HomeMy WebLinkAbout5.0_Shell Service Station Car Wash Addition_PA2016-093CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
July 9, 2020
Agenda Item No.
SUBJECT:Shell Service Station Car Wash Addition (PA2016-093)
General Plan Amendment No. GP2018-001
Conditional Use Permit 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
The project was scheduled for the June 18, 2020, meeting and continued to this meeting
so the applicant could conduct additional public outreach. The project was first considered
by the Planning Commission on September 13, 2018. The project includes 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. If approved, this Conditional Use Permit would supersede Use Permit No. UP2011-
028.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (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. PC2020-022 recommending City Council approval of General
Plan Amendment No. GP2018-001 and Conditional Use Permit No. UP2016-025
(Attachment No. PC 1).
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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 (RS-A)
PC-8 Single-family residential
WEST Single-Unit Residential
Detached (RS-D)
Newporter North (PC-41)Single-family residential
Proposed Car
Wash Location
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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.
Service Station Background
The project site is developed with a Shell service station, originally permitted under Use
Permit No. UP1495 in 1970 and amended in 1992 to add a convenience store .In 2014,
Conditional Use Permit No. UP2011-028 was approved by the Planning Commission to
expand the convenience store and storage areas from the vacated vehicle service bays.
The amendment also added a Type 20 (Off Sale Beer & Wine) Alcoholic Beverage Control
(ABC) license to the convenience store.
Project Description
The applicant is proposing to expand the facility with an 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 side) and exiting toward the easterly side facing 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.
A detailed project description and analysis of the application is provided in the September
13, 2018, Planning Commission staff report included as Attachment No. PC 2.
September 13, 2018, Planning Commission Hearing
On September 13, 2018, the proposed project was considered by the Planning
Commission. The Planning Commission expressed an overall concern with potential
noise impacts from the car wash affecting residential properties within the Big Canyon
neighborhood and a lack of public outreach. Several Commissioners expressed concern
about a noise mitigation, improved design features, potentially reduced hours of
operation, and a need for additional landscaping. The minutes from the September 13,
2018, Planning Commission hearing are included as Attachment No. PC 3.
At the conclusion of the hearing, the applicant requested a continuance of the item to
allow for time to address the Planning Commissions concerns.
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DISCUSSION
Project Revisions
On March 5, 2020, the applicant resubmitted project revisions. The applicant’s new
representative, Steve Rosansky, has prepared a detailed letter outlining the actions taken
by the applicant for outreach and project revisions since the last Planning Commission
hearing (Attachment No. PC 4).
The two major project changes are related to hours of operation and revising the design
of the car wash to incorporate sound-attenuating wall extensions.
Hours of Operation
The applicant originally requested car wash operating hours between 6:00 a.m. to 11:00
p.m. to be consistent with the existing service station hours. The applicant is now
proposing to reduce the car wash operating hours to between 7:00 a.m. to 10:00 p.m. to
reduce potential late-night or early-morning noise to the neighborhood. The reduced
hours will also be consistent with the existing Chevron car wash located across San
Joaquin Hills Road. The Use Permit for the Shell service station limits the hours of
operation and convenience store to the hours of 6:00 a.m. to 11:00 p.m. and it has not
proven detrimental to the neighborhood or City. The project includes conditions of
approval to reduce potential nuisances.
Car Wash Design Change
The design of the car wash has been amended to include two, 10-foot-long, 16-foot-tall,
solid wall extensions at the entrance and at the exit of the car wash. The wing walls will
reduce noise propagation to nearby residences. The car wash includes automated doors
that will close during the wash and dry cycles. Additional landscaping is also provided at
both the entrance and exit of the car wash. Revised plans are included as Attachment
No. PC 7 illustrating the walls and landscaping (see excerpt in Figure 1 below). Photo
simulations of the car wash are also included in the plans (see excerpt in Figure 2 below).
Vines will be planted and trained along the car wash walls and wall extensions facing the
rear of the facility facing the free-right-turn lane and the Big Canyon residential community
above. With the maturity of the landscaping, a green screen similar to the existing
hydrogen fuel screening enclosure wall will be created. The revised project was reviewed
by Building, Fire and Public Works and conditions of approval have been included to
ensure appropriate construction and operations. The Public Works Traffic Engineer
confirmed that the queuing and circulation will meet applicable requirements and there
will adequate area for five cars to queue (the recommended minimum).
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Figure 1. Location of car wash wall extensions
Figure 2. Photo simulation view from the rear free-right-turn lane and the Big Canyon
residences
Updated Noise Study
Car Wash Noise Analysis Jamboree Shell Newport Beach, California prepared by Mike
Holritz with Bridgenet International dated February 5, 2020, updates the previously
prepared noise analysis by accounting for the revised design with sound attenuation wing-
wall extensions at the entrance and the exit of the car wash. The analysis is found in
Attachment No. PC 5 and concludes that the revised design further reduces projected
noise levels. The following is a summary of the projected noise levels and includes a
comparison of the car wash with and without the wing-walls to illustrate the reduction in
noise:
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Table 1 –Projected Noise Level Comparison
Site Location Land Use Day Time
Limit (Leq)
7a-10p
Projected
Noise
without
Wing Walls
(Leq)
Projected Noise
with Wing Walls
(Leq)
Noise
Limit
Compliant
A Big Canyon Residential 55 dBA 49.4 dBA 39.7 dBA Yes
B Big Canyon Residential 55 dBA 48.3 dBA 28.8 dBA Yes
C Big Canyon Residential 55 dBA 43.8 dBA 30.2 dBA Yes
D Villas Residential 55 dBA 31.8 dBA 31.8 dBA Yes
The projected noise levels of the car wash operation are projected to 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 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 noise analysis finds that the proposed car wash designed and constructed with the
following design measures from the updated noise study will produce the noise levels
below the maximum City’s daytime Noise Control limits discussed above:
x Identical equipment types and locations of the Ryko Soft Gloss Maxx system at
the Arco facility;
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x Building design and walls identical to the Arco facility, door types and configuration
including timing of when the doors open and close installed identical to the Arco
facility;
x Identical building walls and roof materials of the Arco facility; and
x Two sound attenuation wing walls that are 10 feet long and 16 feet high designed
per the details found in the noise analysis (Attachment No. PC 5).
Conditions of Approval Numbers 4, 5, 6, and 8 have been included in the draft resolution
to ensure the design measures from the noise analysis are implemented. Additionally, the
vacuum cleaner noise potential impacts were analyzed in the updated noise study and
found the noise levels below the City’s daytime Noise Control limit. The vacuum is
conditioned with the same hours of operation as the car wash, 7:00 a.m. to 10:00 p.m.
Public Outreach by Applicant
Efforts were made by the applicant’s representative as outlined and provided in
Attachment No. PC 4. The applicant offered some design considerations such as
additional landscaping on the Big Canyon HOA property; however, such considerations
were declined as described in Attachment No. PC 4. Ultimately, the outreach consisted
of a presentation of the revised design to Big Canyon residents and the HOA. The
applicant and their representative answered questions. Additionally, contact was made
with the General Manager of Park Newport. Email correspondence is included in
Attachment No. PC 4.
The applicant met with representatives of the Big Canyon Homeowners Association on June
30, 2020. The results of the meeting will be provided by the applicant at the public hearing
on July 9.
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
general plan amendment for increased intensity is consistent with General Plan Land Use
Element Policy LU 3.2 (Growth and Change) as the increased intensity would provide an
ability to enhance services at the site allowing the applicant to remain competitive with
other service stations. The proposed car wash would provide a convenient service for the
community. The site was solely planned for service station uses and related ancillary
services with the adoption of the Big Canyon Planned Community in 1981. 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 proposed car wash complies with the City of
Newport Beach Design Guidelines for Automobile Service Stations and Washing as
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outlined in the September 13, 2018, staff report. The project will provide and maintain
adequate landscaping and screening of equipment, providing a buffer between the
service station site and adjacent residential areas. The project has been revised to
address the concerns of the Planning Commission and neighbors. The hours of operation
of the car wash from 7:00 a.m. to 10:00 p.m. will limit noise intrusion from the car wash
during late night and early morning hours. The revised design includes two, 10-foot long,
16-foot-tall wingwalls at the exit and entrance to further reduce the noise levels below 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. 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 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.
Correspondence Received
Correspondence received is included as Attachment No. PC 6.
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Prepared by:Submitted by:
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 September 13, 2018, Planning Commission Staff Report
PC 3 September 13, 2018, Planning Commission Minutes
PC 4 Resubmittal including public outreach efforts from the applicant
PC 5 Car Wash Noise Analysis Jamboree Shell Newport Beach, California prepared by
Mike Holritz with Bridgenet International dated February 5, 2020
PC 6 Correspondence Received
PC 7 Revised Plans
01/12/18
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Attachment No. PC 1
Draft Resolution with Findings and
Conditions
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RESOLUTION NO. PC2020-022
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 CONDITIONAL 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 R & M Pacific Rim Inc.(“Applicant”), 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 (“Property”) 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 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 2014, Conditional 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 requests the following approvals from the City of Newport Beach (“City”):
x Use Permit (UP2016-025)- An amendment to the existing conditional use permit
(“CUP”)(UP2011-028) to permit the operation of an automated car wash and
modify the car wash setback standard;
x General Plan Amendment (GP2018-001)(“GPA”)- A general plan amendment
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
(“Project”).
4. The Property is located within Commercial - Area 15 of the PC-8 (Big Canyon Planned
Community) Zoning District and the City of Newport Beach General Plan (“General Plan”)
Land Use Element category is CG (General Commercial).
5. The 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 Government Code Section 54950 et seq.
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(“Ralph M. Brown Act”) and Chapter 20.62 (Public Hearings) of the Newport Beach
Municipal Code (“NBMC”). Evidence, both written and oral, was presented to, and
considered by, the Planning Commission at this meeting. The Planning Commission
continued the item to give the Applicant time to address concerns regarding noise,
neighborhood outreach, and potentially revise the design of the car wash.
7. A telephonic public hearing was held on July 9, 2020, in the Council Chambers located at
100 Civic Center Drive, Newport Beach, California, due to the Declaration of a State
Emergency and Proclamation of Local Emergency related to COVID-19. A notice of time,
place and purpose of the public hearing was given in accordance with the California
Government Code Section 54950 et seq.the (“Ralph M. Brown Act”) and Chapter 20.62
(Public Hearings) of the NBMC. Evidence, both written and oral, was presented to, and
considered by, the Planning Commission at this public hearing.
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 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, 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 of the CEQA
Guidelines 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 Title 20 (Planning and
Zoning) nor California Government Code Section 65000 et seq. require specific findings
for either approval or denial of such amendments.
