Rain Bird 5-LRC 11" Brass Quick-Coupling Valve, with Corrosion-Resistant Stainless SteelSpring, Locking Thermoplastic Rubber Cover, and 1-Piece Body.Provide every 50` where needed.Existing controller 1Verfiy location in field. Reconfigure per new planting and hydrozones. Existing Flow Sensor 1Verify location in field. Conifirm functionality and replace if necessary. Point of Connection 1" 1Verify location of mainline in field. Connect to mainline after B.F.P. andflow sensor. Irrigation Lateral Line: PVC Schedule 40 230.1 l.f. Irrigation Mainline: Existing Mainline 828.3 l.f.Repair or replace where necessary. Adjust per new planting. Pipe Sleeve: CPVC Schedule 40 38.6 l.f.2018-03-27 16:17CFSValve NumberValve SizeValve FlowValve Callout#IRRIGATION SCHEDULENOTES:1. Replace or adjust existing irrigation per new planting. Re-use existing valves if possible.2. Connect all new valves to existing mainline and add to existing controller.NN(DVW&RWD6WUHHW6DQWD%DUEDUD&$ WHO ID[ DUFDGLDVWXGLRFRP1R(;3 016 328 98PA2016-093Attachment No. PC 6 - Project Plans
(DVW&RWD6WUHHW6DQWD%DUEDUD&$ WHO ID[ DUFDGLDVWXGLRFRP1R(;3 99PA2016-093Attachment No. PC 6 - Project Plans
(DVW&RWD6WUHHW6DQWD%DUEDUD&$ WHO ID[ DUFDGLDVWXGLRFRP1R(;3 100PA2016-093Attachment No. PC 6 - Project Plans
E-ERE-ERE-ERRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPLT-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPPM-EPPM-EPPM-EPPM-EPPM-EPPM-EPPM-EPPM-EPPM-EPPM-EPPM-EPPM-EPBBBBBBBBBBBBBBBBBBBBBBLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPANANANANANANANANANANANANANANANANMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCANANANANANANANANANANANANMCMCMCMCMCMCMCMCMCMCMCMCMCMCAAAAAAAAAAAAAAAAAAANANANANANANANMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCPP-EPPP-EPPP-EPMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCLT-EPLT-EPMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCANHRHRHRHRHRHRHYHYHYHYHYHYHYHYHRHYHYHYHRHRHRHRHRHRHRHRHRHRHRHYHYHYLTHRHRHRHRHRHRHRHRHRHRHRHYHYHYHYHYHYHYHYHYHYHYHYHYHYHYHYHRHRHRHRHRHRHRHRHRHRHRHRHRHRHRHRHRHRHYHYHYHYHYHYHYHYHRHRHRHRMCMCMCMCMCMCMCMCMCMCMCMCMCMCBB2BB2BB2BB2BB2BB2BB2BB2BB2PGPGPGPGPGPGPGPGPGBB2BB2BB2BB2BB2BB2BB2BB2BB2BB2BB2BB2MCSan Jauquin HillsJamboree RoadBB2TREESBOTANICAL NAMECOMMON NAMESIZEQTYREMARKSE-ER (E) Eucalyptus Gum Existing 3 To remain; protect in place.PM-EP (E) Phoenix roebelenii Pigmy Date Palm Multi-Trunk Existing 13 To remain; protect in place.PP-EP (E) Pinus species Pine Existing 13 To remain; protect in place.BB2 Bauhinia x blakeana Hong Kong Orchid Tree 24"box 22PR Phoenix roebelenii Pygmy Date Palm 24"box 3PG Podocarpus gracilior Fern Pine 24"box 9SHRUBSBOTANICAL NAMECOMMON NAMESIZEQTYREMARKSBB (E) Buxus microphylla Littleleaf Boxwood Existing 11LT-EP (E) Ligustrum texanum Texas Privet Existing 61 Existing to remainRI-EP (E) Rhaphiolepis indica Indian Hawthorn Existing 77 Existing to remainAA Agave americana Century Plant 15 gal 9AN Agave attenuata `Nova` Blue Clone 5 gal 36HR Hemerocallis x `Red` Red Daylily 5 gal 51HY Hemerocallis x `Yellow` Daylily 5 gal 38LT Ligustrum japonicum `Texanum` Wax Leaf Privet 5 gal 63MC Muhlenbergia capillaris Pink Muhly 5 gal 167P Parthenocissus quinquefolia `Hacienda Creeper` Hacienda Creeper 5 gal 6 Train onto carwash wallfor 'green screen'GROUND COVERSBOTANICAL NAMECOMMON NAMESIZESPACINGQTYREMARKS-- Existing Turf Existing 4,654 sf To remainGazania rigens Gazania 1 gal 24" o.c. 1,036 sfMyoporum parvifolium Trailing Myoporum 1 gal 48" o.c. 970 sfTrachelospermum jasminoides Chinese Star Jasmine 1 gal 48" o.c. 605 sf2018-07-30 09:56PLANT SCHEDULENN(DVW&RWD6WUHHW6DQWD%DUEDUD&$ WHO ID[ DUFDGLDVWXGLRFRP1R(;3 016 328101PA2016-093Attachment No. PC 6 - Project Plans
(DVW&RWD6WUHHW6DQWD%DUEDUD&$ WHO ID[ DUFDGLDVWXGLRFRP1R(;3 102PA2016-093Attachment No. PC 6 - Project Plans
(DVW&RWD6WUHHW6DQWD%DUEDUD&$ WHO ID[ DUFDGLDVWXGLRFRP1R(;3 103PA2016-093Attachment No. PC 6 - Project Plans
