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HomeMy WebLinkAbout12 - General Plan Amendment for Shell Service Station Car Wash Located at 1600 Jamboree Road (PA2016-093)Q �EwPpRT CITY OF O � z NEWPORT BEACH <,FORN'P City Council Staff Report January 26, 2021 Agenda Item No. 12 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Seimone Jurjis, Community Development Director - 949-644-3232, sjurjis@newportbeachca.gov PREPARED BY: Melinda Whelan, Assistant Planner, mwhelan@newprotbeachca.gov PHONE: 949-644-3221 TITLE: Resolution No. 2021-7: General Plan Amendment for Shell Service Station Car Wash Located at 1600 Jamboree Road (PA2016-093) ABSTRACT: For the City Council's consideration is a general plan amendment and conditional use permit to construct an automated car wash in conjunction with an existing service station located at 1600 Jamboree Road. 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: a) Conduct a public hearing; b) 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 c) Adopt Resolution No. 2020-7, A Resolution of the City Council of the City of Newport Beach, California, Approving 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). 12-1 Resolution No. 2021-7: General Plan Amendment for Shell Service Station Car Wash Located at 1600 Jamboree Road (PA2016-093) January 26, 2021 Page 2 VICINITY MAP a ti h Proposed Car- +�'� • p}f Wash Location_-':' l' • GENERAL PLAN ZONING a e s 3'0 nye r 5 RR9 / E c \ m e \ g �¢ o a y o \ FRd ec 2 ac ss Y mu H3/ LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE General Coommercial gig Canyon PC (PC -8) Shell service station NORTH Multiple-UniitMResidential Park Newport (PC -7) Residential apartments SOUTH CG CommerCaGl General Chevron service station EAST Single -Unit Residential PC -8 Single-family residential Attached WEST Single -Unit Residential Newporter North (PC -41) Single-family residential Detached 12-2 Resolution No. 2021-7: General Plan Amendment for Shell Service Station Car Wash Located at 1600 Jamboree Road (PA2016-093) January 26, 2021 Page 3 FUNDING REQUIREMENTS: There is no fiscal impact related to this item. DISCUSSION: 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 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. Queuing for a minimum of five cars on-site will be provided. The car wash design includes 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. The plans are included as Attachment L 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 existing Shell service station and convenience store operates between the hours of 6 a.m. to 11 p.m. The car wash operating hours are limited between the hours of 7 a.m. to 8:30 p.m. per the draft conditions of approval to reduce potential late-night or early - morning noise to the neighborhood. 12-3 Resolution No. 2021-7: General Plan Amendment for Shell Service Station Car Wash Located at 1600 Jamboree Road (PA2016-093) January 26, 2021 Page 4 Figure 1. Location of car wash wall extensions 10 -foot wing wall 10 -foot wing extension Wall extension U X13 PROPOSED EAR WASH _ nnn rAREA 50'X22' NI ■i ■ 1 1,100 SOFT.71 -1 AR 1 Figure 2. Photo simulation view from the rear free -right -turn lane and the Big Canyon residences September 13, 2018, Planning Commission Hearing On September 13, 2018, the proposed project was first 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 noise mitigation, improved design features, potentially reduced hours of operation, and a need for additional landscaping. The September 13, 2018, Planning Commission staff report is included as Attachment B and the hearing minutes are included as Attachment C. 12-4 Resolution No. 2021-7: General Plan Amendment for Shell Service Station Car Wash Located at 1600 Jamboree Road (PA2016-093) January 26, 2021 Page 5 At the conclusion of the hearing, the applicant requested a continuance of the item to allow for time to address the Planning Commission's concerns. Project Revisions and Applicant Outreach On March 5, 2020, the applicant resubmitted project revisions to address the Planning Commission concerns, including reducing the proposed hours of operation and revising the design of the car wash to incorporate the two, 10 -feet -long, 16 -feet -tall, sound - attenuating wall extensions and landscaping. An updated noise study, Car Wash Noise Analysis Jamboree Shell Newport Beach, California prepared by Mike Holritz with Bridgenet International dated February 5, 2020, (Attachment D) was also prepared to account for the revised design with sound attenuating wing -wall extensions. The analysis concluded that the revised design further reduces projected noise levels up to approximately 20 decibels and would comply with the City's Community Noise Control limits of Municipal Code Chapter 10.26. Efforts were made by the applicant's representative for public outreach. Attachment E provides an explanation of the outreach from the applicant's representative including dates and details. The applicant offered some design considerations such as additional landscaping on the Big Canyon HOA property; however, such considerations were declined. Ultimately, the outreach consisted of a presentation of the revised design to Big Canyon residents and the HOA with opportunity for questions and answers. Contact was also made with the General Manager of Park Newport. July 9, 2020 Planning Commission Hearing The project returned to the Planning Commission for consideration on July 9, 2020. The Planning Commission discussed the revised design and revised analysis. The Planning Commission heard from the acoustical engineer; the applicant and their representative; and many residents from Big Canyon. The operational details with the automated doors, hours and sound attenuation walls were discussed in detail. The Planning Commission modified the draft conditions of approval as follows to further minimize potential disturbances to adjacent residences: • Condition No. 4 - limited the hours to 7 a.m. to 8:30 p.m., daily; • Condition No. 5 - prohibited the operation of car wash if doors are not functional; • Condition No. 6 - prohibited the accessory vacuum service; and • Condition No. 19 - required specific signage directing the queuing for the car wash. Ultimately the Planning Commission found that the updated design and noise analysis demonstrates the car wash will not add significant noise or increase the ambient noise level and with the changes to conditions of approval to further mitigate any potential impacts, voted (6-1) to adopt Planning Commission Resolution No. PC2020-022 (Attachment F) recommending approval of the project to the City Council. The July 9, 2020, Planning Commission staff report is included as Attachment G and the hearing minutes are included as Attachment H. 12-5 Resolution No. 2021-7: General Plan Amendment for Shell Service Station Car Wash Located at 1600 Jamboree Road (PA2016-093) January 26, 2021 Page 6 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. This project site is limited to 2,300 gross square pursuant to Anomaly No. 62 of the General Plan Land Use Element, which is consistent with the existing floor area of all buildings on the site. The floor area is not limited by Floor Area Ratio ("FAR") as similar service stations are. The car wash structure is considered floor area as defined by the Zoning Code and constitutes an 1,100 -square -foot addition. Therefore, the 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 Exhibit A in the draft Resolution (Attachment A) for draft changes to Table LU2 (Anomaly Locations) of the Land Use Element of the General Plan. 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. 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. Comparing FAR to Similar Service Station The proposed development limit is low when compared to the Chevron service station at 1550 Jamboree Road to the south across San Joaquin Hills Road, which is limited by FAR (Floor Area Ratio). 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. Currently, the Chevron service station is only built to 3,918 gross square feet or a 0.09 FAR. The proposed amendment to increase the development limit of the Shell service station to 3,400 -square -feet would increase the FAR from 0.046 to 0.068, remaining lower than the comparable FAR of the Chevron service station to the south. 12-6 Resolution No. 2021-7: General Plan Amendment for Shell Service Station Car Wash Located at 1600 Jamboree Road (PA2016-093) January 26, 2021 Page 7 Charter Section 423 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 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. 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. However, since the amendment was approved over 10 years ago, this amendment is no longer cumulatively considered. Table 1 below shows the floor area and peak hour trips analysis for the proposed project: Table 1: Charter Section 423 Analysis for Statistical Area L-2 Amendments Increased Density Increased Intensity Peak Hour Trip Increase AM PM Proposed amendment GP2018-001 0 1,100 3.3 4.4 Total 0 1,100 3.3 4.4 Vote Required? No No No No The proposed General Plan amendment does not create any new dwelling units and as indicated in the above table, 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 and Compliance with Service Station Standards 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. 12-7 Resolution No. 2021-7: General Plan Amendment for Shell Service Station Car Wash Located at 1600 Jamboree Road (PA2016-093) January 26, 2021 Page 8 Section 20.48.210 (Service Stations) of the Zoning Code lists prohibited uses and activities and provides standards for the location of activities and operations that are allowed to be conducted outside of the service station building. The car wash will be consistent with the permitted activities and operational standards. Specific design and development standards for service stations are also provided in Section 20.48.210 of the Zoning Code. Each standard, as it relates to the proposed project, is discussed in the Tables found in Attachment I. The proposed project complies with all of the design standards including the required parking for a queue of five 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 20.48.210(T)(2), the review authority 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. tations], 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 ashing; The Planning Commission found that the requested setback reduction from 30 feet to 15 feet could be supported. 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 stations 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 -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. 12-8 Resolution No. 2021-7: General Plan Amendment for Shell Service Station Car Wash Located at 1600 Jamboree Road (PA2016-093) January 26, 2021 Page 9 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 be maintained. The proposed car wash is only 10 -feet -tall and when combined with the width of the free -right -turn -lane and the 15 -foot setback, the proposed carwash will be approximately 44 feet from the Big Canyon community and over 100 feet to the nearest residence. As previously discussed, a noise study has been prepared and concludes that the car wash as designed with two automated doors, and two 10 -feet -long, 16 -feet -tall sound attenuation walls meets the City's Community Noise Control limits pursuant to Municipal Code Chapter 10.26. Furthermore, a vine will be planted and trained along the car wash wall and sound attenuation walls facing the rear free -right -turn -lane and the Big Canyon residential community above. At mature growth, the landscaping will provide a green screen similar to the existing hydrogen fuel screening enclosure wall and will appear as a natural transition to motorists on the free -right -turn lane. 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. The Guidelines, adopted May 24, 1999, are not regulatory and are intended as an aid 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 in Attachment J. Airport Land Use Commission John Wayne Airport is located approximately 3 miles north of the property and is the nearest public airport. The Project is within the notification area of the Airport Environs Land Use Plan (AELUP) for John Wayne Airport. Since the proposed project includes General Plan Amendment, review for consistency with the AELUP is required by Section 21676(b) of the Public Utilities Code. On September 17, 2020, the ALUC voted (6 ayes, 0 nays) finding the Project to be consistent with the AELUP (Attachment K). Tribal Consultation Pursuant to California Government Code Section 65352.3 (SB18), a local government is required to contact the appropriate tribes identified by the Native American Heritage Commission ("NAHC") each time it considers a proposal to adopt or amend the General Plan. If requested by any tribe, the local government must consult for the purpose of preserving of mitigating impacts to cultural resources. 12-9 Resolution No. 2021-7: General Plan Amendment for Shell Service Station Car Wash Located at 1600 Jamboree Road (PA2016-093) January 26, 2021 Page 10 City received comments from the NAHC indicating that ten (10) tribal contacts should be provided notice regarding the proposed amendment to the General Plan. The tribal contacts were provided notice on August 6, 2020. California Government Code Section 65352.3 requires notification 90 days prior to Council action to allow tribal contacts time to respond to the request to consult. Staff received one request to consult from the Gabrieleno Band of Mission Indians - Kizh Nation. On October 27, 2020, a telephonic consultation was held with their representative, Mr. Salas. Through consultation, Conditions No. 41 and Condition No. 42 were drafted regarding tribal monitoring and required actions in case of discovery. The applicant has agreed to conditions and Mr. Salas concluded the consultation process. Correspondence The Canyon Mesa Community Association in Big Canyon has provided correspondence and a petition in opposition to the project. This correspondence is found in Attachment M. Summary 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 and 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 specific design and development standards for service stations provided in Section 20.48.210 of the Zoning Code. 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 hours of operation of the car wash from 7 a.m. to 8:30 p.m. will limit noise intrusion from the car wash during late night and early morning hours and the two, 10 -foot long, 16 -foot -tall wingwalls at the exit and entrance will further reduce the noise levels below the City's Noise Control Limits and reduces any potential noise impact to the surrounding neighborhood. ENVIRONMENTAL REVIEW: Staff recommends the City Council 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, 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 gas station that does not involve the use of hazardous substances and does not exceed 2,500 square feet in floor area. 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. 12-10 Resolution No. 2021-7: General Plan Amendment for Shell Service Station Car Wash Located at 1600 Jamboree Road (PA2016-093) January 26, 2021 Page 11 NOTICING - 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. ATTACHMENTS: Attachment A — Resolution No. 2021-7 Attachment B — September 13, 2018, Planning Commission Staff Report Attachment C — September 13, 2018, Planning Commission Minutes Attachment D — Car Wash Noise Analysis Attachment E — Applicants Public Outreach Attachment F — Planning Commission Resolution No. PC2020-022 Attachment G — July 9, 2020 Planning Commission Staff Report Attachment H — July 9, 2020 Minutes Attachment I — Service Station Design and Development Standards Attachment J — Design Guidelines: Automobile Service Stations and Washing Attachment K — ALUC Determination Letter Attachment L — Plans Attachment M — Correspondence 12-11 ATTACHMENT A RESOLUTION NO. 2021-1 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING 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) WHEREAS, Section 200 of the City of Newport Beach ("City") Charter vests the City Council with the authority to make and enforce all laws, rules and regulations with respect to municipal affairs subject only to the restrictions and limitations contained in the Charter and the State Constitution, and the power to exercise, or act pursuant to any and all rights, powers, and privileges, or procedures granted or prescribed by any law of the State of California; WHEREAS, 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"); WHEREAS, the Property is designated CG (General Commercial) by the City of Newport Beach General Plan ("General Plan") Land Use Element and located within Commercial - Area 15 of the PC -8 (Big Canyon Planned Community) Zoning District; WHEREAS, the Property is not located within the coastal zone, therefore, an amendment to the Local Coastal Program and a coastal development permit are not required; WHEREAS, the Property was approved as a vehicle service station in 1970 pursuant to Use Permit No. UP1495 with subsequent modifications including Conditional Use Permit No. UP2011-028; WHEREAS, the Applicant proposes the addition of an automated car wash to the existing vehicle service station, which requires the following approvals: • Conditional Use Permit No. UP2016-025 to amend the existing Conditional Use Permit No. UP2011-028 to permit the operation of the automated car wash and modify the setback, and • General Plan Amendment No. GP2018-001 to amend the General Plan to increase the 2,300 -square -foot maximum development intensity of the Property (Anomaly No. 62) to accommodate the 1,100 -square -foot car wash addition ("Project"); 12-12 Resolution No. 2021 - Page 2 of 13 WHEREAS, 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. ("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; WHEREAS, 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 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; WHEREAS, on July 9, 2020, the Planning Commission adopted Resolution No. PC2020- 022 by a unanimous vote (6 ayes, 0 nays), recommending approval of the Project to the City Council; WHEREAS, due to the proposed amendments to the General Plan, California Public Utilities Code Section 21676(b) requires the City to refer the Project to the Orange County Airport Land Use Commission ("ALUC") for a determination of the Project's consistency with the Airport Environs Land Use Plan ("AELUP") for John Wayne Airport; WHEREAS, on September 17, 2020; the ALUC voted (6 ayes, 0 nays) finding the Project to be consistent with the AELUP; and WHEREAS, a telephonic public hearing was held on January 26, 2021, 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 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 City Council at this public hearing. NOW, THEREFORE, the City Council of the City of Newport Beach resolves as follows: Section 1: The City Council has considered the recommendation of the Planning Commission and determined that modifications to the Project made by the City Council, if any, are not major changes that require referral back to the Planning Commission for consideration and recommendation. 12-13 Resolution No. 2021 - Page 3 of 13 Section 2: 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. Notwithstanding the foregoing, General Plan Amendment No. GP2018-001 is consistent with the following land use policies of the General Plan, City Council policy and state law: General Plan Policy Consistency Findings 1. 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. 2. 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 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. Facts in Support of Finding: 1. 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. 2. The Property was solely planned for a 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, help the service station remain competitive with other service stations, and provide a convenient service for the community. 3. The Project is conditioned to include adequate landscaping and screening of equipment, providing a buffer between the service station site and adjacent residential areas. 12-14 Resolution No. 2021 - Page 4 of 13 4. 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. City Council Policy Consistency Finding 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. 1. 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. 2. 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. 3. 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. Tribal Consultation Finding Pursuant to California Government Code Section 65352.3 (SB18), a local government is required to contact the appropriate tribes identified by the Native American Heritage Commission ("NAHC") each time it considers a proposal to adopt or amend the General Plan. If requested by any tribe, the local government must consult for the purpose of preserving of mitigating impacts to cultural resources. 12-15 Resolution No. 2021 - Page 5 of 13 Facts in Support 1. The City received comments from the NAHC indicating that ten (10) tribal contacts should be provided notice regarding the proposed amendment to the General Plan. The tribal contacts were provided notice on August 6, 2020. California Government Code Section 65352.3 requires notification 90 days prior to Council action to allow tribal contacts time to respond to the request to consult. 2. The City received one request to consult from the Gabrieleno Band of Mission Indians - Kizh Nation. On October 27, 2020, a telephonic conference was held with their representative, Mr. Salas. The applicant has agreed to monitoring to meet the requests of Mr. Salas, pursuant to Condition Nos. 41 and 42. 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; 12-16 Resolution No. 2021 - Page 6 of 13 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 carwash location meets the required thirty (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, 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 building permit for the car wash being finalized. 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. 12-17 Resolution No. 2021 - Page 7 of 13 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 the Newport Center business area, as well as residents and employees of the neighboring areas to purchase fuel, wash their vehicles, and purchase convenience items. Conditions of approval are included to minimize, to the greatest extent possible, any impacts to the surrounding residential and commercial uses. 2. The size of the 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 requested hours of the car wash operation are 7:00 a.m. to 10:00 p.m., and since noise from the carwash could affect nearby residents when traffic diminishes after the evening peak hour usage, closing car wash operations at 8:30 p.m. daily is warranted to promote compatibility of the use with nearby residences. The Project includes conditions of approval to ensure that potential conflicts are minimized to the greatest extent possible. 4. The Project is located at the intersection of two (2) major roads and it is also below the flight path of aircraft flying two and from John Wayne Airport. As a result, the general area surrounding the Project has a high ambient noise level. 12-18 Resolution No. 2021 - Page 8 of 13 5. The design of the car wash minimizes visual and noise impacts to nearby residents with the building wall and two (2), ten (10) -foot -long, sixteen (16) -feet -tall masonry block wing walls between the closest residents and the rear free -right -turn lane. The building and masonry walls will be improved with a green vine that will provide a green screen at mature growth. The building and block walls will have a split face exterior finish that will help to diffuse traffic noise from bouncing off the walls. Additionally, the car wash includes an automatic entry and exit door that will be closed during the washing of each vehicle. Due to the potential to add to the ambient noise that could affect nearby residents, no vacuum station is allowed. 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 complies with Chapter 10.26 (Community Noise Control) of the NEMC. 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. 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. 12-19 Resolution No. 2021 - Page 9 of 13 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. 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]; 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. 12-20 Resolution No. 2021 - Page 10 of 13 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, will be below the noise requirements set forth in Chapter 10.26 (Community Noise Control) of the NEMC. 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. 12-21 Resolution No. 2021 - Page 11 of 13 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 Property is 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 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. 12-22 Resolution No. 2021 - Page 12 of 13 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 3: The recitals provided in this resolution are true and correct and are incorporated into the operative part of this resolution. Section 4: If any section, subsection, sentence, clause or phrase of this resolution is, for any reason, held to be invalid or unconstitutional, such decision shall not affect the validity or constitutionally of the remaining portions of this resolution. The City Council hereby declares that is would have passed this resolution, and each section, subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid or unconstitutional. Section 5: The City Council finds the adoption of this resolution for 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. 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. 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. 12-23 Resolution No. 2021 - Page 13 of 13 Section 6: The City Council approves General Plan Amendment No. GP2018-001 attached hereto and incorporated herein as Exhibit "A". Section 7: The City Council approves Conditional Use Permit No. UP2016-025 subject to the conditions set forth in Exhibit "B," which is attached hereto and incorporated herein. Section 8: This resolution supersedes Resolution No. 1929 (adopting Use Permit No. UP2011-028) which upon vesting of the rights authorized by this Use Permit shall become null and void. Section 9: This resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall certify the vote adopting the resolution. ADOPTED this 26th day of January, 2021. Brad Avery Mayor ATTEST: Leilani I. Brown Secretary APPROVED AS TO FORM: CITY. ATTORNEY'S OFFICE Akron C. Harp City Attorney Attachments: Exhibit A — General Plan Amendment No. GP2018-001 Exhibit B — Conditions of Approval 12-24 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: 12-25 Anomaly StatlsNcal Land Use Development Number Area Designation Limit On Develo ment Limit Other Additional Information 62 L2 CG -A 3 400 12-26 EXHIBIT "B" CONDITIONS OF APPROVAL 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 station shall be 7:00 a.m. to 8:30 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 MARX 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 automated entrance and exit doors shall be closed at all times during the entire car wash and drying process. If at any time these doors are not operational, the entire car wash shall cease operation until such time the doors are fully functional. 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. An exterior on-site vacuum shall be prohibited. 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: 12-27 Between the hours of 7:OOAM and 10:OOPM Between the hours of 10:OOPM and 7:OOAM 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 12-27 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. 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. 12-28 19. A sign shall be installed near the entry of the carwash advising vehicle operators to avoid blocking access to and from Jamboree Road driveways or otherwise significantly impeding on site vehicle circulation. The sign message and its location shall be subject to the review and approval of the City Traffic Engineer and Planning Division staff. Said sign shall be installed prior to car wash operations and shall be maintained indefinitely. 20. 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.). 21. 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. 22. 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. 23. 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. 24. Prior to issuance of the certificate of occupancy or final of building permits the applicant shall schedule an evening inspection by the Code and Water Quality Enforcement Division to confirm control of light and glare specified in condition of approval No. 23. 25. 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. 26. 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. 27. 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. 28. All landscape materials, landscaped areas, and irrigation systems shall be installed and maintained in accordance with the approved landscape plan and Zoning Code Section 20.48.210(N). All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas 12-29 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. 29. All landscaping shall be planted pursuant to the approved landscape plan. Any changes shall be reviewed and approved by the Planning Division. 30. 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. 31. Reclaimed water shall be used whenever available, assuming it is economically feasible. 32. New landscaping shall incorporate drought -tolerant plant materials and drip irrigation systems where possible. 33. 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. 34. No outside paging system shall be utilized in conjunction with this establishment. 35. 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. 36. 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. 37. 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. 38. 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). 39. 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. 40. 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. MI 12-30 41. 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. TRIBAL CONSULTATION 42. In accordance with Health and Safety Code 7050.5, in the event of discovery or recognition of any human remains in any location other than a dedicated cemetery, there shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent remains until the coroner of the county in which the human remains are discovered has determined, in accordance with Chapter 10 (commencing with Section 27460) of Part 3 of Division 2 of Title 3 of the Government Code, that the remains are not subject to the provisions of Section 27491 of the Government Code or any other related provisions of law concerning investigation of the circumstances, manner and cause of any death, and the recommendations concerning the treatment and disposition of the human remains have been made to the person responsible for the excavation, or to his or her authorized representative, in the manner provided in Section 5097.98 of the Public Resources Code. The coroner shall make his or her determination within two working days from the time the person responsible for the excavation, or his or her authorized representative, notifies the coroner of the discovery or recognition of the human remains. If the coroner determines that the remains are not subject to his or her authority and if the coroner recognizes the human remains to be those of a Native American, or has reason to believe that they are those of a Native American, he or she shall contact, by telephone within 24 hours, the Native American Heritage Commission. 