2. The Land Use Element of the General Plan designates the Property CG (General
Commercial), which is intended to provide for a wide variety of commercial activities
primarily oriented to serve citywide or regional needs. The Project is consistent with this
designation.
3. General Plan Land Use Element 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. Policy LU 3.2 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
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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 GPA is consistent with General Plan Policy LU 3.2 as follows:
a. The General Plan recognizes the existing site as CG (Commercial General), which
allows gas stations to provide services to the surrounding neighborhood and visitors
to the area.
b. The Property was solely planned for service station use and related ancillary services
with the adoption of the PC-8 (Big Canyon Planned Community) in 1981. 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.
c. The Project is conditioned to include adequate landscaping and screening of
equipment, providing a buffer between the service station site and adjacent
residential areas.
d. The Property 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. City Council Policy A-18 requires that proposed GPAs be reviewed to determine if a vote
of the electorate would be required pursuant to Section 423 of the Charter of the City of
Newport Beach (“Charter”). If a GPA (separately or cumulatively with other GPAs within
the previous ten [10] years) generates more than one hundred (100) peak hour trips
(a.m. or p.m.), adds forty thousand (40,000) square feet of nonresidential floor area, or
adds more than one hundred (100) dwelling units in a statistical area, a vote of the
electorate would be required if the City Council approves the GPA.
a. The GPA 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, General Plan Amendment No. GP2007-008, was approved over ten
(10) years ago on January 27, 2009, and is no longer tracked for Charter 423
purposes.
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b. The General Plan Amendment results in a 1,100-square-foot increase of
nonresidential floor area, and a net increase of 3.3 a.m. peak hour trips and a net
increase of 4.4 p.m. peak hour trips. No changes in density are proposed.
c. As none of the thresholds specified by Charter Section 423 are exceeded, no
vote of the electorate is required if the City Council chooses to approve GPA No.
GP2018-001.
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 Section 20.52.020(F)(Conditional Use Permits and Minor Use
Permits, Findings and Decision) of the NBMC, the following findings and facts in support
of the findings for a use permit are set forth:
Finding:
A. The use is consistent with the General Plan and any applicable specific plan;
Facts in Support of Finding:
1. The Property has a land use designation of CG (General Commercial) 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 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 PC-8 (Big Canyon Planned Community) Zoning District.
Within PC-8, the Property 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 (2) 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 Section 20.48.210
(Service Stations) of the NBMC. The car wash location meets the required thirty
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(30)-foot minimum setback on Jamboree Road and thirty (30)-foot minimum
setback on San Joaquin Hills Road. The required setback of thirty (30) feet to the
rear free-right-turn lane is proposed to be modified to fifteen (15) feet pursuant to
Section 20.48.210(T)(2) (Permit and Review Procedures) of the NBMC related to
service stations. See below Findings F, G, and H below.
3. The existing 49,984-square-foot site area of the Property 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
(5) 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 walls of the car wash to provide a green screen to the adjacent street and
residences above the service station site.
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 complementary 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 walls facing the rear one-way turn lane and the PC-8 (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 Property is located at the northeast corner of the intersection of Jamboree
Road and San Joaquin Hills Road.The Property 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 Property 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
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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 Property (1.15 acres) complies with the standards of Title 20
(Planning and Zoning) related to minimum land area for service stations.
Vehicular access to the Property is provided via four (4) existing driveways: two
(2) adjacent to Jamboree Road and two (2) 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 7:00
a.m. to 10:00 p.m., reduced to mitigate any additional night-time noise to the
neighborhood. The original use permit limits the hours of operation for the service
station and convenience store to the hours of 6:00 a.m. to 11:00 p.m. 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.
4. The design of the car wash minimizes visual and noise impacts with the solid side
wall and two (2), ten (10)-foot-long, sixteen (16)-feet-tall wing walls facing the
closest residents and the rear free-right-turn lane. These walls will be 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 (1) 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 prepared by Mike Holritz with Bridgenet International dated February 5,
2020. The noise study updates the projected noise, taking into account the new
design with the ten (10)-foot-long, sixteen (16)-foot-tall wall extensions at the
entrance and the exit of the car wash. The noise study concludes the projected
noise levels of the car wash operation, including the vacuuming station, complies
with Chapter 10.26 (Community Noise Control) of the NBMC.
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 (2) major roads. The Property is
1.15 acres which meets the minimum size requirements for service stations
required by Title 20 (Planning and Zoning), and is large enough to provide
adequate access, circulation and on-site parking to permit the car wash addition.
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2. The Property 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 Project.
3. The improvements to the Property shall comply with all applicable Uniform
Building Codes, Uniform Fire Codes and Public Works regulations regarding
circulation and access. 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.
Facts in Support of Finding:
1. The existing service station has been in operation since 1970 pursuant to Use
Permit No. UP1495, 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 Control 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 updated noise analysis prepared by Mike Holritz with
Bridgenet International dated February, 5, 2020, the car wash as designed with
two (2) automated doors and the two (2) ten (10)-foot-long, sixteen (16)-foot-tall-
wing-walls projects noise well below the Community Noise Control limits pursuant
to NBMC Chapter 10.26. There are conditions included in the resolution to ensure
the design measures from the noise study are implemented.
3. Conditions of approval will ensure that potential conflicts with the surrounding
land uses are minimized.
6. In accordance with Section 20.48.210(T)(2) (Permit and Review Procedures) of the
NBMC related to service stations, the following findings and facts in support of the
modification of the service station setback standard of thirty (30) feet from public rights-
of-way 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 of the NBMC - Service Stations];
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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 (3) sides along a public right-of-way. As such, this
large setback applies on all three (3) sides, where typically this would only apply
on one (1) frontage, or two (2) 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 (1) 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.
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 (2) 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 Project is only sixteen (16) feet tall. When the width of the free-right-turn lane
and the fifteen (15)-foot setback are combined, the proposed car wash is
approximately forty-four (44) feet away from the Big Canyon community and over
one hundred (100) feet away from the nearest residence.
3. A noise analysis has been prepared and concluded that the car wash as designed
with two (2) automated doors and two (2) wing wall extensions, projects noise
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well below the requirements set forth in Chapter 10.26 (Community Noise
Control) of the NBMC.
4. A vine will be planted and trained along the car wash walls facing the rear one
(1)-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
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 (1)-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 to 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 Propertyis provided via four (4) existing driveways, two (2) adjacent
to Jamboree Road and two (2) 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
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interfere with the service station convenience store and fueling operation.
Adequate parking pursuant to Title 20 (Planning and Zoning) 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 have been
reviewed by the City Traffic Engineer to verify adequate access and circulation.
6. The existing landscaped area at the corner of the Property 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
Property 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 (3)-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 walls facing the
rear free-right-turn lane.
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 rescinding
UP2011-028, approval of General Plan Amendment No. GP2018-001 attached herein as
Exhibit “A”and Conditional 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. If approved by the City Council, Resolution No. 1929 adopting Use Permit No. UP2011-
028 are superseded and the rights authorized by this Use Permit shall become null and
void.
PASSED, APPROVED, AND ADOPTED THIS 9
th DAY OF JULY, 2020.
AYES:
NOES:
ABSTAIN:
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Planning Commission Resolution No. PC2020-022
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ABSENT:
BY:_________________________
Chairman
BY:_________________________
Secretary
25
EXHIBIT A
GENERAL PLAN AMENDMENT NO GP2018-001
Consists of:
1. Amending Table LU2 of the Land Use Element of the General Plan to change the
development limit for Anomaly 62:
26
Table LU2 Anomaly Locations
Anomaly
Number
Statistical
Area
Land Use
Designation
Development
Limit (sf) Development Limit (Other) Additional Information
62 L2 CG 2,300
3,400
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EXHIBIT “B”
CONDITIONS OF APPROVAL
1. This resolution supersedes 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, shall remain
6:00 a.m. to 11:00 p.m., daily. The hours of operation for the car wash including the vacuum
station shall be 7:00 a.m. to 10:00 p.m., daily.
5. Pursuant to the Car Wash Noise Analysis Jamboree Shell Newport Beach, California
prepared by Mike Holritz with Bridgenet International dated February 5, 2020, the car
wash design must meet all of the design measures for the specifications of a RYKO Soft
Gloss MAXX system on page 16 of the analysis including the location of the equipment,
automated doors and identical building design (walls and roof) to the Arco Facility used in
the analysis. The car wash structure shall also include two (2) wing-walls, ten (10) feet
long, sixteen (16) feet tall at the entrance and exit of the car wash designed pursuant to
the design measures included in the noise analysis, including the use of the split-faced
block.
6. One (1) vacuuming station is permitted at the location on the approved plans as analyzed
in the Car Wash Noise Analysis Jamboree Shell Newport Beach, California prepared by
Mike Holritz with Bridgenet International dated February 5, 2020. The approved location
is south of the convenience store, facing the intersection of Jamboree Road and San
Joaquin Hills Road adjacent to the parking area. Any change to this location shall require
approval by the Planning Division and an addendum to the Noise Analysis to confirm
compliance with the provisions of Newport Beach Municipal Code (NBMC) Chapter
10.26 (Community Noise Control).
7. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code. The maximum noise shall be limited to no more than depicted below for the
specified time periods unless the ambient noise level is higher:
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Between the hours of 7:00AM
and 10:00PM
Between the hours of
10:00PM and 7:00AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within
100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
8. The wall of the car wash structure including the wing-wall extensions 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.
9. Construction activities shall comply with Section 10.28.040 (Construction Activity –
Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of
noise-generating construction activities that produce noise to between the hours of 7:00
a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday.
Noise-generating construction activities are not allowed on Sundays or Holidays.
10. The EVR shall remain screened and painted to blend in with the landscaping and existing
structures on-site.
11. This Use Permit 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 materially
injurious to property or improvements in the vicinity or if the property is operated or
maintained so as to constitute a public nuisance.
12. 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.
13. 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.
14. 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.
15. 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.
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16. Use Permit No. UP2016-025 shall expire unless exercised within twenty four (24) months
from the date of approval as specified in Section 20.54.60 (Time Limits and Extensions) ,
of the NBMC unless an extension is otherwise granted.
17. 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.
18. If queuing for the car wash exceeds more than five (5) vehicles, all other vehicles shall be
diverted to not impact internal circulation.
19. 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.).
20. The site shall not be excessively illuminated based on the luminance recommendations
of the Illuminating Engineering Society of North America, or, if in the opinion of the
Director of Community Development, the illumination creates an unacceptable negative
impact on surrounding land uses or environmental resources. The Director may order
the dimming of light sources or other remediation upon finding that the site is excessively
illuminated.
21. 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 twenty (20)
feet above the existing grade.
22. Prior to the issuance of a building permit, the Applicant shall prepare photometric study
in conjunction with a final lighting plan for approval by the Planning Division. The survey
shall show that lighting values are “1” or less at all property lines.