104PA2016-093Attachment No. PC 6 - Project Plans
105PA2016-093Attachment No. PC 6 - Project Plans
106PA2016-093Attachment No. PC 6 - Project Plans
107PA2016-093Attachment No. PC 6 - Project Plans
From:Whelan, Melinda
To:Ramirez, Brittany
Subject:Additional materials: Shell Station Car Wash Application, 1600 Jamboree Road
Date:Tuesday, September 11, 2018 3:55:12 PM
Please include the following email in the record per the resident’s request.
From: Carl Swain [mailto:carl@carlswain.net]
Sent: Thursday, September 06, 2018 11:35 AM
To: Whelan, Melinda <MWhelan@newportbeachca.gov>
Subject: Re: Shell Station Car Wash Application, 1600 Jamboree Road
Melinda,
My concerns, which are shared by all of the homeowners in Canyon Mesa Homeowners
Association, are the additional traffic, lighting and noise that the car wash will add to our
neighborhood. Several homeowners live just across the Jamboree curve from the station and
have previously complained to the station and the city about the lighting annoyance and noise
at night. At least 10 homeowners in our association will be severely impacted by the car wash
noise, and another 50 homeowners will be affected in various degrees. As you are aware self-
serve carwash facilities generate a great deal of noise and the proposed position of this facility
puts it extremely close to the homes on Rue Fontainebleau.
In addition to the unwanted noise and traffic, none of our 78 homeowners understand the
need for another car wash given that one exists across the street at the Chevron.
Carl Swain
Planning Commission - September 13, 2018
Item No. 4a Additional Materials Received
Shell Car Wash (PA2016-093)
From:Whelan, Melinda
To:Ramirez, Brittany
Subject:FW: proposed car wash
Date:Wednesday, September 12, 2018 10:01:46 AM
From: TFUENTES33 <tfuentes33@gmail.com>
Sent: Wednesday, September 12, 2018 9:07 AM
To: Whelan, Melinda <MWhelan@newportbeachca.gov>
Subject: Fwd: proposed car wash
T.j. Fuentes
Cell: (949) 378-6199
This e-mail was sent from my iPhone. Please excuse any typos.
The information contained in this message and any attachment may be
proprietary, confidential, and privileged or subject to the work
product doctrine and thus protected from disclosure. If the reader
of this message is not the intended recipient, or an employee or agent responsible for
delivering this message to the intended recipient, you are hereby notified that any
dissemination,distribution or copying of this communication is strictly prohibited. If you have
received this communication in error, please notify me immediately by replying to this
message and deleting it and all
copies and backups thereof. Thank you.
Begin forwarded message:
From: "Weigand, Erik" <eweigand@newportbeachca.gov>
Date: September 11, 2018 at 11:02:41 PM PDT
To: "tfuentes33@gmail.com" <tfuentes33@gmail.com>
Subject: Fwd: proposed car wash
Sent from my iPhone
Begin forwarded message:
From: Dianne Kawamura <wealtor@me.com>
Date: September 11, 2018 at 10:19:33 PM PDT
To: <eweigand@newportbeachca.gov>
Subject: Fwd: proposed car wash
Planning Commission - September 13, 2018
Item No. 4b Additional Materials Received
Shell Car Wash (PA2016-093)
This letter is from A.G. & Dianne Kawamura, residents
of Big Canyon. We are strongly opposed to the idea of a
car wash being put into the Shell station. We live on
Rue Fontainbleau and it would be a huge problem for us
as well as our entire neighborhood. We already have
lights and signs from the Shell station that we can see
from our home. The addition of a car wash would bring
a lot more noise, coming from the sounds of the water,
the blowers, as well as the increased amount of cars
coming and going. We need to preserve at least some of
the tranquility our neighborhood has offered. We are
absolutely certain it will negatively affect the value of
our homes and we are very upset about this.