43. Prior to the issuance of any grading permit, the Applicant shall provide satisfactory evidence that a Native American monitor (i.e., Gabrieleno Band of Mission Indians-Kizh Nation), has been retained to observe ground disturbance activities during grading and excavation activities. in the event that tribal cultural resources are discovered, all construction work within 50 feet of the find (or lesser amount at the discretion of the monitor) shall cease, and the Native American monitor, in consultation with a qualified archeologist, shall assess the find for importance and whether preservation in place without impacts is feasible. Construction activities may continue in other areas. If, in consultation with the City, the affected Native American tribe, and the archeologist, the discovery is determined to not be important, work will be permitted to continue in the area. Any resource that is not Native American in origin and that cannot be preserved in place shall be curated at a public, nonprofit institution with a research interest in the materials, such as the South Central Coastal Information Center at California State University, Fullerton. 12-31 ALCOHOL SALES 44. 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. 45. All exits shall remain free of obstructions and available for ingress and egress at all times. 46. 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. 47. No alcoholic beverages shall be sold between the hours of 11:00 p.m. and 6:00 a.m. 48. 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. 49. The displays, shelving, etc. shall be positioned in such a way that the clerk can be seen from outside of the building. 50. The Applicant shall post and maintain a professional quality sign facing the premise's parking lot(s) that reads as follows: NO LOITERING, NO LITTERING NO DRINKING OF ALCHOLIC BEVERAGES VIOLATORS ARE SUBJECT TO ARREST The sign shall be at least two (2) feet square with two (2) -inch block lettering. The sign shall be printed in English and Spanish. 51. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the license. 52. 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. 12-32 53. Wine shall not be sold in bottles or containers smaller than seven hundred fifty (750) milliliters. 54. No person under the age of twenty-one (21) shall sell alcoholic beverages. Alcohol beverages shall not be delivered from premises. 55. 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 56. Plans must illustrate compliance with Section 11 B 202.4 California Building Code and Chapter 11 B for new construction. 57. Plans must indicate sand and oil interception construction requirements. 58. Full access compliance is required throughout the project building. See CBC Chapter 11 for specific requirements. CONTRUCTION 59. 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 60. 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. 61. 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 MW 12-33 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. 12-34 Attachment B. September 13, 2018, Planning Commission Staff Report 12-35 o�� °R CITY OF NEWPORT BEACH h PLANNING COMMISSION STAFF REPORT Nt September 13, 2018 C'4LIFpR��P 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(a)-newportbeachca.gov PROJECT SUMMARY A general plan amendment and conditional use permit to construct an automated car wash in conjunction with an existing service station. A general plan amendment is requested to increase the maximum floor area limit for the site by 1,100 square feet to accommodate the proposed car wash. A conditional use permit is requested to allow the addition of the proposed car wash. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. PC2018-028 recommending City Council approval of General Plan Amendment No. GP2018-001 and Conditional Use Permit Amendment No. UP2016-025 (Attachment No. PC 1). 1 12-36 VICINITY MAP Proposed Car Wash Location - GENERAL PLAN�PLAN��ZONINGG f 4. .� rr•C ]4 N•11185 ' � RS•A LOCATION I GENERAL PLAN ZONING CURRENT USE ON-SITEGeneral Commercial gig Canyon PC (PC -8) Shell service station NORTH Multiple-UniitMResidential Park Newport (PC -7) Residential apartments (R) :1 SOUTH CG Commerciaall General Chevron service station EAST Single -Unit Residential PC -8 Single-family residential Attached WEST Single -Unit Residential Newporter North (PC -41) Single-family residential Detached 3 12-37 INTRODUCTION Project Setting The existing service station site is 49,984 square feet in area (1.15 acres) and is located at the northeast corner of the intersection of Jamboree Road and San Joaquin Hills Road. The parcel is triangular shaped with two sides fronting major roads (Jamboree Road and San Joaquin Hills Road). The third side at the rear abuts a free -right -turn lane that merges traffic directly onto Jamboree Road from San Joaquin Hills Road. Background The project site is developed with a Shell service station, originally permitted under Use Permit No. 1495 in 1970 and amended in 1992 to add a convenience store. In 2014, Use Permit No. UP2011-028 was approved by the Planning Commission to expand a convenience store and create a storage area from vacated vehicle service bays. The amendment also added a Type 20 (Off Sale Beer & Wine) ABC license to the convenience store. Project Description The applicant is proposing to expand the existing service station facility with the addition of a new automated car wash structure. The car wash structure will measure 1,100 - square -feet in area and be located toward the rear property line that abuts the free -right - turn lane. The car wash will accommodate one vehicle at a time, with vehicles entering the car wash from the westerly side of the building (Jamboree) and exiting toward the southerly side along San Joaquin Hills Road. One vacuuming station will be located adjacent to the convenience store building on the south side facing the parking area. To minimize noise, the car wash design includes an automatic entry and exit door that will be closed during the washing of each vehicle. The proposed hours of operation for the car wash are 6:00 a.m. to 11:00 p.m., daily, which is consistent with the existing service station hours of operation. DISCUSSION Analysis General Plan The subject property is located within the General Plan Statistical Area L2 and has a land use designation of General Commercial (CG). The CG designation is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. Service stations, convenience stores, and food service establishments are permitted uses within this land use designation. 5 12-38 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: • 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. 0 12-39 • 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. • 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. • 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. • 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 (10t" edition) includes car wash in the Gasoline/Service Station with Convenience Market land use description. Therefore, there is no increase in site specific vehicle trips that will impact the Level of Service at Jamboree Road and San Joaquin Hills Road. Charter Section 423 (Measure S) Charter Section 423 requires voter approval of any major General Plan amendment to the General Plan. A major General Plan amendment is one that increases allowed density or intensity by 40,000 square feet of non-residential floor area, or increases traffic by more than 100 peak hour vehicle trips, or increases residential dwelling units by 100 units. These thresholds apply to the total of increases resulting from the amendment itself, plus 80 percent of the increases resulting from prior amendments affecting the same neighborhood (defined as a Statistical Area as shown in the General Plan Land Use Element) and adopted within the preceding ten years. 7 12-40 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. 2 12-41 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. tations], 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 ashing; 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 - 12 -42 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 uidelines.Automobile Service Stations and Washing (Guidelines) provided as Attachment No. PC 4. The Guidelines, adopted May 24, 1999, are not regulatory and are intended to provide assistance in achieving a quality design that enhances the proposed development and that will be compatible with adjacent development and land uses. The project proposes the accessory car wash building and some additional landscaping, and is consistent with the site design criteria stated in the Guidelines. A summary of the existing and proposed elements of the project, as they relate to the Guidelines, is provided below. Site Design, Architectural Design, and Details The architectural style of the existing service station is a very clean, modern, industrial look with white metal sheathing and simple lines. The convenience store and the service island canopy have consistent materials and architectural and design elements such as painted metal sheathing. The car wash building will have the same modern design and colors of the convenience store. A vine will be planted and trained along the wall facing the rear free -right -turn -lane and the Big 10 12-43 Canyon residential community above so that the mature growth will provide a green screen similar to the existing hydrogen fuel screening enclosure wall. The car wash will be located to the rear of the property with the existing convenience store and service island canopies effectively screening the car wash from the intersection of Jamboree Road and San Joaquin Hills Road. The existing trash enclosure is being re -located to be adjacent the entry of the car wash, painted to match the car wash and convenience store, and includes a solid roof, which minimizes its visibility to the public. The existing fuel tank vents (EVR) will remain within the landscaped area along San Joaquin Hills Road and are painted to match the structures on-site. New landscaping will provide additional screening and the vents will remain painted to blend in with the surrounding site. Glare is minimized from the recessed fixtures in the fueling station canopy. The exterior lighting throughout the site is concealed and directed away from adjacent properties to avoid glare and light. Access and Circulation Access to the site is provided via four existing driveways, two adjacent to Jamboree Road and two adjacent to San Joaquin Hills Road. The driveways provide good on-site circulation. The existing drive aisles are wide and allow easy maneuverability throughout the site, and provide sufficient on-site space for fuel delivery trucks so as not to disrupt circulation during deliveries. The design and location of the proposed car wash at the rear of the property will not interfere with the service station convenience store and fueling operation. Adequate parking pursuant to the Zoning Code is maintained for the convenience store. The queuing area at the entrance of the car wash is adequate for 5 cars (meeting the minimum Code requirement). The queuing, entrance/exit locations, and location of the car wash has been reviewed by the City Traffic Engineer to verify adequate access and circulation. Landscaping Landscaping will be provided throughout the site especially along the street frontages to meet the minimum landscaping requirements of the Zoning Code and to enhance the appearance of the overall site. All planting areas provide the three tier system of grasses and groundcovers, shrubs and trees, as encouraged by the Guidelines. A vine will be planted and trained along the car wash wall facing the rear free -right -turn -lane and the Big Canyon residential community above, so that the mature growth will provide a green screen similar to the existing hydrogen fuel screening enclosure wall. It will appear as a natural transition to motorists on the free -right -turn -lane. The landscaping is conditioned to be completed prior to the final of the building permits. 11 12-44 Signs New signage is not proposed at this time but a condition of approval is included in the draft resolution, which requires new signs to comply with the sign regulations contained in Section 20.42.080.K.3 (Service Station Signs). Crime Prevention The exterior areas of the property are adequately and not excessively lighted to provide security on the site. Conditional Use Permit Although the current service station operates pursuant to an existing conditional use permit (CUP), Zoning Code Section 20.48.210.T.1 (Permit and Review Procedures, Conditional Use Permit Required) requires approval of a new CUP to expand the existing service station with a new car wash. Pursuant to Zoning Code Section 20.52.020, the review authority may approve a conditional use permit upon making the following findings: 1. The use is consistent with the General Plan and any applicable specific plan. 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and the Municipal Code. 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. The site is located in the Big Canyon Planned Community (PC -8) Zoning District. Within PC -8, the site is designated as Commercial Area 15, which is intended solely for a service station and related amenities. The service station development is located at the intersection of two major roads and will continue to provide services for visitors, residents and employees of businesses located within the area. As previously discussed, with the exception of the car wash setback standard, the addition of the car wash is consistent with applicable design and development standards of Municipal Code Section 20.48.210 12 12-45 (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 is 12-46 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: Melinda Whelan Jim Campbell Assistant Planner Deputy Community Development Director 14 12-47 Attachment C. September 13, 2018, Planning Commission Minutes 12-48 NEWPORT BEACH PLANNING COMMISSION 9/13/2018 In response to Commissioner Koetting's inquiry, Associate Planner Zdeba advised that standard conditions of approval apply to removal of a facility if the carrier abandons it. All Commissioners reported ex parte communications with the applicant's consultant. Paul Albritton, outside counsel for the applicant, Verizon Wireless, stated the use of wireless devices has grown exponentially with the amount of requested data almost doubling each year. In order to increase capacity, carriers add more cells and reduce the height of cells. The facility serving the area is overtaxed, and the coverage in the area is not good. The proposed facility will be the applicant's 29th macro site. The applicant and the City have negotiated a deal for priority zones, which the Police Department has identified as locations for small cells. Small cells provide capacity in very small areas. In -vehicle coverage is available for the Bluffs, but little in -building coverage is available. In addition, an existing sector cannot put out more data and cannot meet the demand for data during high capacity times. Sites cannot be located in residential zones and must be located distant from public facilities and parks. The consultant investigated alternate locations as required by the Municipal Code and determined a standalone facility would work best. The Irvine Company favors the slimline design. The pole houses two sets of antennas. The facility will enhance service for residents, visitors, and first responders. In reply to Commission queries, Mr. Albritton indicated Verizon does work with AT&T on some sites. He is not aware of the quality of AT&T's coverage in the area. Two carriers cannot co -locate on a slimline pole of this size. Wireless engineers review performance data to plan a network that will fulfill demand and improve deficient coverage. The Police Department can identify alternative sites, which can be added to the agreement between the City and the applicant. The proposed site will improve all of the service from the tower located at the church. With a 32 -foot pole, coverage is severely compromised, and lower antennas create the potential for RF emissions issues. Once a building permit is issued, the construction period is approximately two months. Chair Zak opened the public hearing. Jim Mosher disagreed with Mr. Albritton's comment that the monopole would disappear into the visual landscape. Monopoles are visible in a number of locations in Costa Mesa. He questioned whether other carriers with similar problems will have similar needs and suggested an alternative to a standalone facility. Chair Zak closed the public hearing. Commissioner Koetting remarked that perhaps the General Plan description should be amended. Motion made by Commissioner Koetting and seconded by Commissioner Lowrey to find the project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines; and adopt Resolution No. PC2018-027 approving Conditional Use Permit No. UP2017- 035. AYES: Zak, Weigand, Dunlap, Kleiman, Koetting, Kramer, Lowrey NOES: None ABSTAIN: None ABSENT: None The Commission heard Agenda Item Number 5 next. ITEM NO.4 SHELL CAR WASH (PA2016-093) Site Location: 1600 Jamboree Road 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. 7of12 12-49 NEWPORT BEACH PLANNING COMMISSION 9/13/2018 Recommended Action: 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 nvironment;and 3. Adopt Resolution No. PC2018-028 recommending City Council approval of General Plan Amendment No. GP2018-001 and Conditional Use Permit Amendment No. UP2016-025. Chair Zak recused himself from the item because he owns real property located within 500 feet of the project. Assistant Planner Melinda Whelan reported the application proposes a car wash addition at the Shell service station located on the corner of Jamboree Road and San Joaquin Hills Road. The site contains a convenience store and fueling stations. The project proposes a 1,100 -square -foot addition for a car wash, queuing for five vehicles, and an exterior vacuum. The addition is oriented toward the rear of the site, adjacent to a free right turn -lane off Jamboree. The site is surrounded by the Big Canyon Planned Community (PC), another service station across San Joaquin Hills Road, the Villas Condominiums at Fashion Island, and Park Newport Apartments across Jamboree. The site is designated for a service station, and the Shell service station has been in operation since 1970. A use permit amendment approved in 2014 allowed expansion of the convenience store into vacated service bays and added a license for alcoholic beverages. The addition requires a General Plan amendment. The General Plan designation for the site is general commercial (CG), which allows various commercial services. Anomaly 62 allows a maximum of 2,300 gross square feet and matches the existing square footage of the service station, which prevents the service station from adding any square footage. Compared to other service stations and to the size of the lot, the square footage is too small to provide the common services of a modern service station. The General Plan amendment would allow an addition of 1,100 square feet to the existing maximum of 2,300 square feet. Based on the increased square footage for commercial uses, the project would result in a slight increase in vehicle trips. However, the trips and additional square footage do not exceed the thresholds and do not require a public vote pursuant to Charter 423. Individually, the car wash use does not increase trips based on its specific use, as confirmed by the City Traffic Engineer. The proposed landscaping exceeds the minimum requirements. The project provides excess parking and the required five -car queuing for the car wash. Circulation will remain adequate and was reviewed by the City Traffic Engineer. The project proposes a deviation from the setback standard along the free right turn -lane. The required setback standard is a minimum of 30 feet from all rights-of-way. The project proposes a setback of 15 feet from the free right turn -lane. The site has a triangular shape with three right-of-way frontages. The free right turn -lane does not provide access to the site, is one-way, and is not similar to other streets. The carwash is located 100 feet from the main intersection and streets, is oriented toward the rear of the site, and provides adequate onsite queuing as required by the Code. New hedges and vines will visually screen the free right turn -lane and Big Canyon residences. The two residences closest to the project are located 115 feet and 120 feet across the free right turn -lane. A noise study concluded that the anticipated noise levels of the car wash and the exterior vacuum comply with the City's noise ordinance. Based on the noise study, staff conditioned the project to provide identical equipment types and locations, door types and configurations, and timing for opening and closing the doors. The exterior vacuum must be located south of the convenience store and facing the intersection of Jamboree and San Joaquin Hills Road. Staff recommends the hours of operation be changed to 7:00 a.m. to 10:00 p.m. to minimize noise concerns. Exhibit A, referenced in the resolution, was inadvertently omitted from the staff report. Fred Kim, business owner, shared his personal and business information. TJ Fuentes, applicant's consultant, advised that the applicant needs the car wash in order to be competitive. To mitigate concerns regarding parking, lighting, and aesthetics, the applicant proposes to retain the existing parking stalls, to direct security lighting toward the property, to turn off lights for the hydrogen tank enclosure, and to add vegetation to the site. To mitigate noise concerns, the applicant will add entry and exit doors to the carwash. Mike Holritz, applicant's noise consultant, indicated that locating the ends of the tunnels at 90 degrees to the residences is intended to reduce noise levels. Noise levels were measured at a San Diego carwash that used the same equipment. Noise levels for the car wash and vacuum station comply with the City's noise ordinance 8of12 12-50 NEWPORT BEACH PLANNING COMMISSION 9/13/2018 at all adjacent residential areas. The analysis assumes a 3 Decibel (dB) noise reduction for the berm that separates Big Canyon residences from the project site. All Commissioners reported ex parte communications with the applicant's consultant. In answer to Commissioners' questions, Assistant Planner Whelan clarified that the carwash would comply with the noise ordinance. The setback standard for a gas station is 30 feet. Staff believes the facts support a reduction of the setback to 15 feet. The site provides 13 parking spaces where nine are required. Space for five queued cars is required for the carwash. The 13 parking spaces are labeled on page 3 of the site plans. The project architect pointed out the 13 onsite parking spaces. Mr. Holritz explained that the projected noise levels for receptors A, B and C include the 3 dB reduction for the berm. A more realistic reduction would be 10 dB. Noise levels for a similar vacuum station located at a carwash in Aliso Viejo measured 77.5 dB at a distance of 10 feet. The projected noise levels for the project site are lower than the limits stated in the noise ordinance. Noise levels for Park Newport, which is closest to the vacuum, are 49.4 Decibels adjusted (dBa). Noise levels at the Villas of Fashion Island, which is approximately 340 feet from the vacuum, are 46.9 dBa. He estimated noise levels for Big Canyon residences at less than 30 dBa. The project architect indicated the gas station located across the street provides one vacuum station. The applicant has also proposed a single vacuum station as an amenity for customers. The carwash door is made of rigid plastic. Deputy Community Development Director Campbell explained that Policy LU3.2 provides a framework for making changes to the General Plan. Staff considered whether the site could perform as a modern service station and determined that the site is underperforming. The amendment would provide the project with parity for the site across the street. Staff does not believe the carwash would be detrimental to the community, based on the analysis. The request is reasonable and warrants a recommendation of approval to the City Council. Mr. Fuentes advised that the carwash across the street operates from 7:00 a.m. to 9:00 p.m. Vice Chair Weigand opened the public hearing. Iraj Kiani, 1 Rue Chateau Royal, expressed concerns about additional noise generated by the proposed carwash. He opposed the project. The doors may reduce noise, but they will not eliminate noise. David Kuhn, 30 Rue Fontainebleu, reported he received only a notice of the public hearing. He adamantly opposed any additional noise and light. He did not believe the Planning Commission could make the finding for Condition of Approval No. 5. The Planning Commission is not properly considering the cumulative impacts of previous use permit modifications, the need to show the service station is underperforming, the potential impact of car headlights shining into residential areas, the hours of operation, and the need for another carwash. Lynda Bentall, 38 Rue Fontainebleu, stated the project is an unnecessary, unwanted commercial convenience that would benefit only the owner. The existing service station impacts residents in the area. Mark Coleman, 34 Rue Fontainebleu, remarked that the berm accelerates noise from the service station to the Big Canyon residences. The City should not approve a project because the business is underperforming. He vehemently opposed the project. Helga Meyer, 33 Rue Fontainebleu, opposed the addition of a carwash and requested the Planning Commission deny the application. Jim Mosher noted the noise level exceeds the City's noise standard, and the ambient noise level is even greater. However, the noise standard contained in the noise ordinance is not clear. Staffs statement that the project will generate no new traffic conflicts with Table 1, which shows the project will generate more trips. He questioned the applicant's rationale for expanding the convenience store in 2014 rather than adding a car wash. Vice Chair Weigand closed the public hearing. In reply to Commission queries, Mr. Fuentes indicated the applicant proposes to add landscaping to cover the rear of the car wash. Landscaping will be approximately 14 feet in height, as requested by Staff. Deputy Community Development Director Campbell reported one of the homeowners association's removed some of the vegetation from the area between Big Canyon and the service station. He was not aware of a plan to 9of12 12-51 NEWPORT BEACH PLANNING COMMISSION 9/13/2018 replace any of the vegetation. The Planning Commission cannot compel the Big Canyon Homeowners' Association to do anything on its property. Assistant Planner Whelan advised that the existing service station operates from 6:00 a.m. to 11:00 p.m. Staff proposes the carwash operate from 7:00 a.m. to 10:00 p.m. Deputy Community Development Director Campbell understood the car wash across the street operates from 7:00 a.m. to 9:00 p.m. Commissioner Koetting remarked that the hours of operation and a reduction of the setback are ill conceived and unnecessary. The project is detrimental to the neighborhood. The circulation on the site does not work. Motion made by Commissioner Koetting and seconded by Secretary Dunlap to adopt an alternative Resolution No. PC2018-028 recommending City Council denial of General Plan Amendment No. GP2018-001 and Conditional Use Permit Amendment No. UP2016-025. AYES: Dunlap, Kleiman, Koetting NOES: Weigand, Kramer, Lowrey RECUSED: Zak ABSENT: None Motion made by Commissioner Kramer and seconded by Vice Chair Weigand to adopt Resolution No. PC2018-028 recommending City Council approval of General Plan Amendment No. GP2018-001 and Conditional Use Permit Amendment No. UP2016-025 with the hours of operation amended to 8:00 a.m. to 8:00 p.m. and a review of the hours of operation by the Community Development Director in one year. AYES: Weigand, Kramer, Lowrey NOES: Dunlap, Kleiman, Koetting RECUSED: Zak ABSENT: None Vice Chair Weigand noted correspondence from the Chamber of Commerce regarding the closing of a carwash; Approving the project could result in less travel for residents. Motion made by Vice Chair Weigand and seconded by Commissioner Kleiman to continue the item to a date uncertain. Commissioner Koetting remarked on the applicant's lack of community outreach, and Vice Chair Weigand suggested the applicant contact, at minimum, the homeowners' association for the property abutting the service station. Amended Motion by Vice Chair Weigand and seconded by Commissioner Kleiman to continue the item to a date certain of November 8, 2018. AYES: Weigand, Dunlap, Kleiman, Koetting, Kramer, Lowrey NOES: None RECUSED: Zak ABSENT: None IX. NEW BUSINESS: ITEM NO. 5 PLANNING COMMISSIONER REQUALIFICATION FOR KOLL CENTER RESIDENCES (PA2015-024) Site Location: 4400 Von Karman Avenue Summary: Four members of the Newport Beach Planning Commission have a conflict of interest that prohibits their participation with the Koll Center Residences project. Because a majority of the Planning Commissioners have a conflict, State law allows for the requalification of one Planning Commissioner by means of random selection to participate on this Project. 10 of 12 12-52 Attachment D. Car Wash Noise Analysis Jamboree Shell Newport Beach, California prepared by Mike Holritz with Bridgenet International dated February 5, 2020 12-53 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 Britge' �� Newport Beach, CA 92660 I N TERN A T I O N A L 714-272-2302 Mike.Holritz@AirportNetwork.com 12-54 Car Wash Noise Analysis Jamboree Shell, Newport Beach 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. Report#2019-5037-A 2 12-55 Car Wash Noise Analysis Jamboree Shell, Newport Beach Figure 1 - Project Location Report#2019-5037-A 12-56 M16, Figure 2 - Project Site Plan Car Wash Noise Analysis Jamboree Shell, Newport Beach I r F.1 t - ------------------ fti JAwAn Hills Road Report# 2019-5037-A 4 12-57 Figure 3 - Car Wash Tunnel Detail Entrance End Car Wash Noise Analysis Jamboree Shell, Newport Beach Report#2019-5037-A SF Exit End 12-58 Car Wash Noise Analysis Jamboree Shell, Newport Beach 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. Report#2019-5037-A 6 12-59 Car Wash Noise Analysis Jamboree Shell, Newport Beach Figure 4 - Typical A -Weighted Sound Levels o dBA Outdoor Indoor threshold o1 hearing (0 dBA) za ru5tling of leaves (20 dBA) whispering at legit (20 dBA) 40 (rs� quiet residential area (40 dBA) sa refrigerator (50 dBA) L.l air -conditioner at 100 feel (60 dBA) sewing machine (60 dBA) normal conversation (60 to 65 dBA) 1l dishwasher (55.70 dBA) car at 25 feet at 65 mph ( 77 dBA) living room musk or N (70 -75 d8A) 80 diesel t ruck at 50 feet at 40 mph (84 dBA) garbage disposal (80 dBA) propeller airplane Flyover at 1000 feet 188 dBA) ringing telephone (80 dBA) j motorcycle at 25 feet (90 dBA) vacuum cleaner (60-85 dBA) JJ lawnmower 196 dBA) shouted conversation (90 dBA) backhoe at 50 feet (75.95 dBA) 1aa snowmobile 1100 dBA) pile driver at 50 feet (90.1 05 dBA) �1 car horn (110 dBA) baby crying on shoulder (1 10 dHA) 11 rock concert (i 10 dBA) leaf blower (1110 dBA) 120 ambulance seen (120 dBA) 1 stock car races (1 30 dBA) i jackhammer (130 dBA) 140 Sources. League for the Hard Of Hearing. www.lhh.org Handbook of Noise Control. McGaw Hill, Edited by Cyril Harris. 