23. 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 sight distance.
24. Prior to the issuance of a building permit, the Applicant shall submit a landscape and
irrigation plan prepared by a licensed landscape architect. These plans shall incorporate
drought tolerant plantings and water efficient irrigation practices, and the plans shall be
approved by the Planning Division.
25. 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.
26. All landscape materials, landscaped areas, and irrigation systems shall be installed and
maintained in accordance with the approved landscape plan and Zoning Code Section
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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.
27. All landscaping shall be planted pursuant to the approved landscape plan. Any changes
shall be reviewed and approved by the Planning Division.
28. 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.
29. Reclaimed water shall be used whenever available, assuming it is economically feasible.
30. New landscaping shall incorporate drought-tolerant plant materials and drip irrigation
systems where possible.
31. 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.
32. No outside paging system shall be utilized in conjunction with this establishment.
33. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three [3] walls and a self-latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick-up by refuse collection agencies.
The trash enclosure shall have a decorative solid roof for aesthetic and screening
purposes.
34. Trash receptacles for patrons shall be conveniently located both inside and outside of
the establishment, however, not located on or within any public property or right-of-way.
35. The exterior of the business shall be maintained free of litter and graffiti at all times. The
owner or operator shall provide for daily removal of trash, litter debris and graffiti from the
premises and on all abutting sidewalks within twenty (20) feet of the premises.
36. The Applicant shall ensure that the trash dumpsters and/or receptacles are maintained
to control odors. This may include the provision of either fully self-contained dumpsters
or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning
Division. Cleaning and maintenance of trash dumpsters shall be done in compliance
with the provisions of Title 14, including all future amendments (including Water Quality
related requirements).
37. Deliveries and refuse collection for the facility shall be prohibited between the hours of
10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00
p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the
Director of Community Development, and may require an amendment to this Use
Permit.
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38. Storage outside of the building in the front or at the rear of the property shall be
prohibited, with the exception of the required trash container enclosure.
39. 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, involve the sale of alcoholic beverages, include any form of on-site
media broadcast, or any other activities as specified in the Newport Beach Municipal
Code to require such permits.
ALCOHOL SALES
40. 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.
41. All exits shall remain free of obstructions and available for ingress and egress at all times.
42. 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 one hundred eighty (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.
43. No alcoholic beverages shall be sold between the hours of 11:00 p.m. and 6:00 a.m.
44. 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
beverages. Interior displays of alcoholic beverages or signs that are clearly visible to the
exterior shall constitute a violation of this condition.
45. The displays, shelving, etc. shall be positioned in such a way that the clerk can be seen
from outside of the building.
46. 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
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The sign shall be at least two (2) feet square with two (2)-inch block lettering. The sign
shall be printed in English and Spanish.
47. No alcoholic beverages shall be consumed on any property adjacent to the licensed
premises under the control of the license.
48. 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.
49. Wine shall not be sold in bottles or containers smaller than seven hundred fifty (750)
milliliters.
50. No person under the age of twenty-one (21) shall sell alcoholic beverages. Alcohol
beverages shall not be delivered from premises.
51. The owner shall be responsible for maintaining the area adjacent to the premises over
which they have control free of litter at all times.
BUILDING
52. Plans must illustrate compliance with Section 11B 202.4 California Building Code and
Chapter 11B for new construction.
53. Plans must indicate sand and oil interception construction requirements.
54. Full access compliance is required throughout the project building. See CBC Chapter 11
for specific requirements.
CONTRUCTION
55.A list of “good housekeeping” 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
56. 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.
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57. 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 Shell Service Station Car Wash Addition including, but not limited to,
General Plan Amendment No. GP2018-001 and Conditional 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.
34
Attachment No. PC 2
September 13, 2018, Planning
Commission Staff Report
35
INTENTIONALLY BLANK PAGE36
CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
September 6, 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. _ recommending City Council approval of General Plan
Amendment No. GP2018-001 and Conditional Use Permit Amendment No. UP2016-
025 (Attachment No. PC 1).
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Shell Service Station Car Wash
Planning Commission, September 6, 2018
Page 2
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
38
Shell Service Station Car Wash
Planning Commission, September 6, 2018
Page 3
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.
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Shell Service Station Car Wash
Planning Commission, September 6, 2018
Page 4
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.
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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.
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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.
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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-
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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
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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.
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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
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(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
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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:
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ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
2018 PC-Use Permit No. UP2011-028
2018 PC -20.48.210 –Table 1 Service Station Design and Development Standards &
Table 2 Landscaping Standards
2018 PC-City of Newport Beach Design Guidelines: Automobile Service Stations and
Washing (Guidelines)
2018 PC -Noise Study
PC 6 Project plans
01/12/18
49
INTENTIONALLY BLANK PAGE50
2018 PC - Attachment
Use Permit No. UP2011-028
51
INTENTIONALLY BLANK PAGE52
PA2011-154
53
PA2011-154
54
PA2011-154
55
PA2011-154
56
PA2011-154
57
PA2011-154
58
PA2011-154
59
PA2011-154
60
PA2011-154
61
PA2011-154
62
2018 PC - Attachment
20.48.210 –Table 1 Service Station
Design and Development Standards &
Table 2 Landscaping Standards
63
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.
64
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.
65
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.
66
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.
67
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.
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2018 PC- Attachment
City of Newport Beach Design
Guidelines: Automobile Service Stations
and Washing (Guidelines)
69
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ADOPTED BY RESOLUTION NUMBER 99-37 MAY 24, 1999 City of Newport BeachDesign Guidelines 71
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 72
I 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. 73
II 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 streets74
III sensitive uses. 75
IV 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. 76
V 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. 77
VI 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. 78
VII 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.79
VIII 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. 80
IX 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 81
X principal building and the service islands. 82
ADOPTED BY RESOLUTION NUMBER 99-37 MAY 24, 1999 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. 83
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2018 PC - Attachment
Noise Study
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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
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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.
88
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Exhibit 1
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Exhibit 2
Site Plan90
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
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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.
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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.
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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.
94
NExhibit 4
Ambient Measurement Locations
22
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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.
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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.
97
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Exhibit 5
Existing Car Wash Measurement Locations
GGaaasssPPPuuummmpppsssCCaaarrrWWWaaassshhh
EExxxiiissstttiiinnngggAAArrrcccooo
GGaaasssSSStttaaatttiiiooonnn
SSaaannnDDDiiieeegggooo
EExxxiiittt
EEnnnttt
CCaaarrrmmmeeelllVVVaaalllllleeeyyyRRRoooaaaddd
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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.
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NExhibit 6
Modeled Receptor Locations
AA
BB
CC
DD
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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.
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19700 FAIRCHILD ROAD, SUITE 230, IRVINE, CA 92612
PHONE: 949•349•0671
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.
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September 13, 2018, Planning
Commission Minutes
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Attachment No. PC 4
Resubmittal including public outreach
efforts from the applicant
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Attachment No. PC 5
Car Wash Noise Analysis Jamboree Shell
Newport Beach, California prepared by
Mike Holritz with Bridgenet International
dated February 5, 2020
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The Wolff Company 1
Report#2019-XXX
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Report#2019-XXX
Report #2019-5037-A
February 5, 2020
Car Wash Noise Analysis
Jamboree Shell
Newport Beach, California
Prepared for:
R&M Pacific Rim
14251 Firestone Boulevard, Suite 210
La Mirada, CA 90638
Mike Holritz, INCE
20201 SW Birch Street, Suite 250
Newport Beach, CA 92660
714-272-2302
Mike.Holritz@AirportNetwork.com
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1.0 Definitions
•Noise is undesired sound.
•Sound is defined as vibrations traveling through the air or another medium that can be heard
when they reach the ear.
•Decibel (dB)is a unit used to measure the level of a sound by comparing it with a given
reference level on a logarithmic scale. One decibel equals 10 times the common logarithm
of the power ratio.
•“A-Weighting” is a frequency correction that correlates overall sound pressure levels with
the frequency response of the human ear.
•Leq is the equivalent sound pressure level or “energy” average noise level during a specific
time-period. It can be measured for any period, but is typically measured for fifteen minutes,
1 hour, or 24 hours.
2.0 Introduction
A car wash is being proposed for the existing Shell gas station at the east corner of Jamboree
Road and San Joaquin Hills Road. The car wash will be “self-serve” and is planned to be open
from 7 a.m. to 10 p.m. 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 with the same Ryko Soft Gloss Maxx system as
an existing Arco car wash facility located in the City of San Diego. This report presents the
results of 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 Figure 1. The site plan
is shown in Figure 2. The nearest residences are located to the east (in Big Canyon). The Villas
at Fashion Island are to the south of the car wash, and farther away.
It was demonstrated in a previous report (Project #5703601-0100-B by Landrum & Brown,
August 28, 2018) that noise levels at other areas are well below the City’s Noise Ordinance
limits. Therefore, the noise levels at Big Canyon and the Villas at Fashion Island are addressed
in this report. Since the preparation of the previous report, 16’-high wing walls have been added
at the entrance and exit ends of the tunnel. The noise levels with these additional noise reduction
features will be determined.
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Figure 1 – Project Location
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Figure 2 – Project Site Plan
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Figure 3 – Car Wash Tunnel Detail
Entrance End
Exit End
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3.0 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. Figure 4 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.
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.
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Figure 4 – Typical A-Weighted Sound Levels
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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.
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.
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4.0 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 limits are contained in Table 1, and they
show the acceptable levels at outdoor residential land uses during the applicable time period for
operation of the car wash. 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 can be increased to reflect the maximum
ambient noise level.
Table 1
CITY OF NEWPORT BEACH
EXTERIOR NOISE ORDINANCE CRITERIA
__________________________________________________________________________
NOISE LEVEL
NOT TO BE EXCEEDED
NOISE Daytime
LAND USE METRIC 7 a.m. to 10 p.m.
__________________________________________________________________________
Residential Leq (15-minute) 55 dBA
Residential Lmax 75 dBA
__________________________________________________________________________
As the car wash is expected to operate from 7 a.m. to 10 p.m., the projected noise levels will be
compared to the daytime 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 Leq criteria contained 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 12 dB of outdoor-to-indoor noise
reduction with windows open, compliance with the exterior noise standards will also result in
compliance with the indoor noise standards.
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5.0 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 Big Canyon and at The Villas at Fashion Island site were measured
for 20 minutes during the daytime hours. The measurements were performed on October 27, and
November 17, 2016. The measurement sites are shown in Figure 5. During the measurements,
local traffic, aircraft overflights, and vehicle passes were the primary noise sources.
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
2 Villas at Fashion Island, November 17, 2016
12:54 to 1:14 p.m. 52.2 66.1 75.4
_____________________________________________________________________
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 allowed. The adjusted noise
level limit for each adjacent area is shown below in Table 3.