Please do not allow this proposed car wash to come to
fruition.
Sincerely,
A.G. & Dianne Kawamura
32 Rue Fontainbleau
Newport Beach, CA
714-747-1646
Planning Commission - September 13, 2018
Item No. 4b Additional Materials Received
Shell Car Wash (PA2016-093)
From:Whelan, Melinda
To:Ramirez, Brittany
Subject:FW: PROJECT FILE # PA2016-093
Date:Thursday, September 13, 2018 8:59:27 AM
From: bbentall@cedarfoundation.com <bbentall@cedarfoundation.com>
Sent: Wednesday, September 12, 2018 4:35 PM
To: Whelan, Melinda <MWhelan@newportbeachca.gov>
Subject: PROJECT FILE # PA2016-093
Dear Ms. Whelan:
I am writing in relation to PROJECT FILE NO.: PA2016-093
ACTIVITY NO.; GP2018-001 and UP2016-025
APPLICANT: R& M Pacific Rim Inc.
I am a homeowner in Big Canyon....as you well know this is an expensive and beautiful
residential area.
Learning that the Shell Station is applying to add a CAR WASH to its property was a shock
at best.
The station is already a source of noise and lights, interfering with the quiet enjoyment of the
homeowners in close proximity to it.
I have 2 questions:
Under what city planning theory is it acceptable to allow an unimportant and
disruptive "convenience to some" to negatively impact upon the property values of
many?
What Formula will be used to calculate the compensation that will be due the
homeowners whose property value is reduced by this development?
This community cannot believe that the Planning Commission would even consider such a
project. We all hope that good sense will prevail.
Thank you
Lynda Bentall
38 RUE FONTAINBLEAU, BIG CANYON,
NEWPORT BEACH, CA 92660
Planning Commission - September 13, 2018
Item No. 4c Additional Materials Received
Shell Car Wash (PA2016-093)
From:Steve Rosansky
To:Planning Commissioners
Cc:fkim@rmshell.com
Subject:SHELL CAR WASH (PA2016-093)
Date:Thursday, September 13, 2018 12:29:23 PM
Dear Planning Commissioners:
I am writing to you in support of the Shell gas station application to add a self service car wash to
their existing location at 1600 Jamboree Road, Newport Beach.
The east side of Newport Beach is severely underserved when it comes to locations to have a car
washed. The only full service car wash, Beacon Bay in Newport Center, will eventually be closing as
there are proposed redevelopment opportunities currently being pursued by the owners of that
facility. The applicant has more than adequately addressed the issues related to noise and they
should not be a concern to the adjoining neighbors.
From a water quality standpoint, it is better for a car owner to take their car to a commercial
establishment where the dirty water can be filtered and re-used instead of washing cars in the street
or alley where the soapy water and other hazardous substances like gas, oil and brake lining dust can
pollute our streets and the bay and ocean where the water drains to once it goes down the sewer.
I strongly encourage you to approve this application.
Warm regards,
Steve
Steve Rosansky
President and C.E.O.
Newport Beach Chamber of Commerce
The Business and Community Resource
NEW ADDRESS
4343 Von Karman Ave., Ste. 150-W
Newport Beach, CA 92660
Planning Commission - September 13, 2018
Item No. 4d Additional Materials Received After Deadline
Shell Car Wash (PA2016-093)
PH: (949) 729-4404
FX: (949) 729-4417
www.NewportBeach.com
Click to sign up for eMail updates
or text NEWPORTCHAMBER to 42828
You have received this message from the Newport Beach Chamber of Commerce (NBCC). It has been sent to you individually from the sender as a
result of you voluntarily submitting your e-mail address for use in the course of business with us. Please don’t report this message as SPAM. If you do
not want to receive e-mail from the NBCC, please let us know by replying to this message, or by calling us at the number below. The NBCC does NOT
ever send Unsolicited Commercial E-Mail (UCE). Newport Beach Chamber of Commerce – 4343 Von Karman Ave., Ste. 150-W, Newport Beach,
CA 92660 – (949) 729-4400
Planning Commission - September 13, 2018
Item No. 4d Additional Materials Received After Deadline
Shell Car Wash (PA2016-093)