1979 Report#2019-5037-A 7 12-60 Car Wash Noise Analysis Jamboree Shell, Newport Beach 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. Report#2019-5037-A 8 12-61 Car Wash Noise Analysis Jamboree Shell, Newport Beach 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 LAND USE Residential Residential NOISE LEVEL NOT TO BE EXCEEDED NOISE Daytime METRIC 7 a.m. to 10 p.m. Leq (15 -minute) Lmax 55 dBA 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. Report#2019-5037-A 9 12-62 Car Wash Noise Analysis Jamboree Shell, Newport Beach 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 Br iel and Kjwr 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 Bruel and Kjxr 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. Report#2019-5037-A 10 12-63 alfil , �Xgr� - Table 3 ADJUSTED NOISE LEVEL LIMITS (dBA LEQ) Car Wash Noise Analysis Jamboree Shell, Newport Beach 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 Bruel and KjTr 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 Brdel and Kjxr 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. Report#2019-5037-A 12 12-65 Car Wash Noise Analysis Jamboree Shell, Newport Beach Figure 6 - San Diego Car Wash Source Noise Measurement Locations 0 • 46 it Y 0 Report#2019-5037-A 13 12-66 Car Wash Noise Analysis Jamboree Shell, Newport Beach 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 Report#2019-5037-A 12-67 alfil , �Xgr� - Table 4 PROJECTED NOISE LEVELS (dBA) Car Wash Noise Analysis Jamboree Shell, Newport Beach 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. Report#2019-5037-A 15 12-68 Car Wash Noise Analysis Jamboree Shell, Newport Beach 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. Report#2019-5037-A 16 12-69 Car Wash Noise Analysis Jamboree Shell, Newport Beach 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. Report#2019-5037-A 17 12-70 Attachment E. Applicants Public Outreach 12-71 Steven Rosansky Newport West 404 Lugonia Street Newport Beach, CA 92663 February 19, 2020 Ms. Melinda Whelan Newport Beach Community Development Department 100 Civic Center Drive Newport Beach, CA 92660 Dear Ms. Whelan: 1 represent R & M Pacific Rim Inc., the owner of the Shell Station located at 1600 Jamboree Road, Newport Beach, CA and the applicant under PA2016-093. At the last Planning Commission Hearing on September 13, 2018, the Planning Commission voted to continue the Agenda Item to allow the applicant more time to conduct outreach with the adjoining neighbors in the Canyon Mesa Community Association (Big Canyon), to seek their input and to further refine the project to address concerns stated by the homeowners as well as the Planning Commissioners. It would be helpful to summarize the questions and concerns expressed at the September 13, 2018 Planning Commission Hearing: 1. There was no outreach to the adjoining HOA and/or residents. 2. Could additional landscaping be added to the top of the HOA berm to screen the Shell Station from view of the residents? 3. What are the hours of the Chevron Station car wash and should the requested operating hours of the Shell Station car wash be reduced? 4. Is there any other sound mitigation that can be done? 5. Does the configuration of the car wash allow for the cuing of five cars as provided in the Code? 6. Is a vacuum station necessary? We have taken the following actions since the last hearing date in accordance with the direction of the Planning Commissioners: On January 21, 2019, 1 met with the then HOA President, Marilyn Brewer, to discuss the project and how we could accommodate some of the concerns of the adjoining homeowners. She invited me to make a presentation at the upcoming Annual Homeowner's Association meeting on Jan. 27, 2019. At the end of our meeting, Ms. Brewer invited me to view the Shell Station Car Wash location from the street adjacent, Rue Fontainbleau, within the HOA. We discussed the 12-72 possibility of providing funding for additional landscaping within the HOA boundaries adjacent to Rue Fontainbleau to screen the gas station and car wash from view as well as reduce traffic noise being generated from Jamboree and San Joaquin Hills Road. 2. On January 27, 2019, 1 attended the annual meeting of the Canyon Mesa Community Association (the "HOA") at the Big Canyon Country Club. Approximately 60 homeowners were in attendance. The HOA members were previously notified that 1 would be making a presentation. I initially described the car wash project and fielded questions at the end of my presentation which lasted approximately 30-40 minutes in total. I suggested that anyone who might want me to visit with them personally should contact me and I left a number of cards for them with my contact information. I did not receive any subsequent requests for further presentations from the individual homeowners present. 3. On February 13, 2019 1 met with Mark Rogers, General Manger of the Park Newport Apartments across Jamboree Road from the Shell Station. We discussed the project and I reviewed the plans with him. He expressed no concerns with the project. I also emailed the manager of the Villas at Fashion Island requesting a meeting but he never responded to the email. 4. Feb. 26, 2019 1 contacted Mr. Carl Swain, the newly elected President of the HOA, and offered to attend their monthly Board meeting to answer any further questions. At that time I also offered to discuss with the Board an offer by Mr. Fred Kim, Chief Operating Officer of R & M Pacific Rim and part owner, to provide funds for HOA landscaping improvements that I discussed previously with Ms. Brewer. Mr. Swain declined my offer. In a follow-up email, Mr. Swain said that he had discussed our landscaping offer with the Board and that he had spoken to numerous homeowners about me making a personal presentation to them and the consensus was that they would rather voice their opinions/objections at the next scheduled Planning Commission hearing (see attached email correspondence). 5. On April 19, 2019, we hired a videographer to re -shoot the operation of a car wash functionally identical to the one proposed under this application located at 18002 Culver Drive, Irvine, CA. It has a similar system installed which has front and rear doors that go up and down as a car enters and leaves the car wash area to contain the sound. 6. On May 1, Mr. Kim and I met with Melinda Whelan and Jaime Murillo to discuss the progress of the project and some proposed revisions to the design and operation. In particular, we discussed extending the rear wall of the car wash at both the entrance and the exit to further attenuate sound generated from the car wash. We also discussed adding additional landscaping on either end of the car wash to also buffer sound. Both of these suggestions have been incorporated into the revised design drawings. A new hearing date was requested at this time; however, it was indicated that we shouldn't expect to be on the Agenda before July or August. 7. On September 25th, 2019 1 attended a meeting of the HOA Board of Directors at which time I briefed the Board, as well as the residents in attendance, on the proposed changes to the car wash including ten foot wall extensions at both ends of the car wash and additional landscaping to screen cars entering and leaving the car wash tunnel. 8. A new sound study has been prepared based on the changes to the car wash which has been summarized in a new report prepared by Mike Holritz with Bridgenet International dated February 5, 2020. A copy of the report is attached to this email. As evidenced in the report, all projected sound levels at the Receptors A,B & C in Big Canyon have dropped a minimum of 10 decibels due to the addition of the wall extensions and landscaping from the prior projected levels. All sound levels are now well below the City's maximum decibel levels in a residential area. 9. On September 19, 2020, 1 visited the Planning Department and obtained a copy of the Conditions of Approval for the car wash at the Chevron gas station at the corner of Jamboree 12-73 and San Joaquin Hills, across the street from the applicant's gas station. Condition No. 4 states that the car wash can operate between the hours of 7:00am to 10:00pm and that the service station and convenience store can operate 24 hours a day, 7 days a week. I also called the station and confirmed with the employee that answered that the car wash operates during those hours. Based upon the actions set forth above, I would now like to address the resident and Commissioners questions and concerns expressed above. There was no outreach to the adioining HOA and/or residents. Since the Planning Commission hearing on September 13, 2018, there have been multiple instances of outreach to the adjoining neighbors in Big Canyon and the HOA. 1 attended the Annual Meeting of the HOA where approximately 60 residents were in attendance. They received a presentation of the project and 1 fielded a number of questions from those in attendance. I offered to make an additional presentation to the HOA Board on several occasions and finally met with them on September 25, 2019 to present proposed changes to the design and construction of the car wash to mitigate the noise and view impacts to the adjoining residents. There were also approximately one-half dozen residents in attendance and I fielded questions from the Board members as well as those in attendance. I also met with the General Manager of Park Newport and attempted unsuccessfully to meet with the General Manager of the Villas at Fashion Island. Could additional landscaping be added to the top of the HOA berm to screen the Shell Station from view of the residents? There are some gaps in the landscaping at the top of the berm between the Shell station and Rue Fontainebleau. On several occasions the offer was made to the HOA Board members to possibly fund some additional landscaping to fill in the gaps and obscure the view of the Shell station from the homes above it. These offers were not accepted (see attached email correspondence). What are the hours of the Chevron station car wash and should the requested operating hours of the Shell station car wash be reduced? At the Planning Commission hearing, the applicant's representative, TJ Fuentes, mistakenly said the hours of the Chevron Car wash were 7:00am to 9:00pm. The actual hours of the Chevron station car wash are 7:00am to 10:00pm as confirmed by their CUP issued on March 3, 2011 and by calling the station (see attached Conditions of Approval). Applicant's original request was for car wash hours of 6:00am to 11:00pm which, as staff noted, was consistent with the Shell station's hours of operation. The applicant is willing to reduce the hours of operation of the car wash alone to 7:00am to 10:00pm. Is there_ any other sound mitigation that can be done? Since our last appearance at the Planning Commission, the applicant's architect has added 10 foot long wall extensions to the entrance and exit of the car wash as well as additional landscaping on both ends of the car wash. Based on the findings of the Car Wash Noise Analysis dated February 5, 2020, decibel levels at Sites A, B & C have been reduced by at least 10 decibels and are now substantially lower (all less than 40 dBA) than the 55dBA permitted during Day Time Hours as well as the ambient noise measured at 58.3 dBA. The proposed hours of the car wash no longer extend into the Night Time Hours dBA limits. 12-74 Does the configuration of the car wash allow for the queuing of five cars as provided in the Code? The question came up at the Planning Commission hearing as to whether the required 5 cars can queue in line at the entrance of the car wash. As stated on the plans, the queuing lane of the car wash is 97 feet which should be sufficient to queue 5 cars. The comment was made that at the Chevron Station they can't even queue 2 cars without disrupting ingress and egress. Although this situation is not relevant to the proposed car wash, visually it does not appear that the Chevron car wash has a 97 foot queuing line. The comment was also made that addition of the car wash would create an ingress and egress situation when the station is receiving deliveries of gasoline. It should be noted that fuel deliveries are all made to receptacles on the opposite side of the convenience store building from the proposed car wash and neither operation would affect the other. Is a vacuum station necessary? A vacuum station is a complimentary amenity with a car wash. At the Planning Commission hearing, the sound engineer pointed out due to the fact that it would be located on the opposite side of the convenience store building from Big Canyon, noise levels should not exceed 30dBA at the residences in Big Canyon. This was also documented in the Memorandum dated August 9, 2018 which has previously been submitted. Furthermore, it is also stated in the Memorandum that dBA's at Park Newport and the Villas at Fashion Island would also not exceed the Day Time Noise Limits or the more restrictive Night Time Noise Limits set by the City. At this time we would request that a hearing be scheduled to present the revised project to the Planning Commission for approval. if there are any other questions or concerns of staff that I have not covered in this summary, please let me know and we will respond to the best of our ability. Sinc ly, �r Steve Rosansky President & CEO Newport West 12-75 2/20/2020 Re: Shell Gas Station Car Wash From: Steven Rosansky <parandigm@aol.com> To: Carl Swain <carl@carlswain.net> Cc: maybrew@aol.com <maybrew@aol.com>; Colton Salinger <colton.salinger@seabreezemgmt.com> Subject: Re: Shell Gas Station Car Wash Date: Tue, Sep 17, 2019 8:52 pm Hi Carl: Thank you for the opportunity to speak to the board on September 25.1 will plan on being there at 9 AM to make a short presentation. Warm regards, Steve Rosansky Sent from my iPhone On Sep 16, 2019, at 3:18 PM, Carl Swain <carl@carlswain.net> wrote: Hi Steve, Our next board of directors meeting is Wednesday September 25th. The general session begins about 9:00 am and you are welcome to make a 10-15 minute presentation on recent revisions to the car wash proposal and show your video at that time. The meeting will be held at the Newport Coast Community Center at 6401 San Joaquin Hills Road (corner with Newport Coast Drive), Newport Beach, CA. Please confirm your attendance, and we will look forward to your presentation. Thank you, Carl 12-76 httDs:Hmail.aol.com/webmaii-std/en-us/PrintMessaae . ,. 2/20/2020 Sent from Mail for Windows 10 From: arandigm@aol.com Sent: Wednesday, August 7, 2019 2:16 PM To: carl@carlswain.net; maybrew@aol.com Subject: Re: Shell Gas Station Car Wash Hi Carl & Marilyn: Re: Shell Gas Station Car Wash Although we haven't spoken in awhile, we have been working on some changes to the Shell station car wash project as well as a new video of the proposed car wash in action. I would like to offer to attend the next HOA Board meeting to present the proposed revisions to the car wash as well as preview the video and answer any remaining questions. Would it be possible to have 10-15 minutes at your next meeting to do so? Warm regards, Steve -----Original Message ----- From: Carl Swain <earl@carlswain.net> To: parandigm@aol.com <parandigm@aol.com> Sent: Thu, Mar 7, 2019 7:10 pm Subject: RE: Shell Gas Station Car Wash Hi Steve, As you saw at the annual meeting in late January, there is extreme opposition throughout our association to the car wash proposal. I have contacted numerous homeowners to see if they wished additional information and/or a personal meeting with you to discuss their concerns. Most have responded that they are planning to attend the City Planning Commission Meeting considering the project in order to voice their objections. 12-77 https://mail.aol.com/webmail-std/en-us/PrintMessage 1) IA 2/20/2020 I will keep you updated as I receive more feedback. Thanks for keeping in touch. Carl Sent from Mail for Windows 10 From: parandigm@aol.com Sent: Thursday, March 7, 2019 5:54 PM To: carl@carlswain.net Subject: Shell Gas Station Car Wash Hi Carl: Re: Shell Gas Station Car Wash Can you give me an update on what happened at the Board of Directors meeting last week? Is there any feedback I can give Mr. Kim? Is there any interest in discussing landscape improvements? Warm regards, Steve -----Original Message ----- From: Carl Swain <carl@cariswain.net> To: parandigm@aol.com <parandigm@aol.com>; maybrew@aol.com <maybrew@aol.com> Sent: Tue, Feb 26, 2019 5:04 pm Subject: RE: CMCA Meeting Hi Steve, Since this is our first regular board meeting since last November, it will be the first chance for the board to discuss our approach to the Shell Station Car Wash Project taking into account homeowner response to your presentation at the Annual meeting. 1 contact you after the meeting discussion, and we can then schedule either group or individual meetings with the homeowners most affected by this project. Thanks for your follow up. Carl Sent from Mail for Windows 10 From: parandigm@aol.com Sent: Tuesday, February 26, 2019 4:17 PM To: maybrew@aol.com 12-78 httos:l/maii.aol.comlwebmail-std/en-us/PrintMessaae 2/20/2020 Cc: earl@carlswain.net Subject: Re: CMCA Meeting Hi Marilyn & Carl: Re: Shell Gas Station Car Wash 1 was looking at my calendar for tomorrow and 'I see I noted that you are having your HOA Board meeting at 8:30am at the Newpoi mentioned, I am happy to attend the meeting to answer any further questions either the Board or residents may have. I would alsc providing financial assistance for landscaping improvements to buffer the Shell Station from the homes overlooking it. Please let n join you tomorrow. Warm regards, Steve 12-79 2/20/2020 RE: Shell Gas Station Car Wash From: Carl Swain <carl@carlswain.net> To: parandigm@aol.com <parandigm@aol.com>; colton.salinger@seabreezemgmt.com <colton.salinger@seabreezemgmt.com> Cc: maybrew@aol.com <maybrew@aol.com> Subject: RE: Shell Gas Station Car Wash Date: Tue, Sep 24, 2019 3:16 pm Attachments: image001.gif (3K), image004.png (173), image013.png (167), image014.png (168), image015.png (167), image011.png (617), image010.png (564), image012.png (3K), image005.gif (1K), image008.png (347), image009.png (683), image006.gif (1 K) Steve. Since our Executive session will be very short you should plan your update for about 8:40 am. See you there. Carl Sent from Mail for Windows 10 From: parandigm@aol.com Sent: Tuesday, September 24, 2019 12:09 PM To: colton.salinger@seabreezemgmt.com; Carl@carlswain.net Cc: maybrew@aol.com Subject: Re: Shell Gas Station Car Wash Hi Carl: Just confirming my attendance at the Board meeting tomorrow at 9:00am to give a very short update on the Shell Station Car Wash Project. Warm regards, Steve 12-80 httns Jlmn il. and rnm/wahmai l-ctri/un.0 c/PrintMaccanP 2/20/2020 RE: Shell Gas Station Car Wash -----Original Message ----- From: Colton Salinger <colton.salinger@seabreezemgmt.com> To: parandigm@aol.com <parandigm@aol.com>; carl@carlswain.net <carl@carlswain.net> Cc: maybrew@aol.com <maybrew@aol.com> Sent: Thu, Sep 19, 2019 1:32 pm Subject: RE: Shell Gas Station Car Wash Hi Steve, It's Canyon Mesa Community Association. 26840 Aliso Viejo Parkway, Suite 10 Aliso Viejo, CA 9265 Salinger, CMCA, AMS Executive (949) 672.9088 (949) 672.9188 _.-_----___. _ From: parandigm@aol.com <parandigm@aol.com> Sent: Thursday, September 19, 2019 1:30 PM To: carl@carlswain.net Cc: maybrew@aol.com; Colton Salinger <colton.salinger@seabreezemgmt.com> Subject: Re: Shell Gas Station Car Wash Hi Carl & Marilyn: Can you tell me the official name of your HOA? Warm regards, Steve -----Original Message ----- From: Carl Swain <carl@carlswain.net> To: parandigm@aol.com <parandigm@aol.com> Cc: maybrew@aol.com <maybrew@aol.com>; Colton Salinger <colton.salinger@seabreezemgmt.com> Sent: on, Sep 16, 2019 3:18 pm Subject: RE: Shell Gas Station Car Wash 12-81 https://maii.aol.com/webmail-std/en-us/PrintMessaae ,r, 2/20/2020 Hi Steve, RE: Shell Gas Station Car Wash Our next board of directors meeting is Wednesday September 25th. The general session begins about 9:00 am and you are welcome to make a 10-15 minute presentation on recent revisions to the car wash proposal and show your video at that time. The meeting will be held at the Newport Coast Community Center at 6401 San Joaquin Hills Road (corner with Newport Coast Drive), Newport Beach, CA. Please confirm your attendance, and we will look forward to your presentation. Thank you, Carl Sent from Mail for Windows 10 From: parandigm@aol.com Sent: Wednesday, August 7, 2019 2:16 PM To: cart@carlswain.net; maybrew@aol.com Subject: Re: Shell Gas Station Car Wash Hi Carl & Marilyn: Although we haven't spoken in awhile, we have been working on some changes to the Shell station car wash project as well as a new video of the proposed car wash in action. I would like to offer to attend the next HOA Board meeting to present the proposed revisions to the car wash as well as preview the video and answer any remaining questions. Would it be possible to have 10-15 minutes at your next meeting to do so? Warm regards, Steve -----Original Message ----- From: Carl Swain <cart@carlswain.net> To: parandigm@aol.com <parandigm@aol.com> Sent: Thu, Mar 7, 2019 7:10 pm Subject: RE: Shell Gas Station Car Wash Hi Steve, As you saw at the annual meeting in late January, there is extreme opposition throughout our association to the car wash proposal. I have contacted numerous homeowners to see if they wished additional information and/or a personal meeting with you to discuss their concerns. Most have responded that they are planning to attend the City Planning Commission Meeting considering the project in order to voice their objections. 12-82 https:Hmail.aol.com/webmaii-std/en-us/PrintMessage 1 ,M 2/20/2020 I will keep you updated as I receive more feedback. Thanks for keeping in touch. Carl Sent from Mail for Windows 10 From: parandigm@aol.com Sent: Thursday, March 7, 2019 5:54 PM To: carl@carlswain.net Subject: Shell Gas Station Car Wash Hi Carl: RE: Shell Gas Station Car Wash Can you give me an update on what happened at the Board of Directors meeting last week? Is there any feedback I can give Mr. Kim? Is there any interest in discussing landscape improvements? Warm regards, Steve -----Original Message ----- From: Carl Swain <carl@carlswain.net> To: parandigm@aol.com <parandigm@aol.com>; maybrew@aol.com <maybrew@aol.com> Sent: Tue, Feb 26, 2019 5:04 pm Subject: RE: CMCA Meeting Hi Steve, Since this is our first regular board meeting since last November, it will be the first chance for the board to discuss our approach to the Shell Station Car Wash Project taking into account homeowner response to your presentation at the Annual meeting. I contact you after the meeting discussion, and we can then schedule either group or individual meetings with the homeowners most affected by this project. Thanks for your follow up. Carl Sent from Mail for Windows 10 From: parandigm@aol.com Sent: Tuesday, February 26, 2019 4:17 PM To: maybrew@aol.com 12-83 httDs:Hmail.aol.com/webmail-std/en-us/PrintMessaae A,7 2/20/2020 C,�: earl@carlswain.net Subject: Re: CMCA Meeting Hi Marilyn & Carl: RE: Shell Gas Station Car Wash I was looking at my calendar for tomorrow and I see I noted that you are having your HOA Board meeting at 8:30am at the Newport Coast Community Center. As I mentioned, I am happy to attend the meeting to answer any further questions either the Board or residents may have. I would also like to explore the idea of providing financial assistance for landscaping improvements to buffer the Shell Station from the homes overlooking it. Please let me know if you would like me to join you tomorrow. Warm regards, Steve 12-84 2/21/2020 Re: Message from Steve Rosa nsky--Regarding Shell Station at Jamboree & San Jaoquin Hills From: parandigm@aol.com, To: mrogers@gb-a.com, Subject: Re: Message from Steve Rosansky --- Regarding Shell Station at Jamboree & San Jaoquin Hills Date: Thu, Feb 7, 2019 2:13 pm Attachments: Wednesday would be good. How about 1:30pm? -----Original Message ----- From: Mark Rogers <mrogers@gb-a.com> To: parandigm@aol.com <parandigm@aol.com> Sent: Thu, Feb 7, 2019 2:04 pm Subject: RE: Message from Steve Rosansky --- Regarding Shell Station at Jamboree & San Jaoquin Hills Steve— I would welcome it, Steve. Next week would be good. Sometime next Wednesday through Friday, early afternoon? Best, Mark Mark H. Rogers General Manager Park Newport Apartment Community 1 Park Newport Drive Newport Beach, CA 92660 Main: (949) 644-7333 FAX: (949) 644-6879 mrogers@gb-a.com Park Newport is a California Apartment Association honoree and Best of Orange County winner. www.parknewportapts.com 12-85 https://mail.aol.com/webmail-std/en-us/PrintMessage 1/2 2/21/2020 Re: Message from Steve Rosansky—Regarding Shell Station at Jamboree & San Jaoquin Hills From: parandigm@aol.com <parandigm@aol.com> Sent: Thursday, February 07, 2019 1:20 PM To: Mark Rogers <mrogers@gb-a.com> Subject: Message from Steve Rosansky --- Regarding Shell Station at Jamboree & San Jaoquin Hills Hi Mark: I have been hired as a consultant by the owner of the Shell Station at Jamboree & San Jaoquin Hills to do some community outreach regarding a proposed addition of a small automated car wash behind the mini -mart. I would like to meet with you to go over the project and discuss any questions you may regarding it's operation. Would you have some time next week to do that? It shouldn't take more than one-half hour. Warm regards, Steve Rosansky (714) 381-2460 This email has been scanned by the Symantec Email Security.cloud service. For more information please visit http://www.symanteccloud.com This email has been scanned by the Symantec Email Security.cloud service. For more information please visit http://www.symanteccloud.com 12-86 https://mail.aol.com/webmail-std/en-us/PrintMessage 2/2 Attachment F. Planning Commission Resolution No. PC2020-022 12-87 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. 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"): 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; 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. Planning Commission Resolution No. PC2020-022 Paae 2 of 18 ("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. 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. 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 12-89 Planning Commission Resolution No. PC2020-022 Paae 3 of 18 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. 12-90 Planning Commission Resolution No. PC2020-022 Paae 4 of 18 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. G P2018-001. 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 12-91 Planning Commission Resolution No. PC2020-022 Paae 5 of 18 (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 12-92 Planning Commission Resolution No. PC2020-022 Paae 6 of 18 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 requested hours of the car wash operation are 7:00 a.m. to 10:00 p.m., and since noise from the carwash could affect nearby residents when traffic diminishes after the evening peak hour usage, a ceasing of the operation at 8:30 p.m. daily is warranted to promote compatibility of the use with nearby residences. The Project includes conditions of approval to ensure that potential conflicts are minimized to the greatest extent possible. 4. The Project is located at the intersection of two (2) major roads and it is also below the flight path of aircraft flying two and from John Wayne Airport. As a result, the general area surrounding the Project has a high ambient noise level. 5. The design of the car wash minimizes visual and noise impacts to nearby residents with the building wall and two (2), ten (10) -foot -long, sixteen (16) -feet - tall masonry block wing walls between the closest residents and the rear free - right -turn lane. The building and masonry walls will be improved with a green vine that will provide a green screen at mature growth. The building and block walls will have a split face exterior finish that will help to diffuse traffic noise from bouncing off the walls. Additionally, the car wash includes an automatic entry and exit door that will be closed during the washing of each vehicle. Due to the potential to add to the ambient noise that could affect nearby residents, no vacuum station is allowed. 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 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 12-93 Planning Commission Resolution No. PC2020-022 Paae 7 of 18 Facts in Support of Finding: 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. 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: 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: 12-94 Planning Commission Resolution No. PC2020-022 Paae 8 of 18 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]; Facts in Support of Finding: 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: 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 12-95 Planning Commission Resolution No. PC2020-022 Paae 9 of 18 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 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. 12-96 Planning Commission Resolution No. PC2020-022 Paae 10 of 18 5. 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 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 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: 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. 12-97 Planning Commission Resolution No. PC2020-022 Paae 11 of 18 PASSED, APPROVED, AND ADOPTED THIS 9th DAY OF JULY, 2020. AYES: Ellmore, Klaustermeier, Kleiman, Lowrey, Rosene, and Weigand NOES: Koetting r_I:1642rM ABSENT.- By. BSENT:BY: (: ; X" �D Erik Weigand, ClVairman BY. Lauren Kleiman, Secretary 12-98 Planning Commission Resolution No. PC2020-022 Paae 12 of 18 I*:/:11 Hifi 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 station shall be 7:00 a.m. to 8:30 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 automated entrance and exit doors shall be closed at all times during the entire car wash and drying process. If at any time these doors are not operational, the entire car wash shall cease operation until such time the doors are fully functional. 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. An exterior on-site vacuum 7. shall be prohibited. 8. 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: 12-99 Between the hours of 7:OOAM and 10:OOPM Between the hours of 10:OOPM and 7:OOAM 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 12-99 Planning Commission Resolution No. PC2020-022 Paae 13 of 18 Commercial Property N/A 65dBA N/A 60dBA 9. 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. 10. 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. 11. The EVR shall remain screened and painted to blend in with the landscaping and existing structures on-site. 12. 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. 13. 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. 14. 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. 15. 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. 16. 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. 17. 