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Figure 5 – Ambient Measurement Locations
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Table 3
ADJUSTED NOISE LEVEL LIMITS (dBA LEQ)
_____________________________________________________________________________
Adjusted
Noise
Land Limit Cause of
LOCATION Use Period (Leq) Adjustment
_____________________________________________________________________________
Big Canyon Residential Daytime 58.3 Measured Ambient
Villas at Fashion Island Residential Daytime 66.1 Measured Ambient
_____________________________________________________________________________
The Noise Ordinance allows an upward adjustment if ambient conditions are louder that the
ordinance limits. However, it will be shown that the project meets the ordinance limits without
any such adjustment.
6.0 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 San Diego 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 Figure 6. 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.
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Figure 6 – San Diego Car Wash Source Noise Measurement Locations
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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 for Site D in the Villas at Fashion Island. These modeled receptor locations are shown in
Figure 7. The distance to each observer, the effect of the tunnel end doors, the orientation to the
car wash tunnel, and noise reduction provided by the two wing walls are included in the
calculations. The resulting projected noise levels are shown below in Table 4.
Figure 7 – Jamboree Shell Car Wash Modeled Receptor Locations
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Table 4
PROJECTED NOISE LEVELS (dBA)
_____________________________________________________________________________
Day 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
and the addition of wing walls at both ends
A Big Canyon Residential 55 dBA 39.7 dBA Meets Ordinance
B Big Canyon Residential 55 dBA 28.8 dBA Meets Ordinance
C Big Canyon Residential 55 dBA 30.2 dBA Meets Ordinance
D Villas Residential 55 dBA 31.8 dBA Meets Ordinance
_____________________________________________________________________________
The analysis shows that the addition of the 16-foot high wing walls results in a significant
increase in noise reduction at Big Canyon.
The Noise Ordinance allows an upward adjustment if ambient conditions are louder that the
ordinance limits. However, Table 4 shows that the project meets the ordinance limits without
any such adjustment.
The results of the analysis indicate that with the car wash designed like the existing Arco facility,
and the addition of 10-foot long wing walls 16 feet high at both the entrance and exit end of the
car wash tunnel, the Leq noise levels at all the nearest residential areas are projected to meet the
adjusted daytime 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. With the exception of the additional wing walls, 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.
While not required in order to meet the Noise Ordinance, we recommend that the exterior surface
of the east edge of the car wash tunnel be constructed using split-face block, and that the wing
walls be constructed using split-face block on both surfaces. These design considerations can
help to minimize reflected noise from both the car wash and the traffic on the adjacent roadway.
Landscaping covering these walls can also be beneficial.
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7.0 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 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.
• Wing walls 10 feet long and 16 feet high are part of the project design, and the effect of these
barriers were included in the noise analysis. These walls are required in order for the projected
noise levels in this report to be valid. The noise barriers must have a surface density of at least
3.5 pounds per square foot, and shall have no openings or gaps. The wall may be constructed of
any masonry material. Split-face block is recommended.
With these design measures in place, the noise levels at the nearest homes will meet the daytime
Noise Ordinance limits.
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8.0 Vacuum Cleaner Noise Levels
This section addresses the potential vacuum cleaner noise impacts from the Jamboree Shell car
wash facility on the adjacent residential areas.
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 Daytime Noise
Ordinance limit of 55 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 Daytime Noise Ordinance limit of 55 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 Daytime Noise Ordinance limit of 55 dBA Leq.
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Attachment No. PC 6
Correspondence received
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1
Sent:Wednesday, June 10, 2020 9:07 AM
Subject:RE: Shell Service Station Proposed Car Wash Addition
From:DaveKuhn<dbkuhn42@gmail.com>
Sent:Monday,June8,202011:29AM
To:Whelan,Melinda<MWhelan@newportbeachca.gov>
Cc:'MarkColeman'<mark@tfpgroup.com>;'JoanColeman'<joanalicecoleman@gmail.com>;'CarlSwain'
<carl@carlswain.net>;'Lynnswain'<lynn@lynnswain.com>;CoulterShelia<dacoulter@cox.net>;DonnaBecker
<dbecker800@icloud.com>;HelgaMeyer<helgaing@me.com>;GerryGiannini<gerral@outlook.com>;MitchArrington
<mitch@wcsfitness.com>;MarilynBrewer<maybrew@aol.com>;KatColao@gmail.com;'MichaelClauss'
<dmclauss@aol.com>;'JockFischer'<fjfischer@cox.net>
Subject:ShellServiceStationProposedCarWashAddition
Importance:High
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.
DearMs.Whelan:
YoumayrememberthatwehadseveralconversationsayearandahalfagowhentheadditionofacarwashtotheShell
StationonSanJoachinHillsRoadwasfirstproposed.
Asownersofoneofthetwomostaffectedpropertiesadjacenttothecarwash,mywifeandIhaveveryserious
concernsabouttheimpactsofthisproject.Wearenotalone.IthinkIcansaywithoutfearofcontradictionthatthe
vastmajorityofhomeownersintheCanyonMesasectionofBigCanyonfeelthesameway.Wewantachanceto
prepareapresentationinoppositiontotheproject,andachancetobeheard.
Weonlylearnedofthisproposedhearingthroughthe“grapevine.”Whatarethelegalnoticerequirements?Whenwas
apublicnoticegoingtobemailedouttoaffectedpropertyowners?Hasthestaffreportbeenwritten?Isitavailableto
thepublic?Hastheapplicantseenityet?Wastheapplicantinvolvedinthepreparationofthestaffreport?
Ialsofeelitisverycurious,tosaytheleast,thattheapplicanthaschosenthistimetoaskforapublichearingwhencivil
unrestandtheCovid19pandemichavecombinedtomakeitverydifficulttoorganizeopposition.Havingapublic
hearingwithouttheabilityforthepublictoparticipateinpersononsuchasensitiveissueisnot,inmyopinion,fairnora
true“publichearing.”
DavidB.Kuhn,Jr.
30RueFontainebleau
NewportBeach,CA92660
(949)500Ͳ0770
Dbkuhn42@gmail.com
159
From:Mark E Chatow
To:Planning Commissioners
Subject:Project PA2016-093 Shell Service Station Car Wash - Opposed
Date:Tuesday, June 09, 2020 10:44:37 AM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Planning Commission:
I am writing to oppose the proposed general plan amendment and CUP for the Shell Service
Station Car Wash at 1600 Jamboree Road. While I am in favor of growth in the right areas
and don't oppose appropriate projects such as new condominium construction in the area,
allowing a new car wash to be constructed immediately adjacent to a long-standing residential
neighborhood would be against all principles of well-reasoned city planning.
This property has been located immediately adjacent to Big Canyon for decades, and
homeowners have purchased their homes based on an understanding of the existing use. As
Jamboree is obviously a heavily-trafficked street, the gas station currently adds little, if any,
additional noise for Big Canyon residents. That would not be the case with the car wash.
In addition to increasing the number of cars visiting the station outside the normal peak hours
(including people drying and vacuuming their cars on the property), the car wash would
substantially increase noise levels. The high-powered dryers required for automated car
washes operate at decibel levels that will create significant and consistent additional noise
pollution in the Big Canyon community.
Additionally, unlike traffic noise, which tends to be fairly consistent such that people
eventually learn to live with it, the car wash blowers (and vacuums if present) will cause
periodic bursts of noise at random times.
The best analogy I can give is for you to imagine gardeners wielding massive, 10 foot-high
leaf blowers on the slopes between Jamboree and Big Canyon. The city would obviously not
allow that, and it should not allow the same noise from the proposed project.
Amending the general plan and allowing a CUP for a new automated car wash (particularly
given that there is one literally across the street already) immediately adjacent to an existing
residential neighborhood would undermine the reasons we have general plans and planning
commissions in the first place and I urge you to deny the pending application.
If the Commission make the unfortunate choice to approve the application, I would further
urge you to do it conditioned on maintenance of specific decibel levels, and the requirement to
take all necessary sound abatement measures such as coating the tunnel with sound absorbing
materials designed for that environment, requiring doors on both ends of the car wash,
specifying limited operating hours, denying any request to have vacuum stations, and paying
for extensive landscaping for the adjacent slopes which will help to both visually and
auditorily screen the station and the car wash from Big Canyon.
Regards,
Mark Chatow
160
Mark Chatow, Esq.
23 Corporate Plaza Drive, Suite 150
Newport Beach, CA 92660
949-478-8393 (Office)
310-922-8665 (Cell)
This electronic message contains information that may be Confidential and Privileged. The Information is intended only for the
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electronic information in error, please delete the message and any attachment and notify us immediately. Thank you.
161
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Attachment No. PC 7
Revised Plans
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PA2016-093 Attachment No. PC 7 - Revised Plans
165
RAD.
N 51°49'07" W
RAD.
N 54°18'44" W
S 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" ERAD.
N 53°57'12" W N 53°57'12" W L=262.60'
N
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CCTVCCTVCCTVCCTVCCTVCCTVCCTV60'-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. APPROACH 6'6'
-8"5'
8'
4'
(E) CATCH BASIN
(E) EDISON PULLBOX 30' SETBACK30' SETBACK30' SETBACK
PA2016-093 Attachment No. PC 7 - Revised Plans
166
30'-0"SETBACKCCTVCCTVCCTVCCTVCCTVCCTVCCTVRAD.
N 51°49'07" W
RAD.
N 54°18'44" W
S 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" ERAD.
N 53°57'12" W N 53°57'12" W L=262.60'
N
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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 BASIN 6'6'
-8"5'
8'
4'6"3'-1"4'-0"29'-8"26'-11"2
6
'
-
0
"
9
7
'10'-0"12'-0"NOPA
R
K
I
N
G27'-4"6'-0"7'
-
8
"26'-4"REV. PER PLANNING DIV.05/04/201701 SH15'-0"9'-0"1134 SF
50.7 SF
228 SF
118 SF
520.5 SF
641.7 SF
08/18/201802 ER
09/24/201803 SH
1
0
'
-
0
"
1
0
'
-
0
"
1
0
'
-
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"WA
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'
-
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"WA
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S
A
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I
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L
S
R
O
A
D
PA2016-093 Attachment No. PC 7 - Revised Plans
167
SALES AREA
RESTROOM
PA2016-093 Attachment No. PC 7 - Revised Plans
168
Enter Exit Car Wash
PA2016-093 Attachment No. PC 7 - Revised Plans
169
PA2016-093 Attachment No. PC 7 - Revised Plans
170
PA2016-093 Attachment No. PC 7 - Revised Plans
171
1134 SF
228 S
118 SF
520.5 SF
641.7 SF
1"
12.57
1"
21.75
1"
4 1.52
1"
3 3.6
1"
5 5.50
1"
61.47
1"
7 4.32
1"
8 2.8
1"
9 1.14
1"
101.59
1"
113.9
1"
12 1.07
C
FS
San Jauquin HillsJamboree Road SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY
Rain Bird XCZLF-100-PRF 12
Low Flow, 0.2-10gpm, with 1" Low Flow Valve valve and 1" Pressure
Regulating RBY filter and 40psi pressure regulator.