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. 18. 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. 12-100 Planning Commission Resolution No. PC2020-022 Paae 14 of 18 19. If queuing for the car wash exceeds more than five (5) vehicles, all other vehicles shall be diverted to not impact internal circulation. 20. A sign shall be installed near the entry of the carwash advising vehicle operators to avoid blocking access to and from Jamboree Road driveways or otherwise significantly impeding on site vehicle circulation. The sign message and its location shall be subject to the review and approval of the City Traffic Engineer and Planning Division staff. Said sign shall be installed prior to car wash operations and shall be maintained indefinitely. . 21. 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.). 22. 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. 23. 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. 24. 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. 25. 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. 26. 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. 27. 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. 28. All landscape materials, landscaped areas, and irrigation systems shall be installed and maintained in accordance with the approved landscape plan and Zoning Code Section 20.48.210(N). All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas 12-101 Planning Commission Resolution No. PC2020-022 Paae 15 of 18 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. 29. All landscaping shall be planted pursuant to the approved landscape plan. Any changes shall be reviewed and approved by the Planning Division. 30. 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. 31. Reclaimed water shall be used whenever available, assuming it is economically feasible. 32. New landscaping shall incorporate drought -tolerant plant materials and drip irrigation systems where possible. 33. 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. 34. No outside paging system shall be utilized in conjunction with this establishment. 35. 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. 36. 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. 37. 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. 38. 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). 39. 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. 12-102 Planning Commission Resolution No. PC2020-022 Paae 16 of 18 40. 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. 41. 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 42. 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. 43. All exits shall remain free of obstructions and available for ingress and egress at all times. 44. 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. 45. No alcoholic beverages shall be sold between the hours of 11:00 p.m. and 6:00 a.m. 46. 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. 47. The displays, shelving, etc. shall be positioned in such a way that the clerk can be seen from outside of the building. 48. The Applicant shall post and maintain a professional quality sign facing the premise's parking lot(s) that reads as follows: NO LOITERING, NO LITTERING NO DRINKING OF ALCHOLIC BEVERAGES VIOLATORS ARE SUBJECT TO ARREST The sign shall be at least two (2) feet square with two (2) -inch block lettering. The sign shall be printed in English and Spanish. 12-103 Planning Commission Resolution No. PC2020-022 Paae 17 of 18 49. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the license. 50. 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. 51. Wine shall not be sold in bottles or containers smaller than seven hundred fifty (750) milliliters. 52. No person under the age of twenty-one (21) shall sell alcoholic beverages. Alcohol beverages shall not be delivered from premises. 53. 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 54. Plans must illustrate compliance with Section 11B 202.4 California Building Code and Chapter 11 B for new construction. 55. Plans must indicate sand and oil interception construction requirements. 56. Full access compliance is required throughout the project building. See CBC Chapter 11 for specific requirements. CONTRUCTION 57. 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 58. 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. 59. 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 12-104 Planning Commission Resolution No. PC2020-022 Paae 18 of 18 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/orthe 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. 12-105 Attachment G. July 9, 2020 Planning Commission Staff Report 12-106 PO Q �M } n CgZIFOP- SUBJECT: CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT July 9, 2020 Agenda Item No. 5 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, mwhelan6c�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). 1 12-107 Shell Service Station Car Wash Addition (PA2016-093) Planning Commission, July 9, 2020 Page 2 VICINITY MAP • Proposed Car s Wash Location .' Ic 41, _ - ` • S' Y i . AA J4 �M1 . 1 Y GENERAL PLAN ZONING pc\ SS\ E a Q a P as 4p" NWp�fY RSV � � \ i a ape o� � o p gq LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE General Commercial gig Canyon PC (PC -8) Shell service station NORTH Multiple-UniitMResidential Park Newport (PC -7) Residential apartments SOUTH CG Commerciaall General Chevron service station EAST Single -Unit Residential PC -8 Single-family residential Attached RS -A WEST Single -Unit Residential Newporter North (PC -41) Single-family residential Detached (RS -D) S 12-108 Shell Service Station Car Wash Addition (PA2016-093) Planning Commission, July 9, 2020 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. 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. Seatember 13. 2018. Plannina Commission Hearin 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. 5 12-109 Shell Service Station Car Wash Addition (PA2016-093) Planning Commission, July 9, 2020 Page 4 DISCUSSION Proiect 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). 0 12-110 Shell Service Station Car Wash Addition (PA2016-093) Planning Commission, July 9, 2020 Page 5 Figure 1. Location of car wash wall extensions 10 -foot wing wall 10 -foot wing -:� - extension wall extension • U7 ,. to PROPOSED CAR WASH f , E AREA = 50`X22' � �uu UL. p 1 T- 1.100 SQYT, 41_---------_— FF 6' 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: 7 12-111 Shell Service Station Car Wash Addition (PA2016-093) Planning Commission, July 9, 2020 Page 6 i Table 1 — Projected Noise Level Comparison Site Location Land Use Day Time Projected Projected Noise Noise Limit (Leq) Noise with Wing Walls Limit 7a -10p without (Leq) Compliant � Wing Walls JL i 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 I Villas tResidential 55 dBA 1 1.8 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: • Identical equipment types and locations of the Ryko Soft Gloss Maxx system at the Arco facility; Shell Service Station Car Wash Addition (PA2016-093) Planning Commission, July 9, 2020 Page 7 • 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; • Identical building walls and roof materials of the Arco facility; and • 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 ADDlicant 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 Shell Service Station Car Wash Addition (PA2016-093) Planning Commission, July 9, 2020 Page 8 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. 10 12-114 Prepared by: r Melinda Whelan Assistant Planner ATTACHMENTS Shell Service Station Car Wash Addition (PA2016-093) Planning Commission, July 9, 2020 Page 9 Submitted by: Jim Campbell Deputy Community Development Director 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 Mike Holritz with Bridgenet International dated February 5, 2020 PC 6 Correspondence Received PC 7 Revised Plans 01/12/18 prepared by 11 12-115 Attachment H. July 9, 2020 Minutes 12-116 DocuSign Envelope ID: 7E43CA71-EFB9-4C73-B4C1-2601CF48D923 Planning Commission Minutes July 9, 2020 permit and coastal development permit requirements. Assistant City Attorney Summerhill stated the City's indemnifications are typically identical for all agreements. Community Development Director Seimone Jurjis advised that he was involved in the negotiations with AT&T regarding the MLA. Because MI -As are more of a template, he believed the City's MI -As with AT&T and Verizon are substantially the same with some nuanced differences. The indemnification and liability provisions of the two MI -As are substantially the same. The City Council did not focus on liability when discussing the MI -As. The Council is not considering amendments to the MLAs unless one of the carriers proposes an amendment. The Planning Commission's decision may be appealed to the City Council or the California Coastal Commission. Jim Mosher noted a Planning Commission denial of a coastal development permit cannot be appealed to the Coastal Commission. He inquired whether the applicant considered the rooftops of commercial buildings in the Pavilion Shopping Center as alternative sites. Mr. Autrey explained that the ideal location for small cell facilities is the public right-of-way because the consistent height of streetlights and utility poles provides service to the most people. Private property options do not fulfill technical requirements for small cell facilities. In reply to Chair Weigand's question, Mr. Autrey indicated a macro cell is a larger facility that propagates service over a larger area. Most dense residential areas do not have sites that can be zoned for macro cells. Small cell technology will benefit residential areas by providing the needed capacity and net density. Chair Weigand closed the public hearing. Secretary Kleiman believed the appeal fee is nominal compared to the time and resources staff has devoted to the appeal. The appellant's purpose for filing the appeal has been fulfilled in that the City is aware of the appellant's concerns. The City Attorney's Office will ensure the City is fully protected. Commissioner Klaustermeier remarked that large corporations operate under different entities. In answer to her query, Assistant City Attorney Summerhill indicated the Real Property Department will ensure compliance with the terms of the MLA. Motion made by Secretary Kleiman and seconded by Commissioner Klaustermeier to (1) find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15302 and 15303 under Class 2 (Replacement or Reconstruction) and Class 3 (New Construction or Conversion of Small Structures), respectively, of the State CEQA (California Environmental Quality Act) Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3; and (2) adopt Resolution No. PC2020-018 approving Coastal Development Permit No. CD2020-052 and affirming the decision of the Zoning Administrator approving Minor Use Permit No. UP2019-030 with the proposed Findings and Conditions. AYES: Weigand, Lowrey, Kleiman, Ellmore, Klaustermeier, Koetting, and Rosene NOES: ABSTAIN: ABSENT: ITEM NO. 5. SHELL SERVICE STATION CAR WASH ADDITION (PA2016-093) Site Location: 1600 Jamboree Road 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. This item was continued from the November 8, 2018, Planning Commission hearing. If approved, this Conditional Use Permit would supersede Use Permit No. UP2011-028. Recommended Action: 1. Conduct a public hearing; 6of11 12-117 DocuSign Envelope ID: 7E43CA71-EFB9-4C73-B4C1-2601CF48D923 Planning Commission Minutes July 9, 2020 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. Assistant Planner Melinda Whelan reported the site is located at the corner of Jamboree Road and San Joaquin Hills Road and within the Big Canyon Planned Community. The site was designed for a service station and has been operated at the site since 1970. In 2014, the use permit was amended to allow expansion of the convenience store and to add an Alcoholic Beverage Control (ABC) license. The applicant proposes an addition for a car wash. A General Plan amendment is needed to increase the maximum allowed floor area for the site to accommodate the structure. The applicant seeks relief from the 30 -foot front yard setback requirement. The area adjacent to the right -turn lane acts more as a rear yard than a front yard, and the right -turn lane does not provide access to the site. Guidelines within the Municipal Code recommend car wash services be located toward the rear of sites to accommodate proper queuing and circulation. In September 2018, the Planning Commission considered this application and continued the item so that the applicant could conduct additional public outreach and improve the design to mitigate potential noise impacts to nearby residential neighborhoods. Assistant Planner Whelan further reported the applicant has reduced the proposed hours of operation and added two wing walls for sound attenuation. The applicant proposes 13 onsite parking spaces; required parking for the site is seven spaces. The triangular shape of the site prevents relocation of the car wash without affecting the existing onsite circulation and access to gas pumps. The wing walls will act as noise barriers to the adjacent residences and the plan provides landscape areas facing the right -turn lane. The residences nearest the site are located 115 feet and 120 feet away from the proposed car wash. An updated noise study found the projected noise levels generated by a car wash without wing walls would be below the maximum allowed daytime limit at the most sensitive locations. The addition of wing walls would further reduce projected noise levels. Proposed conditions of approval will require the project to meet the design requirements of the noise study, including the exterior vacuum location and reduced hours of operation. All Commissioners disclosed ex parte communications with the applicant's consultant; Chair Weigand disclosed communications with nearby residents; and Commissioner Koetting disclosed communications with a nearby resident. In response to Commissioner Koetting's inquiries, Assistant Planner Whelan advised that staff considered relocating the car wash closer to the convenience store, but it would negatively affect circulation and access to gas pumps. The wing walls will be constructed in compliance with sound attenuation requirements. They will be masonry walls. Staff considered the triangular shape of the lot, the site being surrounded by streets, guidelines recommending the location of car wash services at the rear of parcels, the intent to apply the 30 -foot setback to street frontages that provide access to the site, and lack of access to the site from the turn lane as factors in support of granting a reduction in the setback. The existing trees should be maintained on the site, and the applicant proposes additional landscaping along the perimeter of the site. In reply to Commissioner Ellmore's queries, Assistant Planner Whelan indicated the City Traffic Engineer's standard requirement for car wash queues is five vehicles. City Traffic Engineer Tony Brine explained that a sixth car would extend beyond the queuing lane and block the end parking stall. A total of eight vehicles could queue for the car wash without impacting traffic on Jamboree Road. Signage directing queuing has not been proposed. Chair Weigand opened the public hearing. Steve Rosansky, applicant's representative, shared photos of the site. The plans now include 10 -foot wall extensions to mitigate noise, additional plantings behind the car wash, and relocation of the trash enclosure. The entrance and exit doors for the car wash will be made of plexiglass and canvas. The car wash queue will accommodate five vehicles. Seven parking spaces will be located along the right -turn lane, and six spaces will be located in front of the convenience store. Vacuums and air and water service have been relocated to the area in front of the convenience store to reduce noise for residents. The applicant originally proposed hours of operation of 6:00 a.m. to 11:00 p.m. and has modified the hours to 7:00 a.m. to 10:00 p.m. He shared a video of a similar car wash in operation with closing doors to demonstrate noise generated by the car wash. The maximum allowed 7of11 12-118 DocuSign Envelope ID: 7E43CA71-EFB9-4C73-B4C1-2601CF48D923 Planning Commission Minutes July 9, 2020 daytime noise level is 55 Decibels (dBA), and noise levels projected for all receptor sites were less than 40 dBA. Projected noise levels for the vacuums were approximately 30 dBA. The applicant offered the homeowners' association funding for additional landscaping along the berm, but the homeowners' association declined the offer. He described the design differences between the car washes at the Chevron service station and the Shell station and his outreach efforts with the homeowners' association, Park Newport, and residents. The existing trees and planter at the rear of the property will remain. The trees will be protected during construction. Relocating the car wash closer to the convenience store will result in relocation of the delivery entrance to the convenience store, obstructions to gas pump access, and changes in circulation. Signage directing vehicles to queuing areas for the car wash can be installed. The applicant agrees to the proposed conditions of approval. In answer to Commissioner Koetting's inquiries, Mr. Rosansky indicated relocation of the hydrogen station has not been considered but would be a huge expense. A car wash takes approximately 5 minutes to complete. The similar car wash shown in the video is located in Irvine. A condition of approval can be added to require functioning doors on the car wash. Ahmad Ghaderi, project engineer, reported the car wash will be constructed of blocks with a sheet -metal cover. The wing walls will be constructed of blocks. The length and height of the walls meet the acoustical requirements of the noise analysis. Marilyn Brewer, Canyon Mesa, advised that the gas station and convenience store have created loud and unanticipated noises. Noise travels differently from the site and impacts the neighborhood to a greater degree. The car wash cannot be relocated because the site is fully utilized. Michael Klaus, Big Canyon HOA, opposed the applicant's request for a variance from the setback. Building a car wash between the service station and residences will cause sound levels to exceed 55 dBA. The project will negatively impact residents' quality of life and real estate values. Paul Geary, Canyon Mesa, expressed concerns about the lack of a demonstrated need for a car wash and the financial impact of the project on residences. Two car washes are already located within a half mile of the site. He urged the Planning Commission to deny the application. Helga Meyer, 33 Rue Fontainebleau, opposed the project because the car wash will add to existing traffic noise, traffic in the queue will generate pollution, the project will reduce real estate values and residents' ability to enjoy their homes. Chrissy Cruze, 3 Rue Fontainebleau, shared issues caused by the development of a nearby apartment complex and increased noise generated by the expansion of the convenience store. Gerald Giannini, Rue Fontainebleau, believed the proposed car wash does not adequately mitigate sound and requested the Planning Commission deny the application. The car wash shown in the video does not operate as depicted. His sound measurements at the car wash were considerably higher than projected in the noise study. Leonard Simon, 37 Rue Fontainebleau, opposed the project. The metal sheathing would amplify noise. The project will increase traffic, noise, and pollution. Canyon Mesa should be considered an environmentally sensitive area such that the CEQA exemption is not allowed. The hydrogen facility is a safety issue. Mark Coleman, 34 Rue Fontainebleau, discussed the lack of need for an additional car wash. The automated car wash will not create jobs. The project will damage the value of properties in Canyon Mesa. Reducing the setback indicates the property is already over -built. Gerald Giannini read a letter from David Kuhn, 30 Rue Fontainebleau, who adamantly opposed the project because a service station is incompatible and not harmonious with a residential development and approving additional development on the site does not consider the cumulative effects of prior modifications to the site. James Sanders, 4 Rue Fontainebleau, related his difficulty selling his home even after price reductions. Residents do not want the extra noise and traffic that is generated by the service station. 8of11 12-119 DocuSign Envelope ID: 7E43CA71-EFB9-4C73-B4C1-2601CF48D923 Planning Commission Minutes July 9, 2020 Lynn Swain, 7 Rue Marseille, strongly opposed the project and noted properties in Canyon Mesa have not sold after years on the market and significant price reductions. Realtors have opined regarding the detrimental impacts of noise and traffic on real property sales. An unidentified speaker read a letter from Lynda Bentall, 38 Rue Fontainebleau, who opposed the project because it will increase noise, light, and traffic. An unidentified speaker read a letter from Chris Alevizos, 32 Rue Fontainebleau, who believed granting the reduced setback would decrease the value of his real property and increase noise. Skip Wilson, 9 Rue Fontainebleau, listed the properties for sale in the neighborhood, the number of days on the market for each, and price reductions for each and attributed the lack of sales to the noise generated from the Shell station. Carl Swain, 7 Rue Marseille, emphasized previous comments regarding the need for a car wash; adverse effects on property values; increased noise, glare, and light intrusion; differences between the car wash depicted in the video and in reality; and detrimental and cumulative effects of noise on homeowners. Mr. Rosansky advised that no noise complaints have been filed against the Shell station. The Newport Center car wash has been proposed for redevelopment. Based on his internet research, a total of six car washes are located in Newport Beach. The Shell station, built in 1970, has modified its business model to stay current with the times. A service station's profit is derived from additional services, not the sale of gasoline. The applicant leases the property for a substantial rent amount. Modification of a use permit is common. The Municipal Code does not require a business owner to live in Newport Beach. The video of the car wash is intended to demonstrate use of the doors and the noise level. Conditions of approval for the Chevron car wash do not require entry and exit doors. The sound study shows that sound generated by the carwash will be insignificant compared to the existing ambient noise. Mr. Ghaderi reiterated that the construction will be block walls and ceiling with a sheet -metal cladding that matches the convenience store. Mike Holritz, acoustical engineer, reported noise is cumulative. Adding 40 dB to an existing 60 dB noise level results in a noise level of 60.4 dB. CEQA's level of significance for noise is an increase of 3 dB. If noise levels increase 3 dB, noise must be mitigated. Adding noise from the car wash to the existing ambient noise increased noise levels by less than 1 dB. Deputy Community Development Director Jim Campbell clarified that the City's CEQA significance criteria for noise is exceeding the Noise Ordinance. Typically, a noise increase of less than 3 dBA is not perceptible to persons of normal sensitivity. The information suggests the car wash will not exceed the Noise Ordinance and, therefore, the noise attributable to the project would not have a significant effect. Chair Weigand closed the public hearing. Commissioner Rosene remarked that the doors on the Quail Hill car wash are not operational. The Quail Hill car wash generates significantly less noise than the Chevron car wash. The street noise on Rue Fontainebleau today is loud. The applicant is willing to close the car wash if the doors are not operational. Perhaps the applicant would be willing to change the hours of operation. Locating the vacuums and air and water service in front of a dedicated parking space seems odd, and they should be relocated elsewhere or removed from the site. He expressed interest in possibly adding the wall along the setback line. Chair Weigand reopened the public hearing. In reply to Commissioner Ellmore's queries, Mr. Rosansky reported the applicant owns approximately 50 service stations, nine of which have car washes. Fred Kim, business owner, advised that he has acquired the car washes rather than constructing them. The car washes are busiest during the morning and evening commute times. The number of cars using the car wash after sunset decreases drastically. At this location, business is slow on Saturday and even slower on Sunday. 9of11 12-120 DocuSign Envelope ID: 7E43CA71-EFB9-4C73-B4C1-2601CF48D923 Planning Commission Minutes July 9, 2020 Commissioner Koetting noted changes between the 2018 and 2020 projects are two 10 -foot screening walls, hours of operation, and funding for additional vegetation on the slope. In driving around the City, he found 12 car washes. He questioned staffs rationale for proposing Condition of Approval No. 29 requiring the use of recycled water only if is economically feasible. He agreed that the proposed location for vacuums and air and water service is odd. He expressed his position that the car wash is inappropriate, in the wrong location, and unnecessary. Chair Weigand indicated there should be a condition of approval requiring the applicant to maintain the car wash doors. In response to his questions, Deputy Community Development Director Campbell reported the service station regulations provide different setbacks for different features. A car wash must be set back 30 feet from a public street. Staff administratively approved the installation of the hydrogen station at the site previously. Chair Weigand remarked that the hydrogen station could generate more noise than the car wash. Mr. Holritz clarified that each wall is 16 feet high and 10 feet long. The length of the walls can be extended, which will provide some additional noise reduction. The scenario considering noise bouncing off the walls back to the residences was not analyzed because noise levels were already below the City's noise standards. Noise will bounce off a flat wall, but that type of reflection will not significantly increase the noise level. To minimize the echo, the wall will be constructed with split -based block and covered with landscaping. Chair Weigand closed the public hearing. Commissioner Klaustermeier commented that the concern is noise, and no evidence in the acoustical report indicates the car wash will add significant noise or increase the ambient noise level. The ambient noise is caused by vehicular and aircraft traffic. The applicant has addressed some concerns and has agreed to some mitigation design features. Commissioner Koetting stated the request for a 15 -foot reduction in the 30 -foot setback leads him to believe the site is not appropriate for the use. Too many facilities are being crammed onto the site. He could not make the findings to approve the project. Motion made by Commissioner Koetting to deny the application. The motion failed for lack of a second. At Commissioner Klaustermeier's request, Deputy Community Development Director Campbell explained that the service station regulations require a 30 -foot setback to public streets for car washes. The applicant requests a 15 -foot reduction of the setback. The Planning Commission may reduce the setback with the findings contained in the resolution and it is not a Variance application. Commissioner Ellmore could support approval of the application with amendments to reduce the hours of operation to 7:00 a.m. to 8:00 p.m. and to require signage regarding queuing and closure of the car wash doors while a car is being washed. Commissioner Rosene proposed removal of the vacuums. Chair Weigand reopened the public hearing. Mr. Rosansky, on behalf of the applicant, agreed to conditions of approval regarding signage and functioning doors for carwash operations. After discussion with the applicant, the applicant agreed to remove the vacuums and requested hours of operation of 7:00 a.m. to 8:30 p.m. Chair Weigand closed the public hearing. Motion made by Chair Weigand and seconded by Commissioner Ellmore to approve the staff recommendation with amendments to require signage for queuing, to require functioning doors for and during operation of the car wash, to remove the vacuums entirely, and to limit the hours of operation of the carwash to 7:00 a.m. to 8:30 p.m. 10 of 11 12-121 DocuSign Envelope ID: 7E43CA71-EFB9-4C73-B4C1-2601CF48D923 IX. X. Planning Commission Minutes July 9, 2020 Commissioner Koetting reiterated residents' concerns about noise, environmental issues, property values, no job creation, and no tax revenues and his concern about the reduction of the setback. The motion passed by the following vote: AYES: Weigand, Lowrey, Kleiman, Ellmore, Klaustermeier, and Rosene NOES: Koetting ABSTAI N: ABSENT: STAFF AND COMMISSIONER ITEMS ITEM NO. 6 MOTION FOR RECONSIDERATION None ITEM NO. 7 REPORT BY THE COMMUNITY DEVELOPMENT DIRECTOR OR REQUEST FOR MATTERS WHICH A PLANNING COMMISSION MEMBER WOULD LIKE PLACED ON A FUTURE AGENDA. Deputy Community Development Director Campbell reported the second meeting of the Housing Element Update Advisory Committee (HEUAC) is scheduled for July 15, 2020, at 6:00 p.m. in the Council Chambers. The Planning Commission's agenda for the July 23, 2020, meeting contains three items. ITEM NO. 8 REQUESTS FOR EXCUSED ABSENCES None ADJOURNMENT — 10:45 p.m. The agenda for the July 9, 2020, Planning Commission meeting was posted on Thursday, July 02, 2020, at 12:15 p.m. in the Chambers binder, on the digital display board located inside the vestibule of the Council Chambers at 100 Civic Center Drive, and on the City's website on Thursday, July 02, 2020, at 11:30 a.m. yDocuSigned by: Erik Weigand, Mirman ,-- DocuSigned by: Lauren Kleiman Secretary 11 of 11 12-122 Attachment I. 20.48.210 - Table 1 Service Station Design and Development Standards & Table 2 Landscaping Standards 12-123 TABLE 1: SERVICE STATION DESIGN AND DEVELOPMENT STANDARDS 12-124 REQUIREMENT PROPOSED PROJECT Location All service station sites shall front on streets Complies. designated as major, primary or secondary on The location of the existing service station will the City Master Plan of Streets and Highways remain the same. Jamboree Road and San unless the sites are part of or in conjunction with Joaquin Hills Road are classified as "major" developments such as shopping centers in streets per the City Master Plan of Streets and residential areas. Highways Circulation Element). Minimum The minimum land area for service stations shall Complies. Land Area be 1,500 square feet of land area for each 16 fueling space fueling space, 1,000 square feet for each service x 1,500 sq ft = 24,000 sq ft bay or washing bay, and 3.33 square feet for 1 washing bay each square foot of gross floor area used for x 1,000 sq.ft. = 1,000 sq. ft. retail and/or food and beverage sales. 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 Structure Interior Abutting Abutting Complies. Setbacks a Public an Alley The location of the existing service station Right- canopies, service islands, building, retail and of -Way office areas, and air and water dispensers comply with the required setbacks. Service 20 ft 20 ft 20 ft islands Pursuant to Zoning Code Section 20.48.20.T.2., Canopies 5 ft 5 ft 5 ft the review authority may modify or waive any of Air and loft loft loft water the design and development standards for dispensers service stations upon making required findings. The findings are discussed in the staff report and Automobile 18 ft 30 ft 30 ft washing, support the car wash location at 15 feet from the maintenance rear free -right -turn lane. The car wash maintains and repair all other required setbacks (30 -feet from Jamboree Road and 30 -feet from San Joaquin Retail and 0 ft 15 ft loft office I Hills Road). Parking Pursuant to Section 20.40.030 (Requirements for Complies. Off -Street Parking): number of parking spaces Convenience market required is based on the land uses located on gross floor area = 1,366 sq. ft. the site. parking spaces required = 7 -Service stations with convenience markets require one space per 200 square feet of gross Total spaces provided = 27 floor area. 'including storage in calc to show parking if -Automobile washing requires a queue for 5 cars convenience store is expanded in the future per washing station. Car wash Provides a queue for 5 cars. Utilities All utilities shall be installed underground within Complies. the exterior property lines of the site. The existing utilities shall remain in place. There are no new utilities proposed. 12-124 12-125 REQUIREMENT PROPOSED PROJECT Access -Driveways shall be so designed and located as Complies. to ensure a safe and efficient movement of traffic The location of the existing driveways along on and off the site to and from the lane of traffic Jamboree and San Joaquin Hills Road will be nearest the curb. All driveways shall be located unchanged and comply with City standards. On - and constructed according to the City of Newport site circulation for the existing service station and Beach Driveway Approach Policy. the proposed queuing lanes have been reviewed -Driveways for service stations which are and approved by the Public Works Department. 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. Drainage and All drainage to the street shall be by under- Complies. Pollution ground structures to avoid drainage across City A condition of approval has been included which Control walks or drive aprons. In addition, service will require good housekeeping practices in the stations shall incorporate pollution control best long-term post construction operation. 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. Site and The site plan and architecture of the service Complies. Architectural station shall provide an attractive appearance The proposed project has been designed to be Design that is compatible with and complimentary to the compatible with the surrounding development. community and surrounding land uses and The project involves aesthetic improvements development and that is consistent with the City with updated landscaping to improve the overall of Newport Beach Design Guidelines: appearance of the site. Automobile Service Stations and Washing (See discussion below).. Landscaping See Landscaping Development Standards Table 2 and discussion below for specific landscaping requirements. Perimeter Service station sites shall be separated from Not Applicable. Walls abutting residentially -zoned property or property The subject property does not abut a used for residential purposes by 6 foot high residentially zoned property. A public right -of - masonry or concrete wall utilizing materials way and hillside separate the subject property similar in color, module and texture to those and residentially zoned properties. 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 Refuse Refuse storage areas shall be enclosed by walls Complies. Storage Areas and integrated with the design of the service The relocated trash enclosure is in compliance. station in compliance with Section 20.30.120 (Solid Waste Recycling and Storage). Lighting Exterior light sources shall be shielded from view Complies. and directed away from adjacent properties in Existing on-site lighting complies with these compliance with Section 20.30.070 (Outdoor requirements and there are no proposed Lighting). Luminaries shall be of a low level, changes. indirect diffused type and shall not exceed a height of 20 feet above existing grade. 12-125 12-126 REQUIREMENT PROPOSED PROJECT Rest Rooms One men's rest room and one women's rest Complies. room shall be provided during business hours for The proposed plan includes a men's and use by service station customers. Rest rooms women's restroom which is consistent with the with exterior entrances shall be located so the design of the service station as approved by the entrances are in clear view of the station's original use permit. service area, cashier station, or office. Fuel Tank Fuel tank vents shall be located at the rear of the Complies. Vents property or other inconspicuous location and The existing fuel tank vents (EVR) are located shall be screened from public view. 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. 12-126 TABLE 2: LANDSCAPING STANDARDS REQUIREMENT PROPOSED PROJECT Area Required: Complies. - A minimum of 15 percent of the site shall be Site = 49, 984 sq ft x 15% = 7,498 sq ft landscaped with plant materials designed to provide Landscaping provided on-site = 18,855 sq ft (38%) beautification and screening. - A minimum 5 foot -wide (inside dimension) Complies. planting areas between driveway approaches. The landscaped areas are a minimum 10' wide. - A minimum of 150 square foot landscaped Complies. area provided at the intersection of two property lines The existing landscaped area at the intersection of at a street corner. Landscape materials shall not Jamboree Road and San Joaquin Hills Road is a exceed a height of 36 inches. 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) Complies. planting area along interior property lines, except The landscaped areas are a minimum 10' wide. where openings are needed to facilitate vehicular circulation to adjacent properties. Area Required: Complies. Landscaped area required = 7,498 sq ft - A minimum of 30 percent of the required landscaping shall be provided within 20 feet of the street property Within 20' of street property lines lines. Required= 2,250 sq ft (7,498 sq ft x 30%) Provided = 18,855 almost all is within this area. Quantity of Materials: Complies. Landscaped areas adjacent to street property lines shall be Lineal feet of street frontage: planted with a minimum of 1 tree and 3 shrubs per every 25 San Joaquin Hills — 263' linear feet of street frontage. Landscaped areas adjacent to Jamboree Road - 265' interior property lines shall be planted with a minimum of 1 tree Rear street frontage — 460' and 3 shrubs per every 30 linear feet. These calculations establish the minimum number of required trees and shrubs and San Joaquin Hills: are not meant to imply linear or equal spacing. Required trees trees (263725) = 11 — provided 11 shall be 24 -inch box size, or larger. Required shrubs shall have shrubs (263725' x 3) = 32 — provided 55 a minimum mature growth height of 18 inches and shall be a minimum of 5 -gallon in size upon installation. 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: Complies. Plant materials shall be chosen for their screening qualities, A condition of approval is included to require that beauty and durability. Plantings shall include a mixture of trees, the final design will be reviewed by Municipal shrubs and groundcovers. All plant materials shall conform to or Operations prior to the issuance of building exceed the plant quality standards of the latest edition of permits. American Standard for Nursery Stock published by the American Association of Nurserymen, or the equivalent. Street Trees: Complies: City parkway areas shall be provided with groundcover and Existing City trees adjacent to Jamboree Road street trees as per City standards and San Joaquin Hills Road will remain in place. 12-127 Barriers: Complies. Planting areas adjacent to vehicular activity shall be protected Curb provided. Compliance with this requirement by a continuous concrete curb or similar permanent barrier. will be verified during plan check and field inspections. Sight Distances: Complies. Landscaping shall be located so as not to impede vehicular Per plans submitted, new landscaping will be sight distance in compliance with Section 20.30.130 (Traffic located adjacent the car wash and will not impede Safety Visibility Area) and to the satisfaction of the Public Works vehicular sight distance. Director Irrigation: Complies. All planting areas shall be provided with a permanent Irrigation system plan and plantings will be underground automatic sprinkler irrigation system of a design reviewed by the Municipal Operations Department suitable for the type and arrangement of the plant materials prior to the issuance of building permits. selected. Required Plans: Complies. The Director shall approve landscape planting and sprinkler Standard included in the proposed conditions of irrigation plans and specifications before issuance of a building approval. permit, if appropriate. REQUIREMENT PROPOSED PROJECT Maintenance of Landscaping: Complies. a. Landscape materials and landscaped areas shall be Conditions of approval are included to ensure maintained in compliance with the approved landscape compliance with these requirements. 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 art of regular maintenance. 12-128 Attachment J. City of Newport Beach Design Guidelines: Automobile Service Stations and Washing - summary of the existing and proposed elements of the project, as they relate to the Guidelines 12-129 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 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 12-130 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. 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. 12-131 Attachment K. ALUC Determination Letter 12-132 PA2016-093 AIRPORT LAND USE COMMISSION ORANGE COUNTY FOR ORANGE COUNTY .4Ll�G 3160 Airway Avenue • Costa Mesa, California 92626.949.. ?.5.5170 fax: 949.252.6012 .r JC V0)t�'M'I--N I September 21, 2020 SEP 2 3 2020 :"rrY: 1— Melinda Whelan, Assistant Planner City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 Subject: ALUC Determination for City. of Newport Beach Shell Service Station Car Wash Addition at 1600 Jamboree Road Dear Ms. Whelan: During the meeting held on September 17, 2020, the Airport Land Use Commission (ALUC) for Orange County considered the subject Car Wash Addition and the associated General Plan Amendment. The matter was duly,discpssed; m6ved=seconded, and carried unanimously by the Commission to findthe proposedh6)l Service Station, Car Wash�Addition and the associated General Plan Arimendnient for 1600 Jamboree Road to ' be Consistent' with the Airport Environs Land Use Plan for .john Wayne Airport (AELVP for,JWA). Please contact Julie Fitch, at (949) 252-5284 or at jfitehkoIcair.com if you require additional information or have questions regarding this, proceeding. i Sincerely, Lea U. Choum Executive Officer 12-133 Attachment L. Plans 12-134 JOB ADDRESS.- 1600 JAMBOREE RD SAN JOAQUIN HILLS NEWPORT BEACH., CA SHEET INDEX SHEET N 0. DRAWING N 0. DESCRIPTION 1 T1 TITLE SHEET 2 DEM -1 EXISTING/DEMOLITION SITE PLAN 3 S1 SITE PLAN 4 A1.1 EXISTING FLOOR PLAN 5 A2.1 CAR WASH BUILDING ELEVATIONS 6 A2.2 TRASH ENCLOSURE PLAN & ELEVATION 7 A2.3 CAR WASH EQUIPMENT PLAN 8 L-2 IRRIGATION PLAN 9 LP -1 PLANTING PLAN 10 PROPOSED RENDERINGS 11 PROPOSED RENDERINGS 12 PROPOSED RENDERINGS 13 PROPOSED RENDERINGS 14 15 16 17 z w 0 z w n w 0 z RD 12-135 DESIGN CODES 2016 CBC (CALIFORNIA BUILDING CODE) 2016 CMC (CALIFORNIA MECHANICAL CODE) 2016 CPC (CALIFORNIA PLUMBING CODE) 2016 CEC (CALIFORNIA ELECTRICAL CODE) 2016 TITLE 24 ENERGY REGULATIONS IMPERVIOUS SERVICE AREA EXISTING AREA = 5766 FT AREA REMOVED = 1673.12 FT' AREA REDUCED TO = 4092.88 FT z w 0 z w n w 0 z RD 12-135 z w 0 z w; In 0 z NI I ,I I i I I I I I I i I I I Q O ry W W ry m Q I I I . I � I , I I I I , I I I I . IQ) I I .I I I I I I I I I 78'-0" 67'-8" N 54'18'4 RAD. n J 019 0 0 0 0 0 N P014 ° I I � o I \ N (E) AIR &V WATER UNFIN -(E) AREA LIG N3 (E) YARD LIGHT \ r� (E) CATCH (BASINClio I ��P \ 2 Y I \ w�--- (E) AC PAVING\ W Q E) \\ I ® (E) GASOLINE\\ II DISPENSERS \ TO REMAIN ❑ N -+` (E) DRIVE SLAB TO REMAIN 30'SETBACK I � ; I d I O I� ®I o I z (E) 4" ROOF' DRAIN LINE Iw TO REMAIN II e W (t) CANOPY 10 REMAIN ® (E) AC PAVING I I (E) CATOH BASIN I I I (E) YARD I11GHT J,o I / Cy I tiT N 51-49'07" W I OoA I o RAD. I 0 I R;65 00, I OO I z I O (E) U. ANDS 0 TO RE� ®0 0 `\\9J J� O 00 0 0 m (E) PLANTER 6 10 00 N 53°57'12" W RAD. (E) ELECT. METER (E) SIGN "FASHION ISLAND" ,C'7 ti ' 0 LIGHT 0 1F EXISTING YARD LIGHT .E '9 i i�M. Y ,,� ` • i!!ii!!ii!!ii!!i!!!i!!!ii!!ii!!ii!!ii!!ii!!ii!!ii!!i!!!ii!!ic!!ie!eie!9ie!ic!!ic!!ii1°li!Pii!°ii!Pii!Pii!Pii!Pii!!ie hie hie hie!ie!!ie!9ie Eie��ie��ie��ie��ie��ielEi!�%' .�'�.'�r•� A �� - �..:�.;-Y, S s -D i L. - D LIGHT SIDEWALK "I SIDEWALK • (E) DRWY. APPROACH L -(E) EDISON PULLBOX (E) CATCH BASIN (E) DRWY. APPROACH lol - u -— - - - o AN J 0 A Q U I N HILLS ROAD -- 0 00 O �i �r}----------------------- 7S--------------------- N c» co 0 co L -(E) EDISON PULLBOX (E) CATCH BASIN (E) DRWY. APPROACH lol - u -— - - - o AN J 0 A Q U I N HILLS ROAD -- 0 00 O �i �r}----------------------- 7S--------------------- c» DIRECTIONAL ARROW/ GRAPHIC SCALE • • 20 4• ■ ■ ■ ■ ■ GRAPHIC "=20'—O" VICINITY MAP C' �O SCOPE OF WORK 10 EXISTING 15 PARKING SPACES TO BE REMOVED. O2 REMOVE EXISTING PAVING. O REMOVE PORTION OF EXISTING PLANTER CURB. REVISIONS N0. I DATE I BY COMMENTS ndep e n d e n t N TACT UNDERGROUND SERVICE ALERT 1-800 USA/SC 22-4133 EXISTING/ DEMOLITION SITE PLAN CALLFOR UNDERGROUND LOCATING — 2 WORKING DAYS BEFORE YOU DIG 1600 JAMBOREE RD. & SAN JOAQUIN HILLS RD. _o PLANS PREPARED BY: NEWPORT BEACH, CALIFORNIA 92660 A & S ENGINEERING SCALE: 1"=20'—O" DRAWING # DEM -1 CANNING ENGINEERING CONSTRUCTION MANAGEMENT DATE: 12/21/2016 28405 SAND CANYON ROAD, SUITE B WIC # — �� — CANYON COUNTRY, CA 91387 DWN. BY: LVR PHONE #: (661) 250-9300; FAX #: (661) 250-9333 CHKD. BY: LVR SHEET 1 OF 8 12-136 z w 0 z w n w 0 z N 54°18'4 RAD. n 019 0 coC 0 a 0 N N ca ° (E) AR LIGHT I ? pq�C� IN 3 4 (E) YARD IVIG \ (E) CATCH jBASIN CoA, I IN IN. 90� F I \ y I IN IN- F(E) IAC PAVING \\ \�O ® PG I 11 ® o� 40' s r j ® 6 (E) DRIVE SLAB N TO REMAIN N I NEW ^ // ' LOCATION IIIJJJ/rrr �o do 16 ' I , � ; I 78'-0" 30 lo SETB�CK , 67'-8" 10'-4" ; 8 TYP. , I - ®I o D I z J A1� 9 1 IN. o \ \\ Ste, q .�', \ '�' \ \ 0O �9 �o S 12 \ IN SQA ti O \ o ` IN \ o �F IN \0`L oo�0 0 N \ \ .�, 9L y N IIN 11 \\ EXI ING 2 , 12 \ YARD IGHT (E) AC PAVING 11 2 O I ` I r () \ \ (E) CATCH BASIN '\� O E DRIVE SLAB I ��J TO REMAIN �\ 1 ,0 \ . W , ®® . (E) YARD LIGHT 9 ' o Q 13 /, , 2 ., ♦ ♦ EXISTI I o o 6 ® LANDSCAP N 51°49'07" W I 9 O I 400' 0 � RAD., \ R I / o' 8 TYP.�00, o \jft ® ouli I ••J 1 O o (E) PLANTER 9- n O oa, c a 10L O (E) U.G. TANKS ° g EXISTING HYDROGEN 7 leTO REMAIN ' EQUIPMENT AREA 9 0 • cis �- (E) AC PAVING Y t oQ11 m-- ---------------------g- i, p \` Fe ® EXISTING YARD0 (E) PLANTER _ — - ♦ — W W F NANRAL GAS �� - LIGHT r z U- ui MEfER SEf ASSEMBLY - - o J O cn p0 N 53°57'12" W N 3°57'12" W L=262.60' (E) YARD LINE OF SITE RAD. (E) SIDEWALK N LIGHT (E) SIDEWALK O d OET 1% q" (E) ELECT. METER 525'-0" (E) EDISON PULLBOX LINE OF SITE (E) SIGN (E) CATCH BASIN "FASHION ISLAND" (E) DRWY. APPROACH ol (E) DRWY. APPROACH N ZD co DB -- - B -�- - -u-- - o AN JOAQUIN HILLS ROAD-- O 0 O - D - DIRECTIONAL ARROW/ GRAPHIC SCALE 20 0 20 40 GRAPHIC SCALE 1 "=20'-0" VICINITY MAP �� ,V � O Q�AV gQ��ti C' �O SCOPE OF WORK O PROPOSED 50'X22' AUTOMATED SELF -SERVE CAR WASH. O EXISTING FOOD MART TO REMAIN THE SAME OPER PLAN CHECK #1512-2014. 3 RELOCATE EXISTING TRASH ENCLOSURE. O MODIFY EXISTING PLANTER TO ACCOMODATE OTHE CONSTRUCTION OF A NEW CAR WASH. 5 INSTALL NEW CARWASH. O EXISTING CANOPY TO REMAIN THE SAME. O EXISTING UNDERGROUND TANKS TO REMAIN THE O SAME. 8 EXISTING DISPENSERS TO REMAIN THE SAME. Og NOT USED. 10 NOT USED. 11 NEW PLANTER. 12 NEW CAR WASH ROLL UP DOOR. 13 NEW AIR & WATER UNIT. �-, 14 QUEUING LENGTH AS 97'. 15 NEW CLARIFIER. 16 DRAIN IN BOTH ENCLOSURES. 17 NEW VACUUM. 18 NEW YARD LIGHT. 19 10'-0" TALL HEDGES. N0. I DATE I SITE INFORMATION 01 ITEM SIZE LOT % AREA ER 03 1 09/24/2018 SH (SQ.FT.) TOTAL LOT AREA N/A N/A 50 371.92 EXISTING FOOD MART AS SHOWN 4.75 1,704.00 EXISTING CANOPY AS SHOWN 10.25 5,166.87 PROPOSED CAR WASH 50'-0" x 22'-0" 2.18 1,100.00 LANDSCAPING N/A 29.55 14,887.08 TYPE OF CONSTRUCTION: CANOPY = II -B FOOD MART = V -B, NON -SPRINKLER CAR WASH = V -B, NON -SPRINKLER PARKING CALCULATIONS: BUILDING: PARKING REQUIRED: BUILDING AREA 200 PER SQ.FT. _/ =1, 704/ 200 (_ 9 PARKING SPACES PARKING PROVIDED: 13 PARKING SPACES SF AUTOMOBILE WASHING: PARKING REQUIRED: QUEUE FOR 22$ SF ^5^CAR^E�PER�CARWASH. FARKING PROVIDED: 97 OF CAR STACKING AREA OF CONSTRUCTION 520.5 SF + 1134 SF + 50.7 SF + 118 SF + 641.7 SF + 228 SF = 2692.9 SF - D - DIRECTIONAL ARROW/ GRAPHIC SCALE 20 0 20 40 GRAPHIC SCALE 1 "=20'-0" VICINITY MAP �� ,V � O Q�AV gQ��ti C' �O SCOPE OF WORK O PROPOSED 50'X22' AUTOMATED SELF -SERVE CAR WASH. O EXISTING FOOD MART TO REMAIN THE SAME OPER PLAN CHECK #1512-2014. 3 RELOCATE EXISTING TRASH ENCLOSURE. O MODIFY EXISTING PLANTER TO ACCOMODATE OTHE CONSTRUCTION OF A NEW CAR WASH. 5 INSTALL NEW CARWASH. O EXISTING CANOPY TO REMAIN THE SAME. O EXISTING UNDERGROUND TANKS TO REMAIN THE O SAME. 8 EXISTING DISPENSERS TO REMAIN THE SAME. Og NOT USED. 10 NOT USED. 11 NEW PLANTER. 12 NEW CAR WASH ROLL UP DOOR. 13 NEW AIR & WATER UNIT. �-, 14 QUEUING LENGTH AS 97'. 15 NEW CLARIFIER. 16 DRAIN IN BOTH ENCLOSURES. 17 NEW VACUUM. 18 NEW YARD LIGHT. 19 10'-0" TALL HEDGES. N0. I DATE I BY I COMMENTS 01 05/04/2017 SH REV. PER PLANNING DIV. 02 1 08/18/2018 ER 03 1 09/24/2018 SH ndep e n d e n t CONTRACTOR TO CONTACT UNDERGROUND SERVICE ALERT 1-800-422-4133 SITE PLAN CALL USA/SC FOR UNDERGROUND LOCATING - 2 WORKING DAYS BEFORE YOU DIG 1600 JAMBOREE RD. & SAN JOAQUIN HILLS RD. -- - PLANS PREPARED BY: NEWPORT BEACH, CALIFORNIA 92660 A & S ENGINEERING SCALE: 1"=20'-O" DRAWING # S1 PLANNING ENGINEERING CONSTRUCTION MANAGEMENT DATE: 07/27/2011 28405 SAND CANYON ROAD, SUITE B WIC # - oft-wo — CANYON COUNTRY, CA 91387 DWN. BY: LVR PHONE #: (661) 250-9300; FAX #: (661) 250-9333 CHKD. BY: LVR SHEET 2 OF 8 12-137 Gn I _fl+ I Z W r) Z W n W r) Z 12-138 Enter 0 NEW CAR WASH ROLL -UP DOOR 10' WALL EXTENSION 0 Exit 50' EAST ELEVATION NEW CAR WASH ROLL -UP DOOR 10' WALL EXTENSION r� FASCIA TO MATCH EXISTING BUILDING/ CANOPY 10' 10' `WALL TO MATCH 26' 26' 10' WALL EXTENSION 50' EXISTING BUILDING 10' WALL EXTENSION SOUTH ELEVATION WEST ELEVATION NORTH ELEVATION CONTRACTOR TO CONTACT UNDERGROUND SERVICE ALERT 1-800-422-41,33 CALL USA/SC FOR UNDERGROUND LOCATING 2 WORKING DAYS BEFORE YOU DIG PLANS PREPARED BY: A & S ENGINEERING PLANNING ENGINEERING CONSTRUCTION MANAGEMENT 28405 SAND CANYON ROAD, SUITE B CANYON COUNTRY, CA 91387 PHONE #: (661) 250-9300; FAX #: (661) 250-9333 REVISIONS N0. I DATE I BY COMMENTS 0 Independent CAR WASH BUILDING ELEVATIONS 1600 JAMBOREE RD. & SAN JOAQUIN HILLS RD. NEWPORT BEACH, CALIFORNIA 92660 SCALE: 1"=20'-O" DRAWING # A2.1 DATE: 07/27/2011 WIC # - DWN. BY: LVR CHKD. BY: LVR SHEET 5 OF 8 12-139 r m%. TRASH ENCLOSURE PLAN STUCCO FINISH OVER 8"X8"X16" FULLY GROUTED CMU WALL. PAINT TO MATCH BLDG. (2) 3'-10" W. x 5-10" H. METAL GATES: CORRUGATED METAL METAL CHANNEL FRAME W/ MIN. 1/4" THICK X 1 1/2" WIDE HORIZ. ROOF (SLOPE 1" PER BAR, MITER AND WELD ALL EDGES AND CORNERS. WELD METAL FOOT FROM FRONT DECKING TO FRAME. GRIND SMOOTH ALL CONNECTIONS. PRIME AND TO BACK) PAINT W/ SEMI- GLOSS ENAMEL TO MATCH ADJ. SURFACE, U.N.O. a a r .. .... ... .. ... .. .... .... ... . ... .... .. ... ... .. .... 6x12 WOOD BEAM 6x10 WOOD BEAM 4" SQ. TUBULAR STEEL PAINTED STUCCO FINISH OVER 8"X8"X16" FULLY GROUTED CMU WALL. PAINT TO MATCH BLDG. 12-140 z w 0 z w n w 0 z 50'-0" 4' NEW CAR WASH ROLL -UP DOOR 22' 10' 8' r Li Li Li Li ;:4 eP AIR COMPRESSOR REVISIONS NO. DATE BY COMMENTS n d e e n d e n t p CONTRACTOR TO CONTACT UNDERGROUND SERVICE ALERT 1-800-422-4133 CAR WASH EQUIPMENT PLAN CALL USA/SC FOR UNDERGROUND LOCATING 2 WORKING DAYS BEFORE YOU DIG 1600 JAMBOREE RD. & SAN JOAQUIN HILLS RD. - PLANS PREPARED BY: NEWPORT BEACH, CALIFORNIA 92660 A & S ENGINEERING SCALE: N.T.S DRAWING # A2.3 PLANNING ENGINEERING CONSTRUCTION MANAGEMENT DATE: 12/21/2016 28405 SAND CANYON ROAD, SUITE B WIC # - �� — CANYON COUNTRY, CA 91387 DWN. BY: LVR PHONE #: (661) 250-9300; FAX #: (661) 250-9333 CHKD. BY: LVR SHEET 7 OF 8 fXamil II II II II II II II II II II II II II II II RYKO SOFTGLOSS MAXX CARWASH EQUIPMENT 0 II II II II II I II II II II II II II II II I Adjust and adapt existing irrigation per new planting. iy�pOpppppppppp�� .06v. i�0000�p��p�����.��o OpOO•���p� O - Adjust and adapt existing irrigation per new planting. I 4 1.....52........ �;;��;;� 1 „ Drip , rl Verify mainline location in field 3 3.6 \ 1 " Tree11114/14 \ \ IIIIIIiiiii �� IIIIIIIiiiii I �� A 1 `•� III I ilii � Illliiii i I `♦ III II biiii 1 �♦ l I III II r�i 1 ® ♦♦ Ililil�3� �i ♦♦ I I III , I 1 ilii 1 2P VIII +r I Ili "' I I I ilii 1 IIII I ilii _ I Illliiii 1 II�I�iiyi I �� Ir��� I �� ♦♦ 1/2" 1/2 2 1.75 e ® I 1 2.57 1 Drip O C 0 C I j 1E Adjust and adapt A/ n IJIT I 1 1 rl 111 Verify mainline I I I 11w,ISI l l I I I I I l I I Ill I o I I ill I I I I l I I'j�,�11�1 I I I I I l I l I IIII l I l I I �111� I�� 111 , location in field,- l l l l l l +I IT CJI 11 1 �J I� t l _ - � lyl ISI lyl�l I _I I _I yp• __-------------- ___------ 9 1.14 1 Drip San Jauquin Hills IRRIGATION SCHEDULE 2018-03-27 16:17 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. J F-11 LJ D D ►�.��i�i�i�i�i�i�i�i®�i� Pipe Transition Point above grade Pipe transition point from PVC lateral to drip tubing with riser to above grade installation. Hunter HE -B Emitter Tree Ring Dripline 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 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 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. 13 33 4,397 I.f. 293.1 I.f. SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY 1/2" Quick Coupler Rain Bird 5 -LRC 1 5-10 gpm 1" Brass Quick -Coupling Valve, with Corrosion -Resistant Stainless Steel 9-12 gpm ill " Spring, Locking Thermoplastic Rubber Cover, and 1 -Piece Body. ill 13-22 gpm Provide every 50' where needed. 17-26 gpm © Existing controller 1 27-35 gpm Verfiy location in field. Reconfigure per new planting and hydrozones. FS Existing Flow Sensor 1 Class 315 mainline 2" and up Verify location in field. Conifirm functionality and replace if necessary. 2-1/2" PO 81-120 gpm 3" Point of Connection 1" 1 Verify location of mainline in field. Connect to mainline after B.F.P. and 51-70 gpm 2- 1/2" flow sensor. 71-100 gpm 3" Irrigation Lateral Line: PVC Schedule 40 230.1 I.f. Irrigation Mainline: Existing Mainline O .` Repair or replace where necessary. Adjust per new planting. 15-40 gpm Pipe Sleeve: CPVC Schedule 40 38.6 I.f. Valve Callout Valve Number # -Valve Flow \_r� Valve Size Adjust and adapt \ existing irrigation per new plppting. ♦ .. . O X,; 000 Adjust and adapt existing irrigation per new planting. O ► -------------�_, IJIT I 1 1 rl 111 Verify mainline I I I 11w,ISI l l I I I I I l I I Ill I o I I ill I I I I l I I'j�,�11�1 I I I I I l I l I IIII l I l I I �111� I�� 111 , location in field,- l l l l l l +I IT CJI 11 1 �J I� t l _ - � lyl ISI lyl�l I _I I _I yp• __-------------- ___------ 9 1.14 1 Drip San Jauquin Hills IRRIGATION SCHEDULE 2018-03-27 16:17 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. J F-11 LJ D D ►�.��i�i�i�i�i�i�i�i®�i� Pipe Transition Point above grade Pipe transition point from PVC lateral to drip tubing with riser to above grade installation. Hunter HE -B Emitter Tree Ring Dripline 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 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 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. 13 33 4,397 I.f. 293.1 I.f. SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY 1/2" Quick Coupler Rain Bird 5 -LRC 1 5-10 gpm 1" Brass Quick -Coupling Valve, with Corrosion -Resistant Stainless Steel 9-12 gpm ill " Spring, Locking Thermoplastic Rubber Cover, and 1 -Piece Body. ill 13-22 gpm Provide every 50' where needed. 17-26 gpm © Existing controller 1 27-35 gpm Verfiy location in field. Reconfigure per new planting and hydrozones. FS Existing Flow Sensor 1 Class 315 mainline 2" and up Verify location in field. Conifirm functionality and replace if necessary. 2-1/2" PO 81-120 gpm 3" Point of Connection 1" 1 Verify location of mainline in field. Connect to mainline after B.F.P. and 51-70 gpm 2- 1/2" flow sensor. 71-100 gpm 3" Irrigation Lateral Line: PVC Schedule 40 230.1 I.f. Irrigation Mainline: Existing Mainline 828.3 I.f. ill Repair or replace where necessary. Adjust per new planting. 15-40 gpm Pipe Sleeve: CPVC Schedule 40 38.6 I.f. Valve Callout Valve Number # -Valve Flow \_r� Valve Size TES: 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. Adjust and adapt existing irrigation per new planting. \O Irrigation Notes: 1. See irrigation legend for complete descriptions of all symbols shown on irrigation plan. 2. Point of connection is at the approximate location shown on plan. 3. Install all valves in locking plastic valve boxes in groundcover area adjacent to pavement (2'--0" maximum) for ease of access. Install one valve per box. Identify locations and flag on site for Landscape Architect's approval BEFORE excavating for installation. 4. Install irrigation system in accordance with manufacturer's specifications, irrigation details, and local codes. 5. Indicated pipe locations are schematic. Do not place pipe under paving except where absolutely necessary. Coordinate pipe installation with other trades. 6. All piping installed under paving, through walls or footings must be placed inside Schedule 40 PVC sleeves of adequate size to allow free movement of the pipe in the sleeve. All pipe runs in sleeves must be straight, with no bends or angles. Sleeves for recycled -water irrigation lines shall be colored to match the pipe. 7. Emitters shall be located on grade and staked a maximum of 6" (six inches) from the center of the plant, or at edge of rootball, whichever is greater. 8. Install flush end valves at the ends of all a "polyethylene drip tubing in round valve boxes with gravel fill. 9. Install irrigation lines at the following minimum depths: schedule 40 and class 315 PVC mainline: 18" minimum cover schedule 40 PVC lateral line: 12"minimum cover s "polyethylene drip tubing: place on grade with stakes @ 6'0. C. 4 "polyethylene micro -tubing: place on grade *Install all rigid pipe as near to edges of planting areas, to avoid conflict with large plants. 10. Emitter layoufi 10HE-B emitters (2 assigned to each 1 gal plant) 20HE-B emitters (2 assigned to each 5 gal plant) 20HE-B emitters (3 assigned to each 15 gal plant) 60HE-B emitters (3 assigned to each 24" box plant) Punch emitter into polyethylene tubing. Attach microtubing to emitter. Attach bug cap to open end of microtubing. Bring microtubing to edge of rootball. Stake end of microtubing with plastic stake manufactured for that purpose. 11. In the event of discrepancies in irrigation equipment count, quantities indicated by symbols on the plan prevail. 12. In vicinity of existing trees, use discretion to route lateral lines and mainline as necessary to avoid root damage. Under canopies of existing trees, excavate using hand tools, and route pipe under roots with a minimum 4 " clearance. Do not cut roots larger than 2" (two inches) in diameter, unless approved by the Landscape Architect. 13. Verify location of (E) backflow pre venter, (E) master control valves, (E) controller in the field. Verify point of connection with Landscape Architect prior to installation. 14. Adjust all (E) spray and bubbler heads to prevent water contact with all built elements. 15. Adjust all (E) spray to minimize overspray onto paved areas. 16. Install check valves at the low end of all irrigation lines to prevent low head drainage. Irrigation Pipe Sizing Guidelines: Schedule 40 mainline up to 1-1/2" Schedule 40 lateral line 0-4 gpm 1/2" 0-4 gpm 1/2" 5-8 gpm 3/4 " 5-10 gpm 3/4 " 9-12 gpm ill " 11-16 gpm ill 13-22 gpm 1-1/4" 17-26 gpm 1-1/4" 23-30 gpm 1-1/2" 27-35 gpm 1-1/2" 36-55 gpm 2" Class 315 mainline 2" and up 56-80 gpm 2-1/2" 81-120 gpm 3" 30-50 gpm 2" 51-70 gpm 2- 1/2" Ra/nblyd XCZ drip valves 71-100 gpm 3" 0-15 gpm ill 15-40 gpm 1- %2 " D 0 8 16 32 landscape architecture 202 East Cota Street Santa Barbara, CA 93101 tel 805.962.9055 fax 805.962.5658 arcadiastudio.com • • • • • • • • No. 3513 EXP. 10.31.19 Revisions Z Q O c� V Oo 1 1 ' Issue CD's G0 Date Job Number Scale: 1116"= 1 r-011 06/04/2019 18.004 Drawn By Jli Checked by BC Sheet - of # - L/- 7 THIS IS A COPYRIGHTED DOCUMENT AND MAY NOT BE REPRODUCED IN PART OR WHOLE WITHOUT WRITTEN PERMISSION OFARCADIA STUDIO INC. COPYRIGHT 2011. 12-142 7 OMulch, see planting 06/04/2019 notes. ZO Dura-Pol polyethylene JM/WB tubing. 33 Amended soil per planting notes and Install at right angle to hardscape specifications. Bring soil edge, install valve off -center in box. level to 3" below finish 3. Install valve box extensions as grade of mulch prior to required to achieve proper valve drip tubing installation. 4O Wire Stake. On center spacing per irrigation notes. 1. To insure even parallel and level tubing rows it is recommended that the soil level in the planter areas be brought to 3" below grade and properly compacted per the landscape drawings prior to the installation of tubing. 2. Install tubing as indicated on these drawings and secure to grade using wire hoop stakes at 5 feet on center spacing. 3. Backfill final 2" of mulch over the tubing after installation of the tubing. DRIPL INE STAKING AND LAYOUT Not to Scale F O Tubing stake. 2O a "Distribution tubing. O3 Drip emitter inserted into tube. O4 Dura-Pol polyethylene tubing. O9" wire stake. Stake at 5'0. C. OMulch, see planting notes. OSchedule 80 compression X threaded e/% O Finish grade. O9 Amended soil per planting notes and specifications. Bring soil level to 3" below finish grade of mulch prior to drip tubing installation. 10 Schedule 80 PVC riser (length as required). 11 6" Flexible riser. 12 Lateral line. Note: Use Teflon tape of fittings, typical. EMITTER TO DRIPL INE CONNECTION Not to Scale 4 QUICK COUPLER VALVE Not to Scale O Dripline blank lateral DL 2000 poly connection fittings to dripline laterals. 2O Dripline blank lateral. 3O Air/vacuum relief valve. 4O Lateral line OPVC header, min. 44 " size. OFlush valve. O Dura-Pol polyethylene tubing in rows 14" to 16" 0. C. on level ground. O Irrigation key. O9 Connection to PVC lateral. OFinish grade In turf areas. O2 Rigid plastic round valve box with bolt down cover. Use stainless bolt, nut and washer. Heat brand "QCV" onto lid. O3 Quick coupler key with male hose bib. Connection as shown: key must clear valve box. O4 Finish grade in shrub areas. O5 Quick coupler valve. O6 Stainless steel clamp. O7 Brick supports. OS Dura pre -assembled swing joint with one piece brass MIPT nipple. OMainline. 10 #4 x 36" Rebar stakes, 2 required. 11 Filter fabric. 12 3/4 " Gravel, 3" deep. Note: Use Teflon tape on all threaded fittings, typical. Notes: 1. Install drip flush valve per detail at the end of each tubing section per plan. 2. Install air relief valves per detail at high points of each tubing section per plan. 3. Run air/vacuum relief blank tubing lateral along high point of mound or berm. 4. Attach all in-line drip tubing to blank lateral. More than two relief valves may need to be installed per section. DRIPLINE CONNECTION Not to Scale 5 6 F OTree rootball. 2O Dura-Pol polyethylene tubing in rows around tree, 2 required 4 - 6" below grade. 3O AGR products 'SPIN -LOC" 1025 SETC flush cap SL X 3344 " MHT with plastic cap installed within a round plastic pull box. 4O Connection between DL2000 tubing and PVC pipe, SXT PVC ell or tee (2) with spin loc x thread male adapter AG products model #S1/2MA-565. O5 Lateral line. O6 YD -500-34 Air/ vacuum relief valve installed with a FT -050 combination tee and a 3 "x 2 " reducer bushing, install air relief assembly inside a 6" planter, min. 1 air/ vacuum relief valve per 500' of dripline. 6 Notes: 06/04/2019 1. All drip tubing to be 4"min. / below finish grade. JM/WB 2. Box to be installed as to allow for Sheet - proper operation of ball valve. Install at right angle to hardscape edge, install valve off -center in box. 3. Install valve box extensions as required to achieve proper valve installation at mainline depth. 6 TREE DRIP RING LA POUT Scale. d a a a a 18" typ. �/\ 3 (24 " For \\ pipe 2%2 4 and larger). \/\\ 6 / /\ / \/\ Min. Min. Min. 4„ \//\\// // // // // // \/// / 5 OPaving. O2 Sand backfill compacted to the density of the existing soil. 3O Lateral line in Sch. 40 sleeve. 4O Control wires in Sch. 40 sleeve. Tape to mainline @ 4'0. C. O5 Undisturbed soil. O6 Mainline in Sch. 40 sleeve. Note. PVC sleeves to be 2x the diameter of the pipe or wire bundle carried. I )PIPE/ WIRE SLEEVE INSTALLATION Not to Scale /\\/\\ 12" 18" t (24" For pipe 22 and larger). /\\ 4„ 4" / 4 in. 6 41 \ 5 \\//\ 4" Min. Min. / 2 PIPE INSTALLATION Not to Scale 3 DRIP VALVE ASSEMBL Y Not to Scale O Finish grade. 2O Clean compacted backfill. 3O Lateral line. 4O Control wire. Tape to mainline @4'O.C. O Undisturbed soil. 6O Mainline. OFinish grade, turf areas. 2O Plastic rectangular jumbo' valve box with bolt down cover, use stainless bolt, nut, and washer. Box to be placed at right angle to hardscape edge. Heat brand "RC V" and control station # onto LID. 3O Finish grade in shrub areas 4O Pressure regulator. 5O Wye filter. 6O Remote control valve. See legend for specification. O7 Non -woven filter fabric. SO 3 " Gravel, 3" deep. 9Brick su orts landscape architecture 202 East Cota Street Santa Barbara, CA 93101 tel 805.962.9055 fax 805.962.5658 arcadiastudio.com No. 3 513 OF Re visions pp 10 Lateral line to drip system 0 0 1vitz 11 Mainline. io........ Notes: — f Issue 1. Box to be installed as to allow for IC 11-11 l CD's proper operation o va ve. Install at right angle to hardscape edge, install valve off -center in box. 2. Install valve box extensions as required to achieve proper valve installation at mainline depth. 3. Use Teflon tape on all threaded fittings, typical. Date Job Number 06/04/2019 18.004 Drawn By Checked by JM/WB BC Sheet - of # - L /-2 THIS IS A COPYRIGHTED DOCUMENT AND MAY NOT BE REPRODUCED IN PART OR WHOLE WITHOUT WRITTEN PERMISSION OFARCADIA STUDIO INC. COPYRIGHT 2011 12-143 IRRIGATION SYSTEMS028100 - 11 SECTION 028100 - IRRIGATION PART 1 - GENERAL 0.1 RELATED DOCUMENTS A. Drawings and general provisions of the Contract, including the Project Conditions of Approval, General and Supplementary Conditions and other Division 1 Specification Sections, apply to this Section. 0.2 SUMMARY A. This Section includes the following: 1. Automatic Irrigation System including piping, fittings, sprinkler heads and accessories. 2. Valves, backflow preventer, and fittings. 3. Controller(s), control wire. 4. Testing. S. Excavating and backfiNing Irrigation System Work. 6. Associated interior and exterior plumbing, and accessories to complete the system. 7. Pipe sleeves. B. Definition: The words Landscape Architect as used herein shall refer to the Owner's authorized representative: C. Related Sections include the following: 1. Division 2 Section "Landscape Planting". 2. Division 2 Section "Landscape Maintenance". 3. Division 2 Section `Sodding" 4. Division 2 Section Hydroseeding" 0.3 QUALITYASSURANCEAND REQUIREMENTS A. Permits and Fees: Obtain and pay for required permits and inspections. B. Manufacturer's Directions: Manufacturer's directions and detailed drawings shall be followed in all cases where the manufacturers of the articles used in this Contract furnish directions covering points not shown in the Drawings and Specifications. C. Ordinances and Regulations: All local, municipal and state laws, rules and regulations governing or relating to any portion of this Work are hereby incorporated into and made a part of these Specifications, and their provisions shall be carried out by the Contractor. Anything contained in these Specifications shall not be construed to conflict with any of the above rules and regulations or requirements of the same. However, when these Specifications and Drawings call for or describe materials, workmanship, or construction of a better quality, higher standard, or larger size than is required by the above rules and regulations, the provisions of these Specifications and Drawings shall take precedence. D. Explanation of Drawings: 1. Due to the scale of the Drawings, it is not possible to indicate all offsets, fittings, sleeves, etc., which may be required. The Contractor shall carefully investigate the structural and finished conditions affecting all of the Work and plan the Work accordingly, furnishing such fittings, etc. as may be required to meet such conditions. Drawings are generally diagrammatic and indicative of the Work to be installed. The Work shall be installed in such a manner as to avoid conflicts between irrigation systems, planting and architectural features. 2. Furnish and install all Work called for on the Drawings by notes or details whether or not specifically mentioned in the Specifications. 3. Do not install the Irrigation System as shown on the Drawings when it is obvious in the field that obstructions, grade differences or discrepancies in area dimensions exist that might not have been considered in design. Bring such obstructions or differences to the attention of the Landscape Architect. In the event this notification is not performed, the Contractor assumes FULL RESPONSIBILITY FOR ANY REVISION NECESSARY. 0.4 SUBMITTALS A. Material List: 1. Furnish the articles, equipment, materials, or processes specified in the Drawings and Specifications. No substitutions will be allowed without approval as required by Division -1 'Product Substitutions" section. 2. Submit complete materials list prior to performing Work. Include the manufacturer, model number and description of all materials and equipment to be used. 3. Equipment or materials installed or furnished which are not specified on the Drawings may be rejected with the Contractor required to remove such materials from the site at the Contractor's expense. 4. Approval of any item, alternate or substitute indicates only that the product or products apparently meet the requirements of the Drawings and Specification on the basis of the information or samples submitted. 5. Manufacturer's warranties shall not relieve the Contractor of its warrantee under the Contract Documents. B. Record Drawings 1. Provide and keep up to date and complete a record set of prints which shall be corrected daily and show every change from the original Drawings and Specifications and the locations, sizes, and kinds of equipment. Prints for this purpose shall be kept on the site and shall be used only as a record set. 2. These Drawings shall also serve as Work progress sheets and shall be the basis for measurement and payment for Work completed. Make neat and legible annotations thereon daily as the Work proceeds, showing the Work as actually installed. These Drawings shall be available at all times for inspection. 3. Before the date of the final inspection, transfer all information from the record prints to a reproducible plan, procured from the Landscape Architect. All Work shall be neat, legible and in ink. 4. Dimension from two (2) permanent points of reference, building corners, sidewalk, or road intersections, etc., the location of the following items: a. Connection to existing water lines. b. Connection to existing electrical power. C. Gate valves. d. Routing of sprinkler pressure lines (dimension max. 100' along routing). e. Sprinkler control valves. f. Routing of control wiring. g. Quick coupling garden valves. P 9 or A Other related equipment. 5. On or before the date of the final inspection, deliver the corrected and completed reproducibles to the Landscape Architect. Delivery of the reproducibles will not relieve the Contractor of the responsibility of furnishing required information that may be omitted from the prints. C. Controller Charts: 1. Landscape Architect must approve Drawings before controller charts are prepared. 2. Provide two controller charts for each controller supplied. 3. The chart shall show the area controlled by the automatic controller and shall be the maximum size that the controller door will allow. 4. The chart is to be a reduced drawing of the actual system. However, in the event the controller sequence is not legible when the drawing is reduced, it shall be enlarged to a size that will be readable when reduced. 5. The charts shall be a on stable (non -fading) paper, and a different color shall be used to indicate the area of coverage for each station. 6. When completed and approved, laminate the charts between two pieces of plastic. 7. These charts shall be completed and approved prior to final inspection of the Irrigation System. 8. Install the controller chart on the controller door. In the event that there are multiple controllers, include the other controller charts for reference at each controller door. 9. Include a duplicate controller chart for each controller In the operation and maintenance manual. D. Operation and Maintenance Manuals: 1. Prepare and deliver to the Landscape Architect within ten calendar days prior to completion of construction, two binders containing the following information: a. Index sheet stating Contractor's address and telephone number, list of equipment with name and addresses of local manufacturer's representative. b. Catalog and parts sheets on every material and equipment installed under this Contract. C. Guarantee statement. d. Complete operating and maintenance instruction on all major equipment. e. One (set) of controller chart(s) that are duplicates of the charts installed on the controller door(s). 2. In addition to the above-mentioned maintenance manuals, provide the Owner's maintenance personnel with instructions for major equipment and show evidence in writing to the Landscape Architect at the conclusion of the Project that this service has been rendered. E. Equipment to be Furnished: 1. Supply as a part of this Contract the following tools: a. Two (2) sets of special tools required for removing, disassembling and adjusting each type of sprinkler and valve supplied on this Project. b. Two (2) five foot valve keys for operation of gate valves. c. Two (2) keys for each automatic controller. d. One (1) quick coupler key and matching hose swivel for every five (5) or fraction thereof of each type of quick coupling valve installed. 2. Turn over the above-mentioned equipment to the Owner at the conclusion of the Project. Evidence that the Owner has received material must be shown to the Landscape Architect before final project review. 0.5 PRODUCT DELIVERY, STORAGE AND HANDLING A. Handling of PVC pipe and fittings: Exercise care in handling, and storing of PVC pipe and fittings. Transport all PVC so as not to subject it to undue bending or concentrated external load at any point. Any section of pipe that has been dented or damaged will be discarded and, if installed, shall be replaced with new piping. 0.6 GUARANTEE A. The guarantee for the irrigation system shall be made in accordance with the following form. The General conditions and Supplementary conditions of these specifications shall be filed with Owner or his representative prior to acceptance of the irrigation system. B. A copy of the guarantee form shall be included in the operations and maintenance manual. C. The guarantee form shall be re -typed onto the Contractor's letterhead and contain the following information: 0.7 GUARANTEE FOR IRRIGATION SYSTEM A. We hereby guarantee that the irrigation system we furnished and installed is free from defects in materials and workmanship, and work has been completed in accordance with the drawings and specifications, ordinary wear and tear and unusual abuse or neglect excepted. We agree to repair or re lace an defects in 9 P � Y 9 P .g P P Y material or workmanship which may develop during the period of one year from the date of acceptance and also to repair or replace any damage resulting from the repairing or replacing of such defects at no additional cost to the Owner. We shall make such repairs or replacements within a reasonable time, as determined by the Owner, after receipt of written notification. In the event of our failure to make such repairs or replacement within a reasonable time after receipt of written notice from the Owner, we authorize the Owner to proceed to have said repairs or replacements made at our expense and we will pay the costs and charges therefore upon demand. B. Include following information: 1. PROJECT. 2. CONTRACTOR: 3. ADDRESS: 4. PHONE NUMBER: 5. BY: 6. DATE OF ACCEPTANCE.• PART 2 - PRODUCTS 0.1 MATERIALS A. General: Use only new materials of brands and types noted on Drawings, specified herein, or approved equals. B. Copper.' ASTM B88, Type L, hard -drawn copper tube and wrought solder type, paint per detail. C. PVC Pressure Main Line Pipe and Fittings: 1. Pressure main line piping for sizes 2" and larger shall be Pacific Western (or approved equal) PVC Class 315 pipe. Pipe shall be made from an NSF approved Type 1, Grade l PVC compound conforming to ASTM resin specification D1784. All pipes must meet requirements as set forth in Federal Specification PS -22-70, with an appropriate standard dimension (S.D.R.) (Solvent -weld pipe). 2. Pressure main line piping for sizes 1-112" and smaller shalt be Pacific Western (or approved equal) PVC Schedule 40 pipe. Pipe shall be made from NSF approved Type 1, Grade I PVC compound conforming to ASTM resin specification 1785. All pipes must meet requirements as set forth in Federal Specification PS -21-70. 3. PVC solvent -weld fittings shall be Schedule 40, 1-2, 11-1 NSF approved conforming to ASTM test procedure D2466. 4. Solvent cement and primer for solvent -weld and fittings shall be of type and installation methods prescribed by the manufacturer. S. All PVC pipe must bear the following markings: a. Manufacturer's name b. Nominal pipe size c. Schedule or class d. Pressure rating in P. S. I. e. NSF (National Sanitation Foundation) approval f. Date of extrusion. 6. All fittings shall bear the manufacturer's name or trademark, material designation, size, applicable 1. P. S. schedule and NSF seal of approval. D. PVC Non -Pressure Lateral Line 9 PiP in : 1. Non -pressure buried lateral line piping shall be Pacific Western (or approved equal) PVC Class 200 pipe with solvent -weld joints. 2. Pipe shalbe made from NSF approved, Type l Grade 11 PVC compound conforming to ASTM resin specification D 1784. All pipes must meet requirements set forth in Federal Specification PS -22-70 with an appropriate standard dimension ratio. Except as noted In paragraphs 1 and 2 of Article 2.1B, all requirements for non -pressure lateral line pipe and fittings shall be the same as for solvent -weld pressure mainline pipe and fittings asset forth in Article 2.01B of this Section. E. PVC Pipe Sleeves. All piping installed under paving, through walls or footings shall be placed inside Schedule 40 PVC pipe sleeves of adequate size to allow free movement of the pipe in the sleeve. F Copper Pipe and Fittings: Type L " copper pipe with wrought copper fittings. G. Ball Valves: 1. PVC Ball valves. 2. Install per installation detail. H. Quick coupling valves or garden valves: size and type as indicated on Drawings. L Check Valves: Anti -drain valves shall be of heavy-duty virgin PVC construction with FI.P. thread inlet and outlet. Internal parts shall be stainless steel and neoprene. Anti -drain valve shall be field adjustable against drawout from 5 to 40 feet of head. Anti -drain valve shall be similar to the Hunter 'ADV" or approved equal. J. Control Wiring: 1. Make connections between the automatic controller(s) and the electric control valves with direct copper wire AWG-U.F 600 volt. Common wires shall always be white in color. Install in accordance with valve manufacturer's specifications and wire chart. In no case shall wire size be less than #14. Provide permanent tag identifying valve number on each control wire within controller cabinet. 2. Wiring shall occupy the same trench and shall be installed along the same route as pressure supply or lateral lines wherever possible. 3. Where more than one (1) wire is placed in a trench, tape the wiring together at intervals of ten (10) feet. 4. Provide an expansion curl within three (3) feet of each wire connection. 5. Expansion curl shall be of sufficient length at splice connection at each electric control, so that in case of repair, the bonnet may be brought to the surface without disconnecting the control wires. Lay the control wires loosely in trench without stress or stretching of control wire connectors. 6. Make all splices with 3M DBY Direct burial splice kit or approved equal. 7. Field splices between the automatic controller and electrical control valves will not be allowed without prior approval of the Landscape Architect. K. Automatic Controller- 1. ontrol%%1. Automatic controller shall be per Drawings. 2. Final location of automatic controller shall be approved by Owner 3. Unless otherwise noted on the Drawings, the 120 -volt electrical power to the automatic controller location shall be furnished by others. The final electrical hook-up shall be the responsibility of the irrigation installer. L. Electrical Control Valves: 1. All electric control valves shall be per Drawings. 2. All electric control valves shall have a manual flow adjustment. 3. Provide and install one control valve box for each electric control valve. M. Control Valve Boxes: 1. Heavy duty rectangular box, Carson, Ametek, Roby, with lockable lid. Install as detailed. Burn the valve number on the lid of the valve box with a branding iron manufactured for that purpose. Install a plastic pre-printed valve tag with a number corresponding to the valve number on each valve. a. Use 10"x 10-114"round box for all gate valves. Extension sleeve, where required, shalt match box. b. Use 12"x 17" measured to rectangular box for all remote control valves. Extension sleeve where required, shall match box P 9 q , C. Use 15"x 21" measured top jumbo rectangular box for all remote control drip assembly valves. Extension sleeve, where required, shall match box N. Drip Irrigation Equipment: 1. Drip Emitters: type as indicated on Drawings. 2. Pressure Regulator., type as indicated on Drawings. 3. Y -Filter.- Ag Products or approved equal. 4. Stainless steel wire staples to secure polyethylene tubing and plastic tubing stakes as necessary to locate emitters. 5. Polyethylene Tubing and Micro -Tubing: a. Rain Bird Xeri- Tube 700 112 " Polyethylene tubing or approved equal for spot emitter drip applications. b. Rain Bird XT 025 1/4" Distribution tubing or approved equal for spot emitter drip applications. 6. Flush End Valve: size and type as indicated on Drawings or approved equal. O. Rainfall Shut-off Device: size and type as indicated on Drawings as part of weather -sensing system. PART 3 - EXECUTION 0.1 INSPECTION A. Site Conditions: 1. All scaled dimensions are approximate. The Contractor shalt check and verify all size dimensions and report any discrepancies to the Landscape Architect prior to proceeding with Work in this Section. 2. Exercise extreme care in excavating and Working near existing utilities. Contractor shat/ be responsible for damages to utilities that are caused by the Contractor's operations or neglect. Check existing utilities Drawings for existing utility locations. 3. Coordinate installation of irrigation materials including pipe, so they do not interfere with utilities or other construction or cause difficulty in planting trees, shrubs and groundcovers. 4. Carefully check grades before starting Work on the Irrigation System. 0.2 PREPARATION A. Physical Layout- ]. Prior to installation, stakeout all pressure supply lines, routing and location of sprinkler heads. 2. Pipe layout must be approved by Landscape Architect prior to installation. B. Water Supply: 1. Connect the irrigation system to water supply point of connection indicated. 2. Make connections at approximate locations shown. Contractor is responsible for minor changes caused by actual site conditions. C. Electrical Supply 1. Make electrical connections for automatic controller to electrical points of connection as indicated. 2. Make connections at approximate locations as shown. Contractor is responsible for minor changes caused by actual site conditions. 0.3 INSTALLATION A. Trenching: 1. Dig trenches straight and support pipe continuously on bottom of trench. Lay pipe to an even grade. Trenching excavation shat/ follow layout indicated on Drawings and as noted. 2. Provide for a minimum of eighteen (18) inches cover for all pressure supply lines. 3. Provide fora minimum of twelve (12) inches cover for all non -pressure lines. 4. Provide for a minimum of six (6) inches cover for all drip irrigation lines unless otherwise specified in the Drawing Details. 5. Provide for a minimum of eighteen (18) inches cover for all control wiring. B. Backfilling: 1. Do not backfill trenches untit alt required tests are performed. Careful/ backfill trenches with the excavated materials approved for backfitlin consisting of earth q P Y PP 9� 9 loam sand clay, sand or other approved materials free from large clods of earth or stones. Mechanical/ compact backfill in landscaped areas to a dr Y y � PP � 9 Y P P Y density equal to adjacent undisturbed soil in planting area. Backfill will conform to adjacent grades without dips, sunken areas, humps or other surface irregularities. 2. Place a fine granular material backfill to a depth of 6" immediately above all lines. No foreign matter larger than one-half (112) inch in size will be permitted in the initial backfill. 3. Flooding of trenches will be permitted only with the approval of the Landscape Architect. 4. if settlement occurs and subsequent adjustments in pipe, valves, sprinkler heads, lawn or planting, or other construction are necessary, make all required adjustments without cost to the Owner. C Trenching and Backfill Under Paving: 1. Backfill trenches located under areas where paving, asphaltic concrete or concrete will be installed with sand (a layer six [61 inches below the pipe and three [3] inches above the pipe) and compact in layers to 95% compaction, using manual or mechanical tamping devices. Compact trenches for piping to equal the compaction of the existing adjacent undisturbed soil and leave in a firm unyielding grade. Set in place, cap and pressure test, all piping under paving prior to the paving Work. 2. Piping under existing walks is generally done by jacking, boring or hydraulic driving, but where any cutting or breaking of sidewalks and/or concrete is necessary, it shall be done and replaced by the Contractor as a part of the Contract cost. Obtain permission to cut or break sidewalks and/or concrete from the Landscape Architect. No hydraulic driving will be permitted under concrete paving. 3. Provide for a minimum cover of eighteen (18) inches between the top of the pipe and the bottom of the aggregate base for all pressure and on -pressure piping installed under asphaltic concrete paving. D. Assemblies: 1. Routing of irrigation lines as indicated on the Drawings is diagrammatic. Install lines (and various assemblies) in such a manner as to conform with the details. 2. install no multiple assemblies in plastic lines. Provide each assembly with its own outlet. 3. install all assemblies specified herein in accordance with respective details. In absence of detail Drawings or Specifications pertaining to specific items required to complete the Work, perform such Work in accordance with best standard practice with prior approval of the Landscape Architect. 4. Clean all PVC pipe and fittings before installation. Installation and solvent welding methods shall be as recommended by the pipe and flitting manufacturer. 5. On PVC to metal connections, work the metal connections first. Use teflon tape, or approved equal, on all threaded PVC, and on all threaded PVC to metal joints. Where threaded PVC connections are required, use threaded PVC adapters into which the pipe may be welded. E. Line Clearance: All lines shall have a minimum clearance of six (6) inches from each other and from lines of other trades. Parallel lines shall not be installed directly over one another. F. Automatic Controller: Install per manufacturer's instructions. Connect remote control valves to controller in numerical sequence as shown on the Drawings. G. Line Voltage Wiring forAutomatic Controller - 1. 120 -volt stub -out to controller locations will be provided by electrical installer. 2. Provide the 120 -volt power connection to the automatic controller. 3. All electrical Work must conform to local codes, ordinances and union authorities having jurisdiction. H. Remote Control Valves: 1. Install where shown on Drawings and details. When grouped together, allow at least twelve (12) inches between valves. Install each remote control valve in a separate valve box. Label each controller and station number at the valve with a 2-114"x 2-314 " polyurethane LD. tag attached to the control wire of the valve. 2. Burn valve number onto lid of valve box with branding iron manufactured for the purpose. I. Drip Emitters: 1. Install drip emitters only after flushing of the system has been accomplished to the satisfaction of the Landscape Architect. 2. Bring drip emitters to the soil surface with transfer tubing attached with a barb fitting to buried polyethylene tubing. Surface mount and stake emitters with transfer tubing stake. Install a bug cap at the end of each transfer tubing line. Locate emitters equally spaced around the plant at the edge of the rootball or as shown in the detail Drawings. 0.4 TEMPORARY REPAIRS A. The Owner reserves the right to make temporary repairs as necessary to keep the irrigation system equipment in operating condition. The exercise of this right by the Owner shall not relieve the Contractor of responsibility under the Contract Documents. 0.5 EXISTING TREES AND SHRUBS A. Where it is necessary to excavate adjacent to existing trees and shrubs, use all possible care to avoid injury to trees, tree roots and shrubs. Excavate by hand only in areas where two (2) inch and larger roots occur. Tunnel under all roots two (2) inches and larger in diameter. Wrap roots in heavy burlap to prevent scarring or excessive drying. Where a ditching machine is run close to trees having roots smaller than two (2) inches in diameter, hand trim the wall of the trench adjacent to the tree, making clean cuts through. Paint roots one (1) inch and larger in diameter with two (2) coats of tree paint. Close trenches adjacent to tree within twenty-four (24) hours, and where this is not possible, shade the side of the trench adjacent to the tree with burlap or canvas. Excavations within the driplines of existing Oak trees shall be performed under the supervision of the project Arborist. 0.6 FIELD QUALITY CONTROL A. Adjustment of the System: 1. If it is determined that adjustments in the irrigation equipment will provide proper and more effective coverage, make adjustments prior to planting. Adjustments may also include changes in emitter sizes as required. B. Testing of Irrigation System: 1. Request the presence of the Landscape Architect in writing at least forty-eight (48) hours in advance of testing. 2. Test all pressure lines under hydrostatic pressure of 150 pounds per square inch and prove watertight. a. Testing of pressure mainlines shall occur prior to installation of electrical control valves. 3. Test all piping under paved areas under hydrostatic pressure of 150 pounds per square inch and prove watertight prior to paving. 4. Sustain pressure in lines for not less than two (2) hours. If leaks develop, replace joints and repeat test until entire system is proven watertight. 5. Make all hydrostatic tests only in the presence of the Landscape Architect or other duly -authorized representative of the Owner. Do not backfill pipe until it has been duly inspected, tested, and approved. 6. Furnish force pump and all other necessary test equipment. 7. When the irrigation system is completed, perform a coverage test in the presence of the Landscape Architect to determine if the water coverage for planting areas is complete and adequate. Furnish all materials and perform all Work required to correct any inadequacies of coverage due to deviations from Drawings, or after bringing this to the attention of the Landscape Architect. This test shall be accomplished before any groundcover is planted. 8. Upon completion of each phase of Work, test and adjust the entire system to meet site requirements. 0.7 MAINTENANCE A. The entire irrigation system, with the exception of drip tubing and emitters, must be under full automatic operation prior to any planting. 0.8 CLEAN-UP A. Clean-up as each portion of Work progresses. Remove refuse and excess dirt from the site, sweep all walks and paving clean, and repair any damage done to the Work of others to original conditions. 0.9 FINAL OBSERVATION PRIOR TO ACCEPTANCE A. Operate each system in its entirety for the Landscape Architect at time of final observation. Rework any items deemed not acceptable by the Landscape Architect to the complete satisfaction of the Landscape Architect. B. Show evidence to the Landscape Architect that the Owner has received all accessories, charts, record drawings, and equipment as required before final observation can occur. 0.10 OBSERVATION SCHEDULE A. Notify the Landscape Architect in advance for the following observation meetings, according to the time indicated: 1. Pre -Job conference: 7 days 2. Pressure supply line installation and testing: 48 hours 3. Automatic controller installation: 48 hours 4. Control wire installation: 48 hours 5. Lateral line and emitter installation: 48 hours 6. Coverage test 48 hours 7. Final inspection: 7 days. B. When observations have been conducted by other than the Landscape Architect, show evidence in writing of when and by whom these observations were made. C. No site observations will commence without record drawings. In the event that the Contractor calls for a site visit without record drawings, without completing previously noted corrections, or without preparing the system for said visit, he shall be responsible for reimbursing the Owner for the Landscape Architect's time for the site visit at his current billing rates per hour portal to portal (plus transportation costs) for inconvenience. No further site visits will be scheduled until this charge has been paid and received. landscape architecture 202 East Cota Street Santa Barbara, CA 93101 tel 805.962.9055 fax 805.962.5658 arcadiastudio.com • • • • • • • • �IPADS 0, G�� �Q No. 3513 �� 5k hX OF • • • • • • • • Revisions O Pz U_ V ON • • • • • • • • Issue CD's Date Job Number 06/04/2019 18.004 Drawn By Checked by JM/WB BC Sheet - of # - Ll -3 THIS IS A COPYRIGHTED DOCUMENT AND MAY NOT BE REPRODUCED IN PART OR WHOLE WITHOUT WRITTEN PERMISSION OFARCADIA STUDIO INC. COPYRIGHT 2011. WOM / / PP -EP' BB2 V ° �13132 ° �A i T ❑ T �- o I T I LT I I � T I ` T T ® ® T I � LT 1* El LT T T `♦ e -E ` 0 ,o, W 0 11001 E 02 O103 OO -E <� T LT LT L I O O / 15B2 LT LT LT ® _BS LT LT - LT -E I- LT LT I -E - I- I- LT I -E I- T -E 0 I -E LT -E I -E �..I-E PP- -E LT ❑ . I -E -E T LT EO PLANT SCHEDULE Planting Notes: 2019-06-04 09:33 TREES BOTANICAL NAME COMMON NAME SIZE QTY REMARKS 1. All plants are identified by typical symbols. Plant quantities are approximate and provided for the contractor's convenience. In E -ER (E) Eucalyptus Gum Existing 3 To remain; protect in place. the event of discrepancies in plant count, quantities indicated by plant symbols on the plan prevail. 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. 2. At completion of rough grading, take representative soil samples (minimum of two per acre) from the project site and source BB2 Bauhinia x blakeana Hong Kong Orchid Tree 24"box 22 of any imported topsoil. Locations and number of soil samples must be approved by the Landscape Architect. Send soil samples to Wallace Soil Testing Laboratory 310-615-0116 or an approved equal for testing of suitability for ornamental PR Phoenix roebelenii Pygmy Date Palm 24"box 3 planting as specified on the drawings. Submit a copy of the results of this analysis to the Landscape Architect for approval PG Podocarpus gracilior Fern Pine 24"box 9 and comment. Make adjustments to the rate and analysis of fertilizer& amendments as recommended to provide a suitable medium for planting. Follow all recommendations in agronomic soil report, including leaching if recommended. Notify the SHRUBS BOTANICAL NAME COMMON NAME SIZE QTY REMARKS Landscape Architect of any potential problems which may result due to harmful substances found in the soil. Failure to act as BB (E) Buxus microphylla Littleleaf Boxwood Existing 11 specified may result in contractor assuming financial responsibility for any damage to plants. LT -EP (E) Ligustrum texanum Texas Privet Existing 61 Existing to remain 3. Specification Section 02950 or 032 93 00, Landscape Planting is integral to the intent of the planting plan. Do not bid RI -EP (E) Rhaphiolepis indica Indian Hawthorn Existing 77 Existing to remain planting plan without reference to applicable specification section. AA Agave americana Century Plant 15 gal 9 AN Agave attenuata 'Nova' Blue Clone 5 gal 35 4. Contractor is responsible for finish grades and for fine grading required for surface drainage and uniformity to the satisfaction HR Hemerocallis x ' Red' Red Daylily 5 gal 51 of the Landscape Architect. Advise Landscape Architect of drainage problems and make recommendations for solution. Fina/ HY Hemerocallis x 'Yellow' Daylily 5 gal 38 grades to within a tenth of a foot must be established prior to commencing planting operations. LT Ligustrum japonicum 'Texanum' Wax Leaf Privet 5 gal 71 5. Grades and flow lines must be maintained during irrigation and planting operations. Contractor may not alter established MC Muhlenbergia capillaris Pink Muhly 5 gal 164 grade and flow lines without the know/edge and permission of the Landscape Architect. P Parthenocissus quinquefolia 'Hacienda Creeper' Hacienda Creeper 5 gal 6 6. The Landscape Architect reserves the right to review all plant material at the nursery prior to delivery to job site. In lieu of nursery review the Landscape Architect may request photos and/or specifications of plant material to be provided prior to delivery. GROUND COVERS BOTANICAL NAME COMMON NAME SIZE SPACING QTY REMARKS 7. Landscape Architect reserves the right to refuse plants delivered to site that are substandard. Replacement plants are to be supplied by contractor at no additional cost to owner. -- Existing Turf Existing 4,654 sf To remain 8. Plant materials and installation to meet highest quality industry standard. Locate and secure all specified plants within two weeks of award of contract and show proof of to Landscape Architect in writing that plants have been secured. Notify Landscape Architect immediately of any plant sourcing difficulty. Gazania rigens Gazania 1 gal 24" o.c. 1,036 sf 9. Include in the contract price a sufficient amount to allow for supply and installation of additional plants to be used at the direction of the Landscape Architect. Include 2- 15 gallon, 25 - 5 gallon, 50 - 1 gallon. Provide the unit price for such plants in the bid and credit the owner for each plant not installed. + + + + + 10. Guaranty plant material 5 gallon or smaller except transplants for a period of 90 days from date of final review. Replace dead +++++++++ Myoporum parvifolium Trailing Myoporum 1 gal 48" O.C. 902 sf plants and plants not in vigorous condition, without cost to owner, as determined by Landscape Architect at the end of +++++++++ warranty period. Guaranty 15 gallon plants and larger, for 1 year from date of final review. 11. Notify Landscape Architect of intended planting schedule a minimum of two weeks prior to planting. Trachelospermum jasminoides Chinese Star Jasmine 1 gal 48" o.c. 605 sf 12. Set out allplant materials as shown on plan. Final locations must be approved by the Landscape Architect prior to planting. 13. Plant crown to be 2" above adjacent grade for 15 gallon and larger plants; I" above adjacent grade or plants smaller than 15 gallon. 14. Install aN plants per details. 15. Stake trees according to industry standards per details. Review with Landscape Architect prior to work. 16. Contact Landscape Architect for decision regarding proposed plant substitutions 4 weeks prior to installation. LANDSCAPE AREA CALCULATION Total Area= 50,3 71.92 SF 17. All plants delivered to the site must have legible identification tags. 18. Any tree shown on plan to be installed in less than 8' (eight feet) clear distance from any curb, walkway, foundation, Total Landscape Area= 14,887 SF domestic water line, fire line, storm drain, or sewer line, or any underground utility is to be installed with root control barriers Total Percentage of Site= 29.5% UB 24-2 by Deep Root Corp: 800-458-7668. Install a minimum of 16 linear feet of root barrier centered on the tree adjacent -E to any underground utility. Install as directed by detail. Install per manufacturer's instructions. Palm trees do not require root T -E control barriers. Landscape Architect may alter or waive requirement. MINIMUM DISTANCE TO STREET TREES T -E 19. Plant groundcovers adjacent to shrubs and/ or trees 1.5 times the distance of their specified spacing away from the stems of TRAFFIC SIGNALS (STOP SIGN) -20 feet the adjacent shrubs and trees. Groundcovers adjacent to curbs and pavement shall be spaced at specified spacing away T -E from paved areas. \ T -E UNDERGROUND UTIL/TV LINES - 5 feet 20. Plant backfill., See Specifications \ -E ABOVE GROUND UTILITY STRUCTURES -10 feet \ 21. Top soil replacement \ T /n all planters formerly under paving, remove existing soil to a minimum depth of two feet(2) and prepare the planters in the \ T -E DRIVEW4Y(ENTRIES)-10 feet following manner: \ A. Bore six inch (6') diameter holes to a depth of eighteen inches (18') below subgrade at four feet (4) on center (minimum \ INTERSECTIONS ( intersecting curb lines of two streets) - 25 feet of one per planter area). O \ T -E B. Rototill subgrade to a depth of six inches (6'). \ T -r: SEWER LINE -10 feet C. Replace with imported Class 'A"topsoil amend as directed by soil analysis/specification. ♦ ♦ +++ + 22. Completely eradicate all bermuda, kikuyu grass, and other weed growth or other visible or alleged invasive weeds from areas ♦ O ♦ ♦ 04 � O O ++ ® T -E within project limits prior to installing planting. +++LT T -E 23. Provide and install bark mulch over all shrub and groundcover areas. Use walk-on bark mulch. Walk on Bark mulch shall be a virgin forest product consisting of shredded fir bark and bark nuggets. Source from Agromin (800) 247-6646 oras listed in _ + LT_ T E the specifications. Spread mulch evenly over all shrub and groundcover areas to a depth of 3" (three inches). Keep mulch T -E away from plant stems. Submit mulch samples to Landscape Architect for approval prior to purchase and delivery. ++ T -E ® -E 24. Preserve and protect all existing trees unless otherwise noted. ® T -E 25. Plant quantities indicated in the plant legend are for the entire project and are repeated on each match -lined sheet. + +`+ T -E T -E 26. Any tree or plant containing pathogens, bacteria or viruses harmful to plant health shall be replaced at the Contractor's expense. P- +++++++ ®� r _E 27. In areas with significant gopher populations that can not be controlled through traps or other conventional methods, all plant material is to be placed in an appropriately sized gopher basket. Turf areas are to be installed over a single layer of • _� _E protective wire. Overlap all seems by 6" and stake wire on 6'O" centers throughout. Contractor to coordinate with Landscape Architect on what constitutes a Significant' population. Contractor to include cost of baskets and wire in all bids and planting \ `. -E estimates. San Jauquin Hills LT)-�,6 (LTMaT I LT. ADDITIONAL NOTES 1. All landscape and irrigation areas shall conform to the standards of the city-wide landscape regulations and the city of Newport Beach land development manual landscape standards and all other landscape related city and regional standards. 2. Maintenance: all required landscape areas shall shall be maintained by owner landscape and irrigation areas in the public row shall be maintained by owner. The landscape areas shall be maintained free of debris and litter and all plant material shall be maintained in healthy growing condition. Diseased or dead plant material shall be satisfactorily treated or replaced per the conditions of the permit. 3. An automatic; electrically controlled irrigation system shall be installed as shown on the plans and accordance with the criteria and standards of the city of Newport Beach landscape ordinance and the city of Newport Beach land development manual landscape standards. Irrigation systems shall be maintained for proper development and maintenance of the vegetation in a healthy, disease -resistance condition. The design of the system shall provide adequate support for vegetation selected. a Scale: 0 1/16„ _ I ,-O" 0 8 16 32 landscape architecture 202 East Cota Street Santa Barbara, CA 93101 tel 805.962.9055 fax 805.962.5658 arcadiastudio.com EXP. 10.31.19 Revisions 'V Q R � fp 0 0 1 0 �. Issue CD's C,O Date Job Number 06/04/2019 18.004 Drawn By JM/WB Checked by BC Sheet - of # - LP - 7 THIS IS A COPYRIGHTED DOCUMENT AND MAY NOT BE REPRODUCED IN PART OR WHOLE WITHOUT WRITTEN PERMISSION OFARCADIA STUDIO INC. COPYRIGHT 2011. 12-145 7 ORootball: set with crown I" above finish grade. 2O Mulch over basin per specifications. 3O Firmly compacted basin (use topsoil). Angle of repose varies with steepness of slope and soil type. 4O Finish grade. Slope varies. See plans. 5O Undisturbed soil. 6O Planting backfill mix (see specifications.) Puddle and settle to set plant to finish grade. Note: Excavate planting hole 2 times wider than plant rootball. Excavate outer edges deeper than center. Rootball should rest on undisturbed subgrade. �o O Nlo \ 4 S //\// \\j\\ \\/2 x diamete\ U1 root ball SHRUB PLANTING ON SLOPE Not to Scale PLANA T PARK/NG FINGER (Where Applies) PLAN \ Deep Root UB 18-2: Top of root barrier to be 21 "below adjacent pavement. Install flush to edge ofpavement. 2O Curb 3O Tree trunk 4O Sidewalk \5 Finish grade 1 " below top of root control barrier. ELEVATION 4 ROOT CONTROL BARRIER Not to Scale o o o o o 1 D F2110 \ Edge of paving, walk, wall, etc. O 10" Minimum deep tilled planting bed over scarified subgrade. OGroundcover. OInstall 2" thick mulch layer prior to planting groundcover. nish grade. mended soil. ,7amended subgrade. Locate plants spaced equal distance (D) from each other as shown. D = as shown on planting elan. or root Dail. 69 TREE PLANTING ON SLOPE Scale: Not to Scale O1, 5, or 15 Gallon tree . \2 Planting backfill mix (see specifications.) Puddle and settle to set tree to finish grade. \ Undisturbed soil. \4 Rootball. Set rootball with crown I" above finish grade. \5 Mulch over basin per specifications. \6 Firmly compacted basin (use topsoil). Angle of repose varies with steepness of slope and soil type. \7 Finish grade. Slope varies. See plans. Note: Excavate outer edges deeper than center. Rootball should rest on undisturbed subgrade. I /vi .iii.ii ii TREE PLANTING Not to Scale �w 0 \\ A/ / TREE S TAKING Not to Scale �O 0 >\ K/0 2 x dia. of root ball 3 SHRUB PLANTING Not to Scale \ Rootball.• set on firm soil at bottom of pit. \2 Mulch over basin per specifications. \Backfill.- see specifications. \4 6" High temporary berm. \5 6" Diameter by 18" deep augured holes backfilled with amended soil. Roughen sides of holes to prevent glazing. 15 gal trees: 3 holes at outer edge of rootball. 24 " box & 36" box trees: one hole at each corner and one in the center. Larger than 36" box trees: one hole at each corner, one each side, and one in the center (9 total). OSet rootball with crown I" above finish grade. \7 Undisturbed soil. if necessary, compact subsoil and form pedestal to prevent settling. Note: Where tree is installed in turf area, keep Z-0" min. radius area clear of turf, as measured from the outside of the trunk. Radius size may be increased at Landscape Architects discretion depending on box size of tree. \ Two nylon reinforced ties: 1 " Wide figure 8 "Super Tie l" tree ties or approved equal. Adjust to allow for tree movement. 2O Attach to stake with galvanized roofing nail. O 22 "Diameter lodgepole. Drive 18" minimum into undisturbed subgrade outside rootball. Notes: 1. Refer to planting detail for hole size, backfill, etc. 2. Modify installation as required for trees in public right of way. landscape architecture 202 East Cota Street Santa Barbara, CA 93101 tel 805.962.9055 fax 805.962.5658 arcadiastudio.com No. 3513 OF . . . . . . . . Revisions \ Set rootball with crown I" above finish grade. \2 2" Deep basin. \ Finish grade. l ` \4 Backfill mix per specifications. \5 Scarify sides and bottom of hole. O \6 Undisturbed soil. If necessary, compact subsoil and form pedestal to prevent settling. _ \7 Mulch over basin per specifications. \8 Rootball Note.' Excavate planting hole 2 times wider than plant rootball. Excavate Oouter edges deeper than center. ., Rootball should rest on undisturbed 0 subgrade. 1 11 2 3 r �(1 ' Issue \\\\\\\\\\ CD's r'.0 \ X/ 8 \\ 5 6 Date Job Number 06/04/2019 18.004 Drawn By Checked by JM/WB BC Sheet - of # - F401041 THIS IS A COPYRIGHTED DOCUMENT AND MAY NOT BE REPRODUCED IN PART OR WHOLE WITHOUT WRITTEN PERMISSION OFARCADIA STUDIO INC. COPYRIGHT 2011 12-146 Landscape Planting 029000 - 1 SECTION 029000 - LANDSCAPE PLANTING PART1- GENERAL 1.1 RELATED DOCUMENTS A. Drawings and general provisions of the Contract, including the Project Conditions of Approval, General and Supplementary Conditions and other Division 1 Specification Sections, apply to this Section. 1.2 SUMMARY A. Furnish all labor, materials and equipment necessary to provide and install all trees, plants and groundcovers as shown on the Drawings. The Contractor's work shall include: 1. Prepare soil for planting and furnish all soil amendments. 2. Furnish and install all plant materials per the planting plan. 3. Prune plants as required. 4. Stake, tie and guy plant materials as specified. 5. Dispose of trash, debris and surplus materials. 6. Maintain the planting until such time as the project has been accepted. 7. Guarantee plant material smaller than 15 gallon for a period of 90 days to commence at final acce tance of ro"ect. Guarantee lant material 15 allon or lar er fora eriod of one P p l p 9 9 p year to commence at final acceptance of project. B. Related Sections include the following: 1. Division 2 Section "Irrigation System". 2. Division 2 Section "Landscape Maintenance". 3. Division 2 Section "Sodding" 4. Division 2 Section Hydroseeding" C. Definition: The words Landscape Architect as used herein refer to the Owner's authorized representative. 1.3 QUALITYASSURANCE A. Source Quality Control 1. Submit documentation to Landscape Architect within fifteen (15) days after award of Contract that all plant material is secured for the project. Contractor is responsible for all material listed on the plant list. Any and all substitutions due to unavailability must be requested in writing prior to confirmation of ordering. 2. Plants are subject to approval of Landscape Architect at place of growth or upon delivery for conformity to Specifications. Such approval will not impair the right of review and rejection during progress of the work. Submit written request for review of plants at place of growth to Landscape Architect. State the place of growth and quantity of plants to be reviewed. Landscape Architect reserves the right to refuse review at this time, if in his judgment, a sufficient quantity of the plants is not available. 1.4 PRODUCT DELIVERY, STORAGE AND HANDLING A. Delivery: 1. Deliver fertilizer to site in original unopened containers bearing manufacturer's guaranteed chemical analysis, name, trademark, and conformance to State Law. 2. Furnish Landscape Architect with copies of receipts for all amendments Specified in Section 2.01 - Materials. 3. Deliver ail plants with legible identification labels. Use durable waterproof labels with water-resistant ink which will remain Ie ible for at least sixt 60 da s. g Y( I Y 4. Protect lant material durin deliver to revent dama e to root ball or desiccation of P 9 Y P 9 leaves. 5. Notify the Landscape Architect seven (7) days in advance of delivery of all plant materials and submit an itemized list of the plants in each delivery. B. Storage: 1. Store plant material in shade and protect from weather. 2. Maintain and protect plant material in a healthy, vigorous condition at all times. C. Handling: Exercise care in handling, loading, unloading and storing of plant materials. Plant materials that have been damaged in any way will be discarded. if installed, such plants will be replaced with undamaged materials at the Contractor's expense. 1.5 ✓OB CONDITIONS A. Site Conditions 1. Verify the locations of underground utilities prior to excavation. Repair damage to any such utilities resulting from the Contractor's work at Contractor's expense. 2. Investigate the site for any subsurface drainage or unusual soil conditions which might prove detrimental to the success of the design. Should any such condition exist, notify the Landscape Architect and submit a proposal for corrective measures and their cost. Should the contractor fail to provide such notification, he will be held solely responsible for any corrections deemed necessary by the Owner and the Landscape Architect should damage occur. B. Field Conditions 1. The planting plan is diagrammatic. Scaled dimensions are approximate. Prior to proceeding with installation work, verify all dimensions with field conditions and notify the Landscape Architect of any deviation on the plan. Landscape Architect is the final authority in interpretation of the plan and in accommodation of unforeseen field conditions. PART2- PRODUCTS 2.1 MATERIALS A. The following soil amendments and fertilizers are to be used for bid price basis. B. All materials shat/ be of standard, approved and first -grade quality and in prime condition when installed and accepted. Deliver any commercially processed or packaged material to the site in the original unopened container bearing the manufacturer's guaranteed analysis. Supply the Landscape Architect with samples of all supplied materials accompanied by analytical data from an approved laboratory source illustrating compliance or bearing the manufacturer's guaranteed analysis. C. 'All Around Compost" from All Around Irrigation (805-684-3115), "Compost" from Agromin Horticultural Products (1-800-AGROMIN) "Valley Compost" through Santa Barbara Stone: 963-5891 1. Compost derived from processed organic materials consisting of chipped, shredded, or ground recycled wood products, greenwaste, and biosolids mixed and composted according to US EPA, 40 CFR, part 503. 2. 0.56% to 0.84% N based on dry weight. 3. Particle Size: a. 95% - 100% passing 6.35 mm standard sieve b. 80% - 100% passing 2.33 mm standard sieve 4. Salinity.- The saturation extract conductivity shall not exceed 3.0 mitlimhos/centimeter at 25 degrees centigrade as determined by saturation extract method. 5. Iron content: Minimum 0.08% dilute acid soluble Fe on dry weight basis. 6. Organic Content.- Minimum 92% based on dry weight and determined by ash method. 7 Dark brown to black in color, not malodorus. 8. Shall contain no paint, petroleum products, herbicides, fungicides, or other chemical residues that would be harmful to plant or animal life. Inert contaminants such as glass, plastic, wood, metal dirt, or rocks shall not exceed 0.1 9. pH.• 6.5-7.5 D. Soil Amendments 1. Soil sulfur: Agricultural grade sulfur containing a minimum of 99% sulfur (expressed as elemental). 2. Iron sulfate: 20% Iron (expressed as metallic iron), derived from ferric and ferrous sulfate, 10% sulfur (expressed as a%mental). 3. Calcium Carbonate: 95% lime as derived from oyster shells. 4. Gypsum: Agricultural grade product containing 98% minimum calcium sulfate. 5. Zinc: Agricultural grade zinc sulfate (36% elemental zinc). 6. Complete Green PAM 'Soil Drain' (365 Coral Circle, El Segundo, CA 90245, 310-615-0116). soil aggregating polymer. E Fertilizer 1. Planting fertilizer: Tri -C 6-2-4 w/5% S (Tri -C Enterprises: 1-800-927-3311 tric@earthlink. net). 2. Tri -C Myco Paks (Tri -C Enterprises: 1-800-927-3311 trlc@earthllnk.net). 3. Superthrive vitamin hormone supplement F. Imported Topsoil: Fertile, friable, natural topsoil of character and texture similar to the project site soil; without admixture of subsoil material, obtained from a well -drained arable site, reasonably free from clay, lumps, coarse sands, stones, plants, roots, sticks, and other foreign materials, with an acidity range of between pH 5.8 and 8.2. The sodium absorption ratio (SAR) shall not exceed 6 and the electrical conductivity (Ece) of the saturation extract of this soil shall not exceed 3.0 millimhos per centimeter at 25 degrees centigrade. The boron content shall be no greater than 1 part per million as measured on the saturation extract. In order to insure conformance, samples of the imported soil shall be submitted to an approved laboratory for analysis prior to, and following, backfilling. G. Plant Material 1. In accordance with the California State Department of Agriculture's regulation for nursery inspections, rules and rating. All plants shall have a normal habit of growth and shall be sound, healthy, vigorous and free of insect infestations, plant diseases, sunscalds, fresh abrasions of the bark, excessive abrasions, or other objectionable disfigurements. Trees shall have sturdy trunks shall have well hardened and vigorous, fibrous root systems which are not root- or pot-bound. In case the sample plants are found to be defective, the Landscape Architect reserves the right to reject the entire lot or lots of plants represented by the defective samples. The Landscape Architect is the sole judge of acceptability. Any defective plants unsuitable for planting will be considered as samples provided at the expense of the Contractor. 2. The size of the plants will correspond with that normally expected for species and variety of commercially available nursery stock or as specified on Drawings. The minimum acceptable size of all plants measured before pruning with the branches in normal position, shall conform with the measurements, if any, specified on the Drawings in the list of plants to be furnished. Plants larger in size than Specified may be used with the approval of the Landscape Architect, but the use of larger plants will make no change in the Contract price. 3. All plants not conforming to the requirements herein Specified shall be considered defective. Such plants, whether in place or not, shall be marked as rejected and immediately removed from the site of work and replaced with new plants at the Contractor's expense. The plants shall be of the species, variety, size and condition Specified herein or as shown on the Drawings. Under no condition will there be any substitutions of plants or sizes listed on the accompanying plans, except with the expressed consent of the Landscape Architect. 4. Pruning: At no time shall trees or plant materials be pruned, trimmed or topped prior to delivery. Any alteration of their shape shall be conducted only with the approval and when in the presence of the Landscape Architect Magnesium Minimum 32ppm Phosporus Not to exceed 69 ppm * (Phosphate - P2 05) Potassium (K20) Minumum 78 ppm * Soluble Salts Not to exceed * 500 ppm e. Should the pH fall outside of the acceptable range, it may be modified with lime (to raise) or iron sulfate plus sulfur (to lower). The lime or iron sulfate must be mixed uniformly into the soil mix prior to use in the planter boxes or bioretention mix. Should the soil mix not meet the minium requirement for potassium, it may be modified with potash. Magnesium sulfate and potash must be mixed uniformly into the soil mix prior to use in planter boxes or bioretention mix. f. Limestone shall contain not less than 85% calcium and magnesium carbonates. Dolomitic (magnesium) limestone shall contain at least 10 percent magnesium as magnesium oxide and 85 percent calcium and magnesium carbonates. Limestone shall conform to the following gradation: Sieve Size Minimum Percent Passing by Weight No. 10 100 No. 20 98 No. 100 50 g. Iron sulfate shall be a constituent of an approved horticultural product produced as a fertilizer for supplying iron and as a soil acidifier. h. Magnesium sulfate shall be a constituent of an approved horticultural product produced as a fertilizer. i. Potash shall be a constituent of an approved horticultural product produced as a fertilizer. J. Guying and Staking Materials: Install per plant list. 1. Wood tree stakes: Lodge pole pine, fully treated with Coppernapthanate Wood Preservative in strict accordance with Federal Spec. TT -W-572 Type 1 Composition B, 2" (min. nominal size) diameter x 10 ft. long (12 ft. long for 24" box size trees); no split stakes. 2. Ties: Cinch -Tie 3. Duckbill Professional Tree Guying Systems: Foresight Products 1- 800- 325-5360 K. Headers: 2"x 4" Trex brand Saddle Brown color L. Tree Paint: Morrison Tree Seal, Cabot Tree Paint, or equal M Water: Furnished by Owner, transport as required N. Mulch: Shredded bark, 0-1 " ('Walk -On -Bark) sources per plan. O. Deep Root Barrier.- As manufactured by Deep Root Corp. (800-458-7668). Install per manufacturer's specifications. 5. Plant material shall be true to botanical and common name and variety as Specified in the PART 3 - EXECUTION latest edition of 'Annotated Checklist of Woody Ornamental Plants in California, Oregon and Washington" published by the University of California School of Agriculture. 6. Nursery Grown and Collected Stock a. Grown under climatic conditions similar to those in locality of project. b. Container -grown stock in vigorous, healthy condition, not root -bound or with root system hardened off. c. Use only flatted or liner stock plant material which is well established in removable containers or formed homogeneous soil sections. 7. Substitute plant material will not be permitted unless specifically approved in writing by the Landscape Architect. H. Backfill Mlx 1. Backfill all planting holes except palms with the following mix (rates are per cubic yard of amended soil): 2. a. Tri -C 6-2-4 w/5% Sulfur 7 pounds per cubic yard of amended soil. b. Agricultural gypsum - 4 pounds or as recommended by soil testing laboratory. c. Organic amendment/ Compost. 15% by volume. 3. Tri - C Myco Pak at the following rates: Plant size Rate of application in ounces per plant Flatted 1-2 mi (pinch)ofgranular ENDO 120 1 gallon 1 pack 2 allon 1 ack 9 P 5 gallon 2-3 packs 15 gallon 7 packs 24"box 1l packs 36" box 17 packs 42", 48"box 21 packs 60" box 26 packs 72" box 32 packs 4. Backfill field -grown palms with washed plaster sand tamped firm. Over excavate hole as required to stabilize palms. L Stormwater BMP Planter Box and Bioretention Areas Planter Mix 1. Backfill the planter box and bioretention planters with a planter mix consisting of 60 to 70% sand, 15 to 25% compost, and 10 to 20% clean topsoil. The organic content of the soil mixture shalt be 8% to 12%; the pH range shalt be 5.5 to 7.5. 2. The planting media placed in the cell shat/ be highly permeable and high in organic matter (e.g., loamy sand mixed thoroughly with compost amendment) and a surface mulch layer. 3. Sand shall be free of stones, stumps, roots or other similar objects larger than 5 millimeters, and have the following gradation. Particle size (ASTM D422) % Passing #4 100 #6 88 - 100 #8 79 - 97 #50 11 - 35 #20 05 - 15 4. Compost shall be free of stones, stumps, roots, or other similar objects larger than %". It shall have a particle size of 98% passing through a %" screen or smaller, and meet the following characteristics a. Soluble Salt Concentration <10mmhos/cm (dS/m) b. pH.• 5.0 -8.5 c. Moisture: 30-60% dry weight basis d. Stability (Carbon Dioxide evolution rate): >80% relative to positive control e. Maturity (seed emergence and seedling vigor): >80% relative to positive control f. Physical contaminants: <1 % dry weight basis 5. Topsoil shall be free of stones, stumps, roots, or other similar objects larger than 2 inches and have the following characteristics: a. Soluble salts: < 4.0 mmhos/cm (dS/m) b. pH range: 5.5 to 7.0 c. Organic matter.>5 d. Carbon to nitrogen ration<20:1 e. Moisture content: 25-55% Particle size % Passing (ASTM D422, D 1140) 3/4 " 98 Sand 0.05-2.0 mm 50-75 ( I Sllt(0. 002 - 0.05 mm) 15 - 40 Clay <5 6. The planter box shall be covered with mulch when constructed and annually replace to maintain adequate mulch depth. Mulch shall be: a. Welt -aged, shredded or chipped woody debris or plant material. Well -aged mulch is defined as mulch that has been stockpiled or stored for at least twelve (12) months. Compost meeting the requirements above may also be used: b. Free of weed seeds, soil, roots, and other material that is not bole or branch wood and bark. : c. Mulch depth shat/ be 2 to 3 inches thick. d. Planter box or bioretention area soil mix shall be tested and meet the following criteria: Item Criteria Test Method Corrected pH 5.5 - 7.5 ASTM D4972 3.1 INSPECTION A. Obtain certification that final grades to within .10' have been established prior to commencing planting operations. Provide for inclusion of all amendments, settling, etc. Contractor shall be responsible for shaping all planting areas as indicated on plans or as directed by the Landscape Architect. B. Inspect trees, shrubs and liner stock for injury, insect infestation and trees and shrubs for improper pruning. C. Do not begin planting until deficiencies are corrected or unacceptable plants replaced. 3.2 PREPARATION A. Soil preparation 1. After approximate finished grades have been established, rip the soil to a depth of 12 inches. Incorporate the following amendments (per 1,000 square feet)into the top 6 inches (Application Rates are for base bid modify per soils analysis): b. Remove sides of box without damage to root bait after positioning plant and partly backfilling. 7. Center plant in pit or trench. 8. Face plants with fullest growth into prevailing wind. 9. Set plant plumb and hold rigidly in position until soil has been tamped firmly around ball or roots. 10. After the plant has been placed, add backfill to the hole to cover approximately one-half (112) of the height of the root ball. Water to thoroughly saturate the root ball and adjacent soil. 11. Plant Pacs a. After the water has completely drained, place Tri -C Myco Paks at the following rates: Plant size Rate of application in ounces per plant Flatted 1-2 mI (pinch)ofgranular ENDO 120 1 gallon 1 pack 2 gallon 1 pack 5 gallon 2-3 packs 15 gallon 7 packs 24"box 11 packs b. Set planting tablets with each plant on the top of the root ball while the plants are still in their containers so the required number of tablets to be used in each hole can be easily verified by the Landscape Architect. 12. Raise all /ants which settle dee er than the surroundin rade to the correct level. P P .g g 13. Fill the remainder of the hole with backfill mix and tamp firm. 14. After backfilling, construct an earthen basin around each plant. Each basin shall be of a depth sufficient to hold at least two (2) inches of water. The basins shall be constructed of amended backfill materials. Remove basin in all turf areas after initial watering. Add 10 drops Superthrive to each 1 gallon of water at the following rates a. I quart per each plant from flats b. 1 gallon per 1 gallon plant c. 3 gallons per 5 gallon plant d. 5 gallons per 15 gallon plant e. 10 gallons per 24" box f. 20 gallons per 30" box g. 30 gallons per 36" box 15. Pruning: Limit pruning to the minimum necessary to remove injured twigs and branches, and the shape the plant material as directed by the Landscape Architect. Pruning may not be done prior to delivery of plants. Cuts over 3/4" in diameter shat/ be painted with tree paint. 16. Staking and Guying: Stake trees only if directed to do so by the Landscape Architect. Complete staking of all trees immediately after planting. Install all stakes plumb and as indicated in details. Allow for staking of ail trees, providing unit price, and credit Owner for all trees not staked. D. Planting ofGroundcovers: 1. Groundcover plants shall be grown in flats as indicated on the plans. Leave flat -grown plants in those flats until transplanting. Keep the flat's soil moist so that it will not fall apart when lifting the plants. 2. Plant groundcover in straight rows and evenly spaced, unless otherwise noted, and at intervals called out in the Drawings. Use triangular spacing unless otherwise noted on the Drawings. 3. S rinkle tants after lantin until the entire hole is soaked to its full de th. P P P 9 P 4. Exercise care at ail times to rotect the /ants after lantin . Re air an dama e to tants P P P g P Y 9 P immediately. a. TRI -C Humate Plus 75 pounds per 1, 000 square feet b. Agricultural gypsum - 50 lbs. 3.4 CLEAN-UP c. 4 cubic yards organic amendment (compost) A. After all planting operations have been completed, remove all trash, excess soil, empty plant d. PAM from Com lete Green 310-615-0116 - 12 /bs. P ( ) containers, and rubbish from the property. Repair all scars, ruts or other marks in the ground caused by this work and leave the ground in a neat and orderly condition throughout the site. 2. Wet soil to activate PAM. Pick up all trash resulting from this work no less frequently than each Friday before leaving 3. Dry soils to cure PAM until no stringiness is noted. the site, once a week, and/or the last working day of each week. Remove all trash from the site. 4. Retill soils if any crusting is noted. B. Leave the site area broom -clean and wash down all paved areas within the Contract area, 5. Leach soil as necessary to bring SAR to below 3.0. leaving the premises in a clean condition. Leave all walks in a clean and safe condition. 6. At the time of planting, the top two inches of all areas to be planted shall be free of stones, stumps, or other deleterious matter 1 " in diameter or larger, and shall be free from 3.5 OBSERVATION SCHEDULE all wire, plaster or similar objects that would hinder to planting or maintenance. A. Notify the Landscape Architect in advance for the following site visits, according to the time B. Final Grades indicated 1. Minor modifications to grade may be required to establish the final grade. I. Plant material review: 48 hours 2. Finish grading shall insure proper drainage of the site as depicted on the Civil Engineer's 2• Plant layout review: 48 hours Grading Plan. 3. Soil preparation and planting operations: 48 hours 3. All areas shall be graded so that the final grades will be I" below adjacent paved areas, 4. Pre -maintenance: 7days sidewalks, valve boxes, headers, clean -outs, drains, manholes, etc., or as indicated on plans. 5. Final walk-through: 7 days. 4. Surface drainage shall be away from all building foundations. B. When observations are conducted by someone other than the Landscape Architect, show evidence in writing of when and by whom these reviews were made. 5. Eliminate erosion scars prior to commencing maintenance period. C. No site visits will commence without all items noted in previous Observation Reports either C. Pre -Planting Weed Control completed or remedied unless such compliance has been waived by the Owner. Failure to 1. After irrigation system is operational, apply water for five (5) to ten (10) consecutive days accomplish punch list tasks or prepare adequately for desired inspections shall make the as needed, to achieve weed germination. If live perennial weeds are present spray with a Contractor responsible for reimbursing the Owner for the Landscape Architect's time at his non-selective systemic contact herbicide, recommended and applied by an approved current billing rates per hour (plus transportation costs). No further inspections shall be licensed landscape pest control advisor and applicator. Leave sprayed plants intact for at scheduled until this charge has been paid and received. least fifteen (15) days to allow systemic kill. Repeat as needed to eliminate perennial weeds. END OF SECTION 029000 2. Clear and remove dead weeds least 114" below the surface of the soil over the entire area to be planted. 3. Maintain site weed -free utilizing mechanical and chemical treatment until final acceptance by Owner. 4. After irrigation system is operational, apply water for five (5) to ten (10) consecutive days as needed, to achieve weed germination. Apply contact herbicides and wait, as needed, before planting. Repeat as required. D. Installation of Imported Topsoil: Provide and install imported topsoil mix in all raised planters to a finish grade of 2" below the top of the planter. Allow for settling. Refer to drawings for depth of planters. E. Disposal of Excess Soil: Dispose of any unacceptable or excess soil at an offsite location approved by Owner. 3.3 PLANTING INSTALLATION: A. General 1. Plant when weather and soil conditions are suitable and in accordance with locally accepted practice. 2. Place only as many plants as can be installed and watered on that same day. 3. Open containers and remove plants to maintain the integrity of the ball of earth surrounding the roots. Plant and water immediately after removal from the containers. Do not open containers prior to placing the plants in the planting area. B. Lay -out of Major Plantings. Landscape Architect must approve layout of all containerized plants in their containers before any plant pits are dug. If any underground construction or utility lines are encountered in the excavation of planting areas, other locations for planting may be selected by the Landscape Architect. It is the Contractor's responsibility to confirm the location and de th of all under round utilities and obstructions. Refer to En ineer's lans. P 9 9 P C. Planting of Trees and Shrubs 1. Excavation for planting shall include the stripping and stacking of all acceptable topsoil encountered within the areas to be excavated for trenches, tree holes, plant pits, and planting beds. 2. All excavated holes shall have vertical sides with roughened surfaces and shall be of a size that is twice the diameter and equal to the depth of the root ball for all trees and shrubs. Install plant with top of rootball I"above adjacent grade. 3. Protect all planting areas from excessive compaction when trucking plants or other material to the planting site. 4. Remove excess soil generated from the planting holes and not used as backfill or in establishing the final grades. 5. Can Removal: after removing plant, superficially cut edge roots with knife on three (3) sides and bottom. 6. Box Removal: a. Remove bottom of plant boxes before planting. D Request an inspection to begin the plant maintenance period after all planting and related Work has been completed in accordance with the Contract Documents. The project will not be considered complete for the maintenance period to begin unless all plants have been installed with mulch and any other surface protection in place. if such criteria are met to the satisfaction of the Landscape Architect, a field notification will be issued to the Contractor to establish the effective beginning date of the period. E Any day when the Contractor fails to adequately maintain plantings, replace unsuitable plants or do weed control or other Work, as determined necessary by the Landscape Architect, will not be credited as one of the plant maintenance Working days. F. The Contractor's maintenance period will be extended if the provisions required within the Drawings and Specifications are not fulfilled. 1.5 GUARANTEEAND REPLACEMENT A. Guarantee all plant material installed under the Contract against any and alt poor, inadequate or inferior materials and/or Workmanship for a period of one (1) year. Replace at Contractor's expense any plant found to be dead or in poor condition due to faulty materials or Workmanship, as determined by the Landscape Architect. B. Replace immediately any materials found to be dead, missing or in poor condition during the maintenance period. The Landscape Architect is the sole judge of the condition of material. Replace material within ten (10) days of written notification by the Landscape Architect. C. The commencement of all Guarantees shat/ be noted in the Certificate of Substantial Completion which shalt be signed by the Owner, Contractor and Landscape Architect. 1.6 INSPECTIONS A. Request normal progress inspection from the Landscape Architect at least seven (7) days in advance of anticipated inspection. Inspections are as follows: 1. Commencement of maintenance (Pre -maintenance). 2. At thirty (30) day intervals through maintenance period. 3. Completion of maintenance period - Final Walk-through: no more than ten (10) days prior to end of maintenance period. B. All conditions noted in Landscape Planting (Section 02950) apply herein. 1.7 FINAL ACCEPTANCE OF THE PROJECT A. Prior to the date of the Final Walk-through, acquire from the Landscape Architect approved reproducible prints and record information from the job record set all changes made to all drawings during construction, label said prints 'Record Drawings" and deliver to the Landscape Architect and as required to any Local Agency. B. Ail turn -over items noted in other Specification sections shall be delivered prior to Final Waik-through. PART2- PRODUCTS 2.1 MATERIALS A. All materials used must either conform to Landscape Planting Specifications in other sections or otherwise be acceptable to the Owner. Give the Owner monthly record of all herbicides, insecticides and disease control chemicals used. B. Tree/Shrub/Groundcover Fertilizer.• Tri -C 6-2-4 w/5%S. PART 3 - EXECUTION 3.1 MAINTENANCE A. Perform maintenance according to the following standards: B. Keep all areas free of debris and weeded and cultivated at intervals of not more than ten (10) days. Include watering, edging, trimming, fertilization, spraying and pest control. C. Maintain adequate protection of the area. Repair damaged areas at the Contractor's expense. 3.2 TREE AND SHRUB CARE A. Watering: Maintain a large enough water basin around each plant so that enough water can be applied to establish moisture through the major root zone. B. Pruning: 1. Trees: a. Prune trees to select and develop permanent scaffold branches that are smaller in diameter than the trunk or branch to which they are attached which have vertical spacing of from 18" to 48" and radial orientation so as not to overlay one another; to eliminate diseased or damaged growth; to eliminate narrow V-shaped branch forks that lack strength; to reduce toppling and wind damage by thinning out crowns; to maintain a natural appearance; to balance crown with roots. b. Under no circumstances will stripping of lower branches ("raising up') of young trees be permitted. Lower branches shall be retained in a "tipped back" or pinched condition with as much foliage as ossible to romote call er trunk rowth to ered trunk . Lower branches ma be cut flush with P P P 9 (P I Y the trunk only after the tree is able to stand erect without staking or other support. Sucker growth may be removed if deemed appropriate by the Landscape Architect. c. Thin and shape evergreen trees when necessary to prevent wind and storm damage. Prune deciduous trees during the dormant season. Prune damaged trees or those that constitute health or safety hazards at any time of the year as required to eliminate these conditions. 2. Shrubs. a. The objectives of shrub pruning are the same as for trees. Do not clip into balled or boxed forms unless required by the design and directed by the Landscape Architect. b. Make all pruning cuts to lateral branches or buds or flush with the trunk. c. Staking and Guying: Remove stakes and guys as soon as they are no longer needed. Inspect stakes and guys to prevent girdling of trunks or branches and to prevent rubbing that causes bark wounds. Replace all broken stakes and ties with specified materials. C. Weed Control- Keep basins and areas between plants free of weeds. Use recommended legally approved herbicides. Avoid frequent soil cultivation that destroys shallow roots. D. Insect and Disease Control: Maintain a reasonable control with approved materials. E Fertilization: 1. Apply fertilizer once each month during the maintenance period at the following rate per 1,000 square feet of planting area. Top dress with Tri -C 6-2-4 w/5%S at 10-12 pounds per 1000 square feet. 2. Avoid applying fertilizer to the root ball and base of main stem. Spread evenly under plant to drip line. 3. After application, water thoroughly. F. Replacement of Plants. 1. Replace dead, dying and missing plants and plants of a size, condition and variety acceptable to Owner's authorized representative at Contractor's expense. 3.3 GROUNDCOVER CARE A. Weed Control- Control weeds, with chemical systemic spray or by mechanical means, so as to cause minimal damage to planted materials. B. Watering: Water enough that moisture penetrates throughout root zone and only as frequently as necessary to maintain healthy growth. C. Fertilization: Fertilize as Specified under 3.02 -Tree and Shrub Care. D. Remove trash weekly. E. Edge groundcover to keep in bounds and trim top growth as necessary to achieve an overact even appearance. F. Replace dead and missing plants at Contractor's expense. 3.4 IRRIGATION SYSTEM A. Set and program automatic controllers for seasonal water requirements. Give Owner's authorized representative keys to controllers and written instructions on how to turn off system in case of emergency. B. Contractor is responsible for the complete operation and maintenance of the irrigation system except as noted herein (See 1.05 - Guarantee and Replacement). C. Repair/correct all damages/malfunctions to irrigation system at Contractor's expense. Make repairs within one (1) watering period. D. Check weekly all systems for proper operation, to include the following tasks: 1. Check and flush 1/2"polyethylene lines once every week. 2. Check and clean filters once every month. 3. Check drip emitters once every week for proper operation. 4. Clear weed growth from around emitter areas. 5. Check exposed tubing for leaks and kinking. 6. Check ressure re ulator for correct ressure settin PSI . P 9 P 9( ) 7. Check controller program for correct operation. Adjust automatic controller program (four times per year) to accommodate seasonal water requirements. Give owner keys to controller and written instruction on how to turn off system in case of emergency. E Seasonal Application Adjustment 1. Adjust water application according to the following guidelines: a. For winter months (Dec. -Feb.): 25-50 percent of maximum mid -summer application. b. For fall and spring (Sept. -Nov., Mar -May): 50-75 percent of maximum mid -summer application rate. c. Perform watering in the early morning or late afternoon hours. END OF SECTION 029390 landscape architecture 202 East Cota Street Santa Barbara, CA 93101 tel 805.962.9055 fax 805.962.5658 arcadiastudio.com • • • • • • • • �Q"D3 P, a ��Q���,iS C�oC�Gy� q �� No. 3513���°� �, 0� �� 0- UX7n In 'Jl l n OF • • • • • • • • Re visions • • • • • • • • 0 0 N �U �m 0 Q O O • • • • • • • • O 0 1 Q Issue 1' CD's G0 Date Job Number 06/04/2019 18.004 Drawn By Checked by JM/WB BC Sheet - of # - LP -3 THIS IS A COPYRIGHTED DOCUMENT AND MAY NOT BE REPRODUCED IN PART OR WHOLE WITHOUT WRITTEN PERMISSION OFARCADIA STUDIO INC. COPYRIGHT 2011. 12-147 12-148 Attachment M. Correspondence 12-149 These signatures represent all of the 78 homeowners in the CMCA of Big Canyon Country Club, who are very much opposed to the addition of another car wash on the corner of San Joaquin Hills Road and Jamboree Road. This Applicant has been able to circumvent an Environmental Impact Review process because each of the variances / changes to the General Plan that were granted did not exceed the 2,500 square feet in floor area threshold required to trigger an EIR. The Planning Commission neglected to look at the collective square feet floor area including the Car Wash addition which now exceeds 2,500 square feet. SFTRACK Regarding the Setback issue, we found the following information. The current (07/09/2020) Planning Commission Staff Report refers on page 3 of the report to "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". On page 7 of that report, Staff recommended approval of a variance to reduce the required 30 -foot setback to 15 -feet for the car wash to fit on the property. As pointed out repeatedly by one Planning Commissioner, approval of this variance is inappropriate since it not only allows over development of the parcel, but also reduces traffic safety on a very busy free right turn lane at that corner. Approving any additional development on the site does not consider "cumulative effects" of previous actions, which I believe is a requirement, and only will exacerbate an already intolerable situation. Please deny this request once and for all. Canyon Mesa Community Association Residents 12-150 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date e6� V", e 5 4. 5-m , d k Owner/Resident ue_ 6; -c,, Z D�- Address Phone or email address 12-151 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1500 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 1S feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life -0 strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date 04 Owner/Resident A-1,04 Address vkkg,eg4ag e D a kookzvm ane or email address 12-152 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." 2q Date Owner/Resident 7 eOE 45et Luh , OJFL)P� 6Pu, C�L Address k Phone or email address 12-153 t �5 e C i/we the undersigned are oWnerS and �d n community Association in Big Canyon, Newport Reach. Our community's north-western and south --western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date ❑VVOer/Resident CC!�7Zf ///-&/ 1--�4:�U Ad d ress ne or ernZaddress 12-154 e � d � ��We the V� north-western and south-western boundarle5 are 10 Road and Jamboree Road. Canyon Mesa Community ASSD cia�M 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life -0 strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date Address Phone or erribil address 12-155 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1506 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life --a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Sla-LPI a� Date Owner/Resident 7 Address Phone or email address 12-156 /we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1500 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Pian - "We have a conservative growth strategy that emphasizes residents' quality of life--a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." 1�,Z-', 2b Date Owner/Resident Address Phone or email address 12-157 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' qualify of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date 'tom-,amu- Owner/Resident Address y�- �,/o -y Phone or email address 12-158 Gwe the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hili Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." � &,1 2-7 Date P, / 115- � � - �, �Z Owner/Resident l z C Address -4 Phone or email address 12-159 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1500 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies—" and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." OwnerLResident Address Phone or email address 12-160 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1500 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "'banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life -0 strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." � Owner/Resident Address 0-6, /__ r ok—, c1r) M Phone or email address 12-161 /we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life ---a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." 8 a�4 Date Owner/Resident Address 6 S a 441 e- /e _-�, 0 _ 1 Phone or email address 12-162 i/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents" quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community"s desire for the maintenance of its particular neighborhoods and villages." Date Owner/Resident u E Cr f l 01�[ Address NET Phone or email address 12-163 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life --a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date Owner/Resident r-% %A %.1 1 {.. J J 6 - Phone or email address 12-164 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life ---a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date Own_&/Resident Address hek?A Pho'Ke or erfiail address 12-165 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hili Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1500 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date Owner/Resident Address G' 1-19-z2�1­ 91111 Phone or email address 12-166 ewe the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south --western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life -0 strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." ,5/3-112 G Date ��yiws4/�1� Address Phone or email address 12-167 J0we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date � R,� � e►-►��1 �� die `7a l.I.��'� Owner/R t If Ale 06 Address r �� �jclx)ea �/ , mel— Phone or email address 12-168 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life ----a strategy that Balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Dates Owner/Resident Address q qq, bq Lt. 0-3 gr E2 f- L Ce-, +f P_�_ Phone or email address 12-169 f/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1500 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 1S feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." U. '31b Date L .j Owner/Resident Address qqT 644.09f r ' Phone or email address 12-170 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at.1600 Jamboree Road. 'We'are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 1.5 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." S Date Owner/Resident '1Z40 Address Phone or email address 12-171 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1500 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life ---a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and Villages." Owner/Resident Address Phone or email address 12-172 /we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." z.__ D ❑ate ---t- g&, C_ D lS Owner/Resident - 2- �? U 19 - Address °i � -1 - L-- q a " t S Z - Phone or email address 12-173 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—o strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." vg use 3d , Z2 Date 4f 4 Owner/Resident Address (� C, 7 — ct 79 - Phone or email address 12-174 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Pian setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life -0 strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." 01&/-3 a Date 0 Owner/Resident Address Phone or email address 43 cA- 1 -2-- (a (, o 12-175 l/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—o strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." 2q Date Owner/Resident Address Phone or email address 12-176 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents` quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date res- Owner/Resident Address Phone or email address 12-177 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hili Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) - contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." T �_- 3_0 Date I— J o4w s�. ods Owner/Resident �-4 Address 0 Phone or(dmail address 12-178 /we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date OLs Owner/Resident �4 �L)e Address Ka � C c 1 a c (� rvtu.tI. 6-6 VV-\ Phone or email address �f� 12-179 /we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life -0 strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date I M SIA_ U (I., rvLn Owner/Resident L/e_ ftD,4ytv x- NA,",goJ Lpcc�� Address 0-V(f . s01 � V"A n C 1 \IVf-. QA "r-, Phone or email address 12-180 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life --a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." �3�3C��� Date l Owner/Resident C ko; N069 uX , 1L I L,(y �crr.7� %2&6 Address s5ULZ, (24,7a I& d,12� (1. 6-6241 Phone or email address 12-181 !/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Pian setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." �o Date Owner/Resident - 6 C p� Address o Phone or email address 12-182 i/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north --western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life --a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." 913,�(20 Date r 0 Nw-sny Address Phone or email address 12-183 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1500 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." 2J- -�� Date Owner/Resident `2 PLw_ u ,-,-��� Address (3 i�D ) �5,7[- lz->- Phone or email address i7 � 1^ �Gtf-�'� ��� r Y► d s �'� � 12-184 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1500 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." 211?// � Date Owner/Resident '1 & e 0 h04 Address `310 7 .3 4 � 5 0177 0 O eAf Phone or email address 12-185 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 1S feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date Owner/Resident Address a Phone or email address . :�, C_�2 � & 12-186 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. ❑ur community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1500 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 3❑ feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life -0 strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." ❑wner/Aesident Address Phone or email address 12-187 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life -0 strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages. " Y� D � l,A Date MINEVAM-ON Qwner/Residen q 6 RVA _�atA Address ;I� 4 K � pc�,, Phone or email address 12-188 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Owner/Resident C . Ad d req�� me Phone or email address C il��(�ewc AL3 �� I 7 12-189 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have ❑ conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date G Owner/Resident Address Phone or email address 12-190 I/we the undersigned are owners and residents in the Canyon Mesa Comm unity"Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages.' Date Owner/Resident, gF Address Phone or email address 71 12-191 i/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date Owner/118ident Address r rn; Phone ore ail address 6n 12-192 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." _ ! U '1�Zo Date Owner/Resident Address P1 w@, Phone or email address 12-193 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life -0 strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date Owner/Resident Address //Y _ /v 4 f ly Phone or email address 12-194 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life ---a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." - d6 6 Date Owner/Resident Address L C—� � Phone or email address 12-195 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date Owner/Resident Address _�/. C�o CIO U 1Ter 1 rn n 1(1�ln � 4 1� / - 7 - 9.26:�L Phone or email address 12-196 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date D 0 v �U X4A, Owner/Resident Z 1e4 Address 9%9- 7,�q - q,;2, s'2 Phone or email address 12-197 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date 0 / 3 C-) Resident A/,5 Address V12"c>s e,_2 -Is( Phone or email address 12-198 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Pian - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." 3 Date Owner/(Reside Address Phone or email address 6C 12-199 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date owner/Resident r &e_� Address 3 0 Phone or email address 12-200 /�.'. � a I •� ' .� Slk alt 1 w 12-201 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." ,W. Bozo Dale C1.is�i�nn�I � tts� Owner/Resident Ar 92fo60 Address ch4Wsv#)kmx@ colo Mm Phone or email address (111 f),J #` 701 2 12-202 l/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north --western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' Quality of life -0 strategy that balances the needs of the various constituencies..." and further states M "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date Owner/Resident S Address Phone or email address 12-203 /we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's northwestern and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date 1 30I2-0z� Owner/Resident v _Q_V- Address or email address 12-204 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hili Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1660 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "'banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life -0 strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Z 7Dat6 ` ' Owner/Resident cola�, bVLJ Address hone or email address 12-205 Vwe the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy than emphasizes residents' quality of life ---a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." 4 ft!)AU.2.D Date L2 CIV_ 1 Owner/Resident ALLT A 12 rocco Address KAU lHhTToo N y 1166