Pipe Transition Point above grade 13
Pipe transition point from PVC lateral to drip tubing with riser to above
grade installation.
Hunter HE-B Emitter Tree Ring Dripline 33
Number correlates with Valve Number. Use (3) 60 HE-B emmitters
per 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 Shield
Technology. 0.4 GPH emitters at 18" O.C. Laterals spaced at 18" apart,
with emitters offset for triangular pattern. UV Resistant. Specify XF
insert fittings.
Area to Receive Dripline
Rain Bird XFS-06-24 293.1 l.f.
XFS Sub-Surface Pressure Compensating Dripline w/Copper Shield
Technology. 0.6 GPH emitters at 24" O.C. Laterals spaced at 24" apart,
with emitters offset for triangular pattern. UV Resistant. Specify XF
insert fittings.
Existing Irrigation
Adjust and repair per new planting.
SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY
Quick Coupler Rain Bird 5-LRC 1
1" Brass Quick-Coupling Valve, with Corrosion-Resistant Stainless Steel
Spring, Locking Thermoplastic Rubber Cover, and 1-Piece Body.
Provide every 50` where needed.
Existing controller 1
Verfiy location in field. Reconfigure per new planting and hydrozones.
Existing Flow Sensor 1
Verify location in field. Conifirm functionality and replace if necessary.
Point of Connection 1" 1
Verify location of mainline in field. Connect to mainline after B.F.P. and
flow 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 16:17
C
FS
Valve Number
Valve Size
Valve Flow
Valve Callout
#
IRRIGATION SCHEDULE
NOTES:
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
202 East Cota Street
Santa Barbara, CA 93101
tel 805.962.9055
fax 805.962.5658
arcadiastudio.com
No. 3513
EXP. 10.31.19
0 16 328
PA2016-093 Attachment No. PC 7 - Revised Plans
172
202 East Cota Street
Santa Barbara, CA 93101
tel 805.962.9055
fax 805.962.5658
arcadiastudio.com
No. 3513
EXP. 10.31.19
PA2016-093 Attachment No. PC 7 - Revised Plans
173
202 East Cota Street
Santa Barbara, CA 93101
tel 805.962.9055
fax 805.962.5658
arcadiastudio.com
No. 3513
EXP. 10.31.19
PA2016-093 Attachment No. PC 7 - Revised Plans
174
E-ER
E-ER E-ERCCTVCCTVCCTVCCTVCCTVCCTVCCTV1134 SF
118 SF
520.5 SF
641
RI-EPRI-EPRI-EPRI-EPRI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
LT-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EPRI-EPRI-EPRI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
RI-EP
PM-EP
PM-EP
PM-EP
PM-EP
PM-EP
PM-EP
PM-EP
PM-EP
PM-EP
PM-EP
PM-EPPM-EP
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
LT LT LT LT LT LT LT LT LT LT
LT
LT
LT
LT
LT
LT
LT
LT
LT
LT
LT
LT
LT
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LT
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LT
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LT
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LT
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LT
LT
LT
LT
LT
LT
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LT
LT
LT
LT LT LT LT LT LT LT LT LT LT LT LT LT
RI-EPRI-EP
RI-EPRI-EP
RI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EPRI-EP
AN
AN
AN
AN AN
AN
AN
AN
AN
ANAN
ANAN
ANAN
AN
MC MC
MCMC
MCMC
MCMC
MCMCMCMC
MCMC
MC
MCMCMC
MC
MC
MC
MC MC
MC
MC
MC
MCMC
MC
MC
MC
MC MC
MCMCMC
MC
MC
MC
MCMC MC
MCMC
MC
MC MC
ANAN
AN AN
AN
AN
ANAN
AN
AN
AN
AN
MC
MCMC
MC
MC
MC
MC
MC
MC MCMC
MCMC
AA
AA AA
AA
AA
AA AA
AA
AA
AN AN
AN
AN
AN
AN
MC
MCMC MC
MCMC
MCMC
MC MC
MC
MC
MC
MC MC
MCMC
MC
MC
MC
MC
MC
MC
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MC
PP-EP
PP-EP
PP-EP
MC
MC
MC
MC
MCMC
MC
MC
MC
MC
MCMC
MC
MC
MC
MCMC
MCMC
MC MC
LT-EP
LT-EP
MC
MCMC
MC
MCMCMC
MC
MC
MC
MC
MC
MC
MC
MC
MC
MC
MC
MC
MC
MC
MC
MC
MCMC
MC
MC
MC
MC
MC
MC
MC
MC
MC
MC
MC
MC
MC
MCMCMCMCMCAN
HR
HR
HR
HR
HR
HR
HY
HY
HY
HY
HY
HY
HY
HY
HR
HY
HY
HY
HRHRHR
HR
HR
HR
HRHRHRHR
HR
HY
HY
HY LT
HR
HR HR HRHR
HR HR HRHRHR
HR
HY HYHY HYHY HY HYHY
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HRHRHR
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HRHR
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HRHR
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HRHRHR
HRHY
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HYHYHYHR
HR
HRHR
MC
MC
MCMC
MC MC
MC MCMC
MC
MC
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MC
MC
BB2
BB2
BB2
BB2
BB2
BB2
BB2
BB2
BB2
PG
PG
PG
PG
PG
PG
PG
PG
PG
BB2
BB2
BB2
BB2
BB2
BB2
BB2
BB2
BB2BB2
BB2
BB2
MC
San Jauquin HillsJamboree RoadBB2
LT
LT
LT
LT
LT
LT
LT
LT
TREES BOTANICAL NAME COMMON NAME SIZE QTY REMARKS
E-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 22
PR Phoenix roebelenii Pygmy Date Palm 24"box 3
PG Podocarpus gracilior Fern Pine 24"box 9
SHRUBS BOTANICAL NAME COMMON NAME SIZE QTY REMARKS
BB (E) Buxus microphylla Littleleaf Boxwood Existing 11
LT-EP (E) Ligustrum texanum Texas Privet Existing 61 Existing to remain
RI-EP (E) Rhaphiolepis indica Indian Hawthorn Existing 77 Existing to remain
AA Agave americana Century Plant 15 gal 9
AN Agave attenuata `Nova`Blue Clone 5 gal 35
HR Hemerocallis x `Red`Red Daylily 5 gal 51
HY Hemerocallis x `Yellow`Daylily 5 gal 38
LT Ligustrum japonicum `Texanum`Wax Leaf Privet 5 gal 71
MC Muhlenbergia capillaris Pink Muhly 5 gal 164
P Parthenocissus quinquefolia `Hacienda Creeper` Hacienda Creeper 5 gal 6
GROUND COVERS BOTANICAL NAME COMMON NAME SIZE SPACING QTY REMARKS
-- Existing Turf Existing 4,654 sf To remain
Gazania rigens Gazania 1 gal 24" o.c. 1,036 sf
Myoporum parvifolium Trailing Myoporum 1 gal 48" o.c. 902 sf
Trachelospermum jasminoides Chinese Star Jasmine 1 gal 48" o.c. 605 sf
2019-06-04 09:33
PLANT SCHEDULE
NN202 East Cota Street
Santa Barbara, CA 93101
tel 805.962.9055
fax 805.962.5658
arcadiastudio.com
No. 3513
EXP. 10.31.19
0 16 328
PA2016-093 Attachment No. PC 7 - Revised Plans
175
202 East Cota Street
Santa Barbara, CA 93101
tel 805.962.9055
fax 805.962.5658
arcadiastudio.com
No. 3513
EXP. 10.31.19
PA2016-093 Attachment No. PC 7 - Revised Plans
176
202 East Cota Street
Santa Barbara, CA 93101
tel 805.962.9055
fax 805.962.5658
arcadiastudio.com
No. 3513
EXP. 10.31.19
PA2016-093 Attachment No. PC 7 - Revised Plans
177
PA2016-093 Attachment No. PC 7 - Revised Plans
178
From:Mark Coleman
To:Planning Commissioners
Subject:Proposed Shell Station Car Wash
Date:Tuesday, July 7, 2020 4:05:19 PM
Attachments:image008.png
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
To Members of the City of Newport Beach Planning Commission. My wife Joan Coleman and I live at
34 Rue Fontainbleau, and we are in opposition to the Shell Service Station Car Wash Addition
(Project File No.: PA2016-093) for which a general plan amendment and conditional use permit is
required. The Project is scheduled to be heard at the Planning Commission Meeting Thursday, July
9.Our issues with the proposed project include the following:
1.Negative impact on the surrounding residential community of Big Canyon, due to increased
traffic, incremental increased noise and their negative impact on property values.
2.No demonstrated economic or other need for this additional car wash has been presented
by the owner of the site. There are at least 14 other car wash sites in the City of Newport
Beach, not to mention all of the mobile car wash operators.
3.We do not believe that the Planning Commission should favor a commercial business
owned by a non-resident of Newport Beach, over the interests of surrounding long-term
residents.
4.Shoe-horning this unnecessary car wash onto a site that is already burdened with other
previous setbacks and variances is overreach. A setback that consumes 15’ of a 30’ area is
absurd, for a commercial activity that is not needed.
Thank you for your attention, we look forward to speaking Thursday evening.
Very truly yours,
Mark Coleman, CEO
Training Funding Partners
10221 Slater Avenue, Suite 213
Fountain Valley, CA 92708
714.845.4406 (Direct)
949.689.4998 (Cell)
mark@tfpgroup.com
Planning Commission - July 9, 2020
Item No. 5a Additional Materials Received
Shell Service Station Car Wash Addition (PA2016-093)
From:Pamela Gilmour
To:Planning Commissioners
Subject:Car Wash
Date:Tuesday, July 7, 2020 5:14:39 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
We live in Big Canyon very proximate to the proposed car wash. We are not in favor of amending the General Plan
to allow for a car wash to be added to the gas station.
Why? There is a gas station across the street from this proposed car wash. The noise of a car wash is awful and not
beneficial to our community. Where would people who wish to use the car wash line up - On San Joaquin or
Jamboree- obviously not.
We find this utterly ridiculous that this is even being considered by the Planning Commission.
Please do not allow this car wash. Thank you.
My husband and I have been residents of Newport Beach for 45 years. We have lived in 4 different homes in Big
Canyon and are very familiar with what would work or be beneficial to our community.
Pamela and Donald Gilmour
12 Rue Chantilly
Sent from my iPad
Planning Commission - July 9, 2020
Item No. 5b Additional Materials Received
Shell Service Station Car Wash Addition (PA2016-093)
From:Marilyn Brewer
To:Planning Commissioners
Subject:Re; Hearing/Shell Gas Station
Date:Tuesday, July 7, 2020 7:45:07 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
RE: Agenda item 5 - SHELL SERVICE STATION CAR WASH ADDITION (PA2016-093) Dear Commissioners,
I am Marilyn Brewer, a director on the Canyon Mesa Community Association and apast president
of the association. I will be addressing the commission on Thursday evening because
I believe that
it is important for the Planning Commission to understand the background and
demographic make up of this community and the impact of the proposed plans.
Thank you for this opportunity.
Marilyn Brewer
Planning Commission - July 9, 2020
Item No. 5b Additional Materials Received
Shell Service Station Car Wash Addition (PA2016-093)
Planning Commission - July 9, 2020
Item No. 5b Additional Materials Received
Shell Service Station Car Wash Addition (PA2016-093)
From:Gerral Group
To:Planning Commissioners
Cc:Dave Kuhn; Dave and Christine Sullivan; Lynn Swain; Carl Swain; Marilyn Brewer; Leonard Simon; Mark
Coleman; Joan Coleman
Subject:Planning Commission Meeting, July 9, 2020, Agenda Item 5, (PA2016-093) Shell Service Station Car Wash
Date:Wednesday, July 8, 2020 8:45:05 AM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Commissioners:
I am a resident of Big Canyon Community Association; live in Canyon Mesa Community
Association, which is one the sub associations in Big Canyon that will destructively impacted
if the requested variance is granted to this applicant.
I am firmly opposed to the Commission granting yet another variance to this applicant. I
attended to the outreach Zoom Meeting on June 30, 2020, as well as all of the other meetings
conducted by Mr. Rosansky over the long course of attempting to have this item succeed.
One of the salient points of all of these meetings centered on sound and noise intrusion to the
homes in Canyon Mesa that would be caused by the loud mechanical equipment required
when the car wash operates. The attempts to negate the sound issues this car wash would
create are not verifiable, based upon what was provided at this meeting. Additionally, several
questions posed to Mr. Rosansky have yet to be answered.
I will be attending the forthcoming meeting and look forward to addressing my concerns.
Respectfully,
Gerald A. Giannini
Treasurer, Director
Big Canyon Community Association
Treasurer, Director, Canyon Mesa Community Association
gerralgroup.com
Mobile: 949 683 4952
Planning Commission - July 9, 2020
Item No. 5b Additional Materials Received
Shell Service Station Car Wash Addition (PA2016-093)
From:Lsimon@seniorcomputers.com
To:Planning Commissioners
Cc:"Dave Kuhn"; "Dave and Christine Sullivan"; "Lynn Swain"; "Carl Swain"; "Marilyn Brewer"; "Mark Coleman";
"Joan Coleman"; "Gerral Group"
Subject:Planning Commission Meeting, July 9, 2020, Agenda Item 5, (PA2016-093) Shell Service Station Car Wash
Date:Wednesday, July 8, 2020 10:41:19 AM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Commissioners,
RE: Agenda item 5 - SHELL SERVICE STATION CAR WASH ADDITION (PA2016-093)
My name is Leonard Simon residing at 37 Rue Fontainbleau in Big Canyon. My patio home
backs-up on Jamboree and is adjacent to the Shell station. I will be speaking at the Planning
Commission meeting on Thursday July 9, 2020.
I oppose approving the car wash addition and I will be addressing these topics: Structure of car
wash building, CEQA exemption, several environmental considerations, proximity of car
wash facility to hydrogen generating facility.
Respectfully,
Leonard Simon
Cell: 562-682-3448
Planning Commission - July 9, 2020
Item No. 5b Additional Materials Received
Shell Service Station Car Wash Addition (PA2016-093)
1
Subject:FW: Follow-up answers to unanswered questions posed at Shell station car wash Zoom meeting on
June 30, 2020
Attachments:Responses to Resident Questions at Zoom Meeting.pdf
Begin forwarded message:
From: parahdigm@aol.com
Date: July 7, 2020 at 3:26:07 PM PDT
To: "mwhelan@newportbeachca.gov" <mwhelan@newportbeachca.gov>
Subject: Fwd: Follow‐up answers to unanswered questions posed at Shell station car wash Zoom
meeting on June 30, 2020
Reply‐To: parahdigm@aol.com
HI Melinda:
Attached is the question and answer sheet that was sent to the Big Canyon residents that attended the
Zoom meeting on June 30. Please include it in the record for Thursday's hearing.
Warm regards,
Steve
-----Original Message-----
Sent: Fri, Jul 3, 2020 12:14 pm
Subject: Follow-up answers to unanswered questions posed at Shell station car wash Zoom meeting on
June 30, 2020
Dear Canyon Mesa Community Association Residents:
As promised at our Zoom meeting on June 30, I am attaching the answers to the questions that I said I
would follow-up on and report back to you. I have also attached some supporting documentation
referenced in the answers to the questions. Please don't hesitate to reach out to me if you have any
further questions.
Sincerely,
Steven Rosansky
President & CEO
Newport West
(714) 381-2460
Planning Commission - July 9, 2020
Item No. 5b Additional Materials Received
Shell Service Station Car Wash Addition (PA2016-093)
2
Planning Commission - July 9, 2020
Item No. 5b Additional Materials Received
Shell Service Station Car Wash Addition (PA2016-093)
3
Planning Commission - July 9, 2020
Item No. 5b Additional Materials Received
Shell Service Station Car Wash Addition (PA2016-093)
During the Zoom meeting held on June 30, 2020, the participants asked a number of questions
that were answered and asked some that needed follow -up answers. These follow-up
questions are listed below along with the answer. In some cases the answer will r efer to a
document that has been attached.
Question 1: Lynn Swain asked how many cars could be in the queue leading up to the entrance
of the car wash?
Answer 1: The car wash queue line is 97 feet long and has the ability to hold 5 cars as required
by the City code. I have attached a visual of what that will look like.
Question 2: Gerry Wilson asked why are the sound tables and dates over 4 years old? Why
weren’t the sound measurements updated?
Answer 2: This project began in 2015. Sound readings were taken at an ARCO facility located
at 3170 Carmel Valley Road, San Diego, CA on November 20, 2015 and August 12, 2016. The
ARCO uses a Ryko Soft Glass Maxx car wash system similar to the one planned to be installed at
the Shell Station. Since the type of equipment we plan on installing has not changed, the sound
measurements are still valid and therefore, there was no need to redo the sound
measurements.
Question 3: Gerry Wilson asked is the car wash machinery that was used for the sound
measurements in San Diego the same as what is planned on being installed at the Shell Station?
Answer 3: As stated above the car wash machinery at the San Diego ARCO and the machinery
to be installed at the Shell station are virtually the same. I spoke with the man ufacturer
representative and he said the equipment only has some minor cosmetic differences.
Question 4: Gerry Wilson and Leonard Simon asked what the address is of the car wash in
Irvine that we used for the video presentation?
Answer 4: The Irvine car wash where we filmed the video is 6501 Quail Hill Pkwy, Irvine, CA.
Question 5: Gerry Wilson asked whether the Hydrogen Gas tank installation required a change
in the Conditional Use Permit for the Shell station?
Answer 5: Newport City staff researched this question. The answer is that the installation was
approved by Staff Approval No. SA2010-001 (PA2010-038). (See attached document). There
wasn’t a requirement for a change in the use permit because the Planning Director made a
finding that the addition of the hydrogen gas facility was in substantial conformance with the
existing conditional use permit.
Question 6: There were a number of comments regarding whether there are doors on the
Chevron station car wash across the street.
Planning Commission - July 9, 2020
Item No. 5b Additional Materials Received
Shell Service Station Car Wash Addition (PA2016-093)
Answer 6: I visited the Chevron station again and walked inside of it. On the entrance there
was no indication that there was ever a roll up door. At the exit end it does appear to have
some type of roll up device above the entrance. I have attached pictures of both end s of the
car wash.
Question 7: Joan Coleman asked why the sound study was not done here in Orange County
instead of the ARCO station in San Diego?
Answer 7: The sound study was conducted using the San Diego ARCO station car wash because
that was the closest one at the time of the study. The car wash in Irvine where we filmed the
video was not constructed until 2018 and according to the Ryko manufacturer representative,
installation was completed on March 26, 2018. Therefore this facility was not in existence until
well after the sound measurements were made. The manufacturer representative also stated
that the equipment at the ARCO car wash and the Irvine car wash are both similar to what will
be installed at the Shell station.
Question 8: Joan Coleman asked whether the car wash sound and the ambient sound would be
cumulative?
Answer 8: According to our sound engineer, when there is a 10 decibel or greater difference in
two noise generation points, the lower decibel sound has virtually no additive ef fect. In our
case the difference is in excess of a 20 decibel difference. He will be present at the Planning
Commission hearing to answer any sound related questions in more detail.
Question 9: Marilyn Brewer asked if the R&M Pacific Rim, Inc. is the original owner of the Shell
station?
Answer 9: R&M originally entered into a contract with Shell in 2003 to manage the station for
Shell. In 2010 Shell sold the gas station to R&M.
Question 10: Leonard Simon asked if there are any charts showing the combination of the
ambient noise with the car wash noise?
Answer 10: There is no chart combining the ambient noise with the car wash noise as this is
not relevant (See answer to question 8 above) or required under the code. The code only
requires that the sound from the car wash not exceed 55 db at the receptor sites. None of the
projected sound levels exceed 40 db at any of the receptor sites according to the most recent
sound study.
Question 11: Can you provide a copy of the plans for the car wash?
Answer 11: The plans have been made a part of the Planning Commission Staff Report and can
be accessed here: https://www.newportbeachca.gov/PLN/planning_commission/current_agenda.pdf
Question 12: David Kuhn asked where is the new trash enclosure located?
Answer 12: The new trash enclosure is located to the left of the car wash entrance adjacent to
the queue line. I have attached a diagram where I have circled the location.
Planning Commission - July 9, 2020
Item No. 5b Additional Materials Received
Shell Service Station Car Wash Addition (PA2016-093)
Planning Commission - July 9, 2020 Item No. 5b Additional Materials Received Shell Service Station Car Wash Addition (PA2016-093)
Planning Commission - July 9, 2020 Item No. 5b Additional Materials Received Shell Service Station Car Wash Addition (PA2016-093)
30'-0"SETBACK
CCTVCCTVCCTVCCTVCCTVCCTVCCTVRAD.
N 51°49'07" W
RAD.
N 54°18'44" W
S 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" ERAD.
N 53°57'12" W N 53°57'12" W L=262.60'
N
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"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 BASIN 6'6'-8"5'
8'
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Planning Commission - July 9, 2020
Item No. 5b Additional Materials Received
Shell Service Station Car Wash Addition (PA2016-093)
From:Helga Meyer
To:Planning Commissioners
Subject:Proposed Shell Station Car Wash
Date:Wednesday, July 08, 2020 4:59:21 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Dear Commissioners,
My name is Helga Meyer and I reside at 33 Rue Fontainbleau.
I am vehemently opposed to the proposed car wash project for reasons of noise, hours of operation, and fumes of
idling cars.
I will speak at the meeting on Thursday on these subjects.
Respectfully,
Helga Meyer
Planning Commission - July 9, 2020
Item No. 5b Additional Materials Received
Shell Service Station Car Wash Addition (PA2016-093)
1
Subject:RE: Additional information for Shell Car Wash Agenda Item
From: parahdigm@aol.com <parahdigm@aol.com>
Sent: Wednesday, July 8, 2020 3:58 PM
To: Whelan, Melinda <MWhelan@newportbeachca.gov>
Subject: Additional information for Shell Car Wash Agenda Item
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.
Hi Melinda:
Please see the email response below that was sent to Gerald Giannini yesterday with a cc to the other listed email
addresses. It contains the responses to the questions he posed to me by email. Please note that in his email to the City
today, he said I did not respond to his questions. He must have overlooked it in his email box. Please make these
responses part of the record for tomorrow's meeting.
Warm regards,
Steve Rosansky
President & CEO
Newport West
(714) 381-2460
-----Original Message-----
To: gerral@outlook.com <gerral@outlook.com>
Cc: dbkuhn42@gmail.com <dbkuhn42@gmail.com>; mark@tfpgroup.com <mark@tfpgroup.com>; maybrew@aol.com
<maybrew@aol.com>; carl@carlswain.net <carl@carlswain.net>; mitch@wcsfitness.com <mitch@wcsfitness.com>;
sull.email@gmail.com <sull.email@gmail.com>; joanalicecoleman@gmail.com <joanalicecoleman@gmail.com>;
helgaing@mac.com <helgaing@mac.com>; fjfischer@cox.net <fjfischer@cox.net>; dbecker800@icloud.com
<dbecker800@icloud.com>; chrissymkruse@aol.com <chrissymkruse@aol.com>; Lsimon@seniorcomputers.com
<Lsimon@seniorcomputers.com>; dmclauss@aol.com <dmclauss@aol.com>; lynn@lynnswain.com
<lynn@lynnswain.com>; Fkim@rmshell.com <Fkim@rmshell.com>
Sent: Tue, Jul 7, 2020 7:03 pm
Subject: Re: SHELL Car Wash - Equipment
Hi Gerald:
I now have the answers to your questions. Please see my comments in red below.
Warm regards,
Steve
-----Original Message-----
From: Gerral Group <gerral@outlook.com>
To: parahdigm@aol.com <parahdigm@aol.com>
Cc: Dave Kuhn <dbkuhn42@gmail.com>; Mark Coleman <mark@tfpgroup.com>; Marilyn Brewer <maybrew@aol.com>;
Carl Swain <carl@carlswain.net>; Mitch Arrington <mitch@wcsfitness.com>; Christine Sullivan <sull.email@gmail.com>;
Joan Coleman <joanalicecoleman@gmail.com>; Helga Meyer <helgaing@mac.com>; Jock Fischer <fjfischer@cox.net>;
Donna Becker <dbecker800@icloud.com>; Chrissy Kruse <chrissymkruse@aol.com>; Lsimon@seniorcomputers.com
Planning Commission - July 9, 2020
Item No. 5c Additional Materials Received
Shell Service Station Car Wash Addition (PA2016-093)
2
<Lsimon@seniorcomputers.com>; Michael Clauss <dmclauss@aol.com>; Lynn swain <lynn@lynnswain.com>
Sent: Fri, Jul 3, 2020 3:15 pm
Subject: Re: SHELL Car Wash - Equipment
Hello Steve:
Thank you for your response and answers to the questions that were raised at the Zoom Meeting on
June 30, 2020.
Since this matter is of extreme importance and monetarily will affect Big Canyon residents, it is only
reasonable that concise verifiable information be provided. Specially, this refers to the Car Wash
Manufacture and said equipment. Your reply states that the Irvine car wash, where the video was
recorded and the San Diego Arco station car cash, were the sound study was conducted in 2016,
"are both similar to what will be installed at the Shell station". Using the word "Similar" means they are
not identical and therefore this does not provide the complete information for the impacted resident
require, to adequately evaluate and to actually know what the equipment in the application is
comprised of. Both the San Diego ARCO car wash where the sound levels were taken and the Irvine
ARCO car wash where the video was filmed use a Ryko SoftGloss Maxx 5 washing system with the
Onboard Dry system. The same system will be installed at the Shell station. As stated in my reply to
Question 3, the manufacturer's representative has informed me that there may be some minor
cosmetic differences that do not affect the performance of the car wash or the loudness of the car
wash. Therefore, they should be substantially similar but not identical.
Also missing from your reply is if the Irvine Station, located on Quail Hill Pkwy, is identical to the one
that will be installed at the Shell Station on Jamboree? Please see the answer above. The Ryko
Website has an array of options that can be added to or that can enhance the overall car wash
operation and customer experience. Does the Application under consideration have a complete
listing of these options and accessories to be installed at this location, with model or parts numbers?
The application for the conditional use permit does not provide a detailed itemization of the exact
configuration of the car wash to be installed. Condition No. 5 of the proposed Conditions of Approval
require the installation of the RYKO SoftGloss Maxx system. An application for a CUP would not
typically itemize to the detail that you have inquired about. This level of detail will be provided on the
building plans equipment list. Again from the Ryko website, the purchaser adds components to arrive
at the final product purchased. Increasing accessories and options add to operational noise and the
length of time that is required to complete the car wash cycle. I have been assured by the Ryko
manufacturer's representative that the loudest part of any of their Ryko SoftGloss Maxx systems is
the blower. There are no options that would make the car wash any louder than has been verified by
the sound study. The sound study indicates that the car wash as proposed is projected to not exceed
40 db at points A, B & C along Rue Fontainebleau. The City noise ordinance permits up to 55 db per
code and even higher if the ambient noise measurement is higher than 55db.
I also requested information on the external or adjacent vacuum system that will be part of the car
wash installation. The same details are requested for this equipment; manufacture, model number
and where this vacuum station will be located. At this time the intention is to install a J.E. Adams
vacuum system. It is a two QUIET motor, large dome system. The dome is insulated to reduce
noise. I believe I indicated where the vaccum system was being located at the Zoom meeting but if
you missed it during my presentation, it will be located in the planter directly in front of the
convenience store. When the Irvine video was recorded, if this particular station had such a vacuum
station, it was not included in the video. When we filmed the video at the Irvine ARCO station, we
were only there to film the difference between the operation of the car wash with the doors open and
the doors closed, to demonstrate the operation of the doors and their sound dampening effect. We
did not film the vacuum system. We are relying on the sound study prepared for this project to
Planning Commission - July 9, 2020
Item No. 5c Additional Materials Received
Shell Service Station Car Wash Addition (PA2016-093)
3
demonstrate anticipated sound levels of both the car wash system and the vacuum. When a vehicle
is inside the car wash and the drying fans are operating and if the vacuum is also in use at the same
time, then this becomes a very important sound measurement. Our sound engineer has indicated that
when two sound sources of approximately the same level are occurring at the same time, there is
very little additive effect and you would expect an insignificant difference in the increase in db. In our
case the vacuum system is estimated to generate less than 30 db. The highest projected sound level
of the car wash in Big Canyon is less than 40 db. As stated in the answer to Question 8, there should
be virtually no additive affect.
Thank you for your prompt attention to these questions.
Gerald A. Giannini
Treasurer, Director
Big Canyon Community Association
Treasurer, Director, Canyon Mesa Community Association
gerralgroup.com
Mobile: 949 683 4952
Planning Commission - July 9, 2020
Item No. 5c Additional Materials Received
Shell Service Station Car Wash Addition (PA2016-093)
From:Mark E Chatow
To:Planning Commissioners
Subject:Re: Project PA2016-093 Shell Service Station Car Wash - Opposed
Date:Thursday, July 09, 2020 10:58:33 AM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Commission Members:
At the request of Steve Rosansky I am writing to let you know that he contacted me regarding
this matter. While I appreciated Mr. Rosansky's perspective and his client's efforts to attempt
to mitigate the impact from the project, after careful consideration I am still opposed.
The essence of my concerns is that the homeowners in our neighborhood, and specifically
those located immediately adjacent to the car wash, bought their homes with an understanding
of what they were getting. While they implicitly agreed to live near a busy street, they did so
with a reasonable expectation that the level of noise, disruption, and health risks taking place
at the gas station would not materially change. Further, the car wash is likely to draw
customers during times when the road would otherwise be less noisy-- such as evenings and
weekends mornings when people have time to get their cars washed. While 7am - 10am has
somehow been deemed a reasonable noise window in our modern world, the reality is that
most people are relaxing quietly at home at that time in the morning, after 8:00 pm, or on
weekends -- particularly given the current pandemic. Based on observations of the number of
idling cars and increased traffic at the self-serve car wash across the street, we have to assume
the same will take place at this location.
Additionally, we have been provided no information that I'm aware of as to the potential
toxicity of the chemicals being used in the proposed wash.
This is a matter of basic health and fairness. The homeowners didn't sign up for this when
they bought, and forcing it on them now puts the (questionable) rights of a single business
above the harm it will cause an entire community. If home values decrease because of this, or
we find out later that car wash "wax" sprays aerosol and aren't so great for people to be
breathing next to their homes, then all of Canyon Mesa will pay the price.
While I am generally pro-growth, the equities and risks involved in forcing existing
homeowners to endure living literally right next to a car wash far outweigh the relatively
minimal societal benefit of allowing a second automated car wash to operate directly across
the street from one that already exists.
I hope that you will consider my position and those of my fellow homeowners and deny this
project.
Sincerely,
Mark Chatow
Planning Commission - July 9, 2020
Item No. 5d Additional Materials Received After Deadline
Shell Service Station Car Wash Addition (PA2016-093)
Mark Chatow, Esq.
23 Corporate Plaza Drive, Suite 150
Newport Beach, CA 92660
949-478-8393 (Office)
310-922-8665 (Cell)
This electronic message contains information that may be Confidential and Privileged. The Information is intended only for the
use of the individual(s) or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying,
distribution or taking of any action based on the contents of this electronic information is unauthorized. If you received this
electronic information in error, please delete the message and any attachment and notify us immediately. Thank you.
On Tue, Jun 9, 2020 at 10:44 AM Mark E Chatow <mchatow@chatow.com> wrote:
Dear Planning Commission:
I am writing to oppose the proposed general plan amendment and CUP for the Shell Service
Station Car Wash at 1600 Jamboree Road. While I am in favor of growth in the right areas
and don't oppose appropriate projects such as new condominium construction in the area,
allowing a new car wash to be constructed immediately adjacent to a long-standing
residential neighborhood would be against all principles of well-reasoned city planning.
This property has been located immediately adjacent to Big Canyon for decades, and
homeowners have purchased their homes based on an understanding of the existing use. As
Jamboree is obviously a heavily-trafficked street, the gas station currently adds little, if any,
additional noise for Big Canyon residents. That would not be the case with the car wash.
In addition to increasing the number of cars visiting the station outside the normal peak
hours (including people drying and vacuuming their cars on the property), the car wash
would substantially increase noise levels. The high-powered dryers required for automated
car washes operate at decibel levels that will create significant and consistent additional
noise pollution in the Big Canyon community.
Additionally, unlike traffic noise, which tends to be fairly consistent such that people
eventually learn to live with it, the car wash blowers (and vacuums if present) will cause
periodic bursts of noise at random times.
The best analogy I can give is for you to imagine gardeners wielding massive, 10 foot-high
leaf blowers on the slopes between Jamboree and Big Canyon. The city would obviously
Planning Commission - July 9, 2020
Item No. 5d Additional Materials Received After Deadline
Shell Service Station Car Wash Addition (PA2016-093)
not allow that, and it should not allow the same noise from the proposed project.
Amending the general plan and allowing a CUP for a new automated car wash (particularly
given that there is one literally across the street already) immediately adjacent to an existing
residential neighborhood would undermine the reasons we have general plans and planning
commissions in the first place and I urge you to deny the pending application.
If the Commission make the unfortunate choice to approve the application, I would further
urge you to do it conditioned on maintenance of specific decibel levels, and the requirement
to take all necessary sound abatement measures such as coating the tunnel with sound
absorbing materials designed for that environment, requiring doors on both ends of the car
wash, specifying limited operating hours, denying any request to have vacuum stations, and
paying for extensive landscaping for the adjacent slopes which will help to both visually and
auditorily screen the station and the car wash from Big Canyon.
Regards,
Mark Chatow
Mark Chatow, Esq.
23 Corporate Plaza Drive, Suite 150
Newport Beach, CA 92660
949-478-8393 (Office)
310-922-8665 (Cell)
This electronic message contains information that may be Confidential and Privileged. The Information is intended only for
the use of the individual(s) or entity named above. If you are not the intended recipient, you are notified that any disclosure,
copying, distribution or taking of any action based on the contents of this electronic information is unauthorized. If you
received this electronic information in error, please delete the message and any attachment and notify us immediately. Thank
you.
Planning Commission - July 9, 2020
Item No. 5d Additional Materials Received After Deadline
Shell Service Station Car Wash Addition (PA2016-093)
Planning Commission
Public Hearing
July 9, 2020
Planning Commission - July 9, 2020
Item No. 5e Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
2
Planning Commission - July 9, 2020
Item No. 5e Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Big Canyon Planned Community designated site for
service station
Shell Service Station in operation since 1970
Use Permit Amendment approved in 2014 to expand
the convenience store within vacated service bays and
to add the ABC license
3
Planning Commission - July 9, 2020
Item No. 5e Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
General Plan Amendment -increase in floor
area
Use Permit to add the car wash
Setback modification adjacent the free-right
turn lane
September 2018 –item continued
Additional public outreach, improve design
4
Planning Commission - July 9, 2020
Item No. 5e Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
•1,100-square-feet
•Queuing for 5 vehicles
•1 exterior vacuum Jamboree Rd.San Joaquin Hills Rd.5
Planning Commission - July 9, 2020
Item No. 5e Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
6
Planning Commission - July 9, 2020
Item No. 5e Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
7
Planning Commission - July 9, 2020
Item No. 5e Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
115’
120’
8
Planning Commission - July 9, 2020
Item No. 5e Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
115’
9
Planning Commission - July 9, 2020
Item No. 5e Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
120’
10
Planning Commission - July 9, 2020
Item No. 5e Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
11
Planning Commission - July 9, 2020
Item No. 5e Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Site Location Land
Use
Day
Time
Limit
(Leq)7a-
10p
Projected
Noise
without
Wing
Walls
(Leq)
Projected
Noise with
Wing Walls
(Leq)
Noise
Limit
Compliant
A Big
Canyon
Residential 55 dBA 49.4 dBA 39.7 dBA Yes
B Big
Canyon
Residential 55 dBA 48.3 dBA 28.8 dBA Yes
C Big
Canyon
Residential 55 dBA 43.8 dBA 30.2 dBA Yes
D Villas Residential 55 dBA 31.8 dBA 31.8 dBA Yes
12
Planning Commission - July 9, 2020
Item No. 5e Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Conditioned to meet the design requirements of the noise study
Identical equipment types,locations and door types andconfiguration, and timing of when the doors open and close asanalyzed in the noise analysis (Arco with identical design)
Solid walls with entry and exit doors closed during the washing of each vehicle
10-foot long wing wall extensions, sound attenuation construction
Exterior vacuum location
Hours of operation reduced to 7:00 a.m. to 10:00 p.m.
13
Planning Commission - July 9, 2020
Item No. 5e Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Recommend approval of Resolution No. PC2020-022
recommending City Council approval of General Plan
Amendment No. GP2018-001 and Conditional Use Permit
No. UP2016-025
14
Planning Commission - July 9, 2020
Item No. 5e Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
For more information contact:
Melinda Whelan949-644-3221mwhelan@newportbeachca.govwww.newportbeachca.gov
Planning Commission - July 9, 2020
Item No. 5e Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
General Plan Statistical Area L2 and Land Use Designation
of CG
Allows service stations and associated amenities
Designated Anomaly No. 62 –maximum 2,300 gross
square feet
Allows no additions to the existing service station
Compared to other service stations and to the size of the lot, too small to
provide services of a modern station
Economic stimulus
Adequate parking, landscaping, and meets noise requirements
16
Planning Commission - July 9, 2020
Item No. 5e Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
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
Threshold 100 du 40,000 sf 100 trips 100 trips
Vote Required?No No No No
17
Planning Commission - July 9, 2020
Item No. 5e Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Zoning Code Section 20.48.210 (Service Stations)
Landscaping –exceeds minimum requirements
Car wash walls and wing walls screened with hedges and vines
Provides excess parking and the required 5-car queuing for the
car wash, adequate circulation
Car Wash Setback Modification from free-right turn lane
18
Planning Commission - July 9, 2020
Item No. 5e Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Car Wash Setback Standard: 30-foot minimum
Setback Proposed: 15-feet
Triangular shape -3 street frontages
Free-right-turn lane -no access to the site
100-feet from main intersection and streets and oriented towards
rear
Provides adequate on-site queuing
Visual screening from free-right-turn lane and residences
19
Planning Commission - July 9, 2020
Item No. 5e Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Residential uses include Big Canyon (closest) and the Villas at Fashion Island
Noise measurements -from existing identical car wash and applied to the surrounding locations including the homes in Big Canyon
Exterior Vacuum –measured and applied to closest residential at Park Newport and the Villas, shielding provided for Big Canyon
20
Planning Commission - July 9, 2020
Item No. 5e Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
SHELL STATION CAR WASH
PA2016-093
1600 JAMBOREE ROAD
NEWPORT BEACH, CA 92660
Applicant Representative
Steven Rosansky
1
Applicant
R&M Pacific Rim, Inc.
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
PROJECT TEAM
2
Project Engineer
Ahmad Ghaderi
A & S Engineering, Inc.
Sound Acoustics Engineer
Mike Holritz
BridgeNet International
Ryko Representative
Jose Valadez
National Carwash Solutions
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
1. Outreach
2. Additional
Sound Mitigation
3. Reduce Carwash Hours
4. Berm Landscaping
5. Queue for Five Cars
Tasks for Applicant after
the Sept. 6, 2018
Planning Commission
Hearing
3
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Construction of an
1100 square foot
automated, self serve
car wash tunnel
•General Plan Amendment
No. GP2018-01
•Conditional Use Permit
No. (UP2016-25)
Project
Description
4
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
5
Site
Pictures
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
SitePictures
6
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
SitePictures
7
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
SitePictures
8
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
SitePictures
9
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
SitePictures
10
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
SitePictures
11
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
SitePictures
12
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
13
Landscaping
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Landscaping
14
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Landscaping
15
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
16
Architectural
Drawings
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Car Wash
17
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
10-Foot Wall
Extensions
(Change in Project)
18
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
19
10-Foot Hedge
Extensions
(Change in Project)
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Relocated
Trash
Enclosures
20
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
21
Exit Rear
Front Entrance
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Driveway
5 Car Queue
22
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Parking
Spaces
23
1 2 3 4
5
6
7
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Vacuum &
Air and Water
Service
24
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
HOURS OF OPERATION
7:00 am -10:00 pm
(CHANGE IN PROJECT)
25
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
DEMONSTRATION VIDEO
26
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
SOUND
27
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
City of Newport Beach Ordinance
28
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Ambient Noise
Measurement
Locations
29
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Ambient Noise
30
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Projected Car
Wash Noise Levels
31
“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 San
Diego 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.”
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Receptor
Locations
32
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Projected Noise Levels
33
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
FAA Noise
Comparisons
34
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Vacuum
35
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
36
Landscaping
on HOA Berm
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Landscaping on HOA Berm
37
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
38
Chevron
Car Wash
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Chevron Station
39
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Chevron Station Car Wash Entrance
40
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Chevron Station Car Wash Exit
41
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
•Meeting with Marilyn Brewer and
visit to Rue Fontainebleau
Jan. 21, 2019
•Presentation at HOA Annual Meeting
Jan. 27, 2019
•Meeting with Mark Rogers,
General Manager of Park Newport
February 13, 2019
•Multiple offers to meet with HOA Board
Feb.-Sept. 2019
•Meeting with HOA Board
Sept. 25, 2019
•Phone call with Mark Chatow (resident)
June 25, 2020
•Zoom project presentation to residents
June 30, 2020
Outreach
42
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
1. Outreach
2. Additional
Sound Mitigation
3. Reduce Carwash Hours
4. Berm Landscaping
5. Queue for Five Cars
Tasks for
Applicant after
the September 6,
2018 Planning
Commission
Hearing
43
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Questions?
44
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
Thank You
45
Applicant Representative
Steven Rosansky
Applicant
R&M Pacific Rim, Inc.
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
48
Relocated Car
Wash Option 1
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)
49
Relocated Car
Wash Option 2
Planning Commission - July 9, 2020
Item No. 5f Additional Materials Presented at Meeting
Shell Service Station Car Wash Addition (PA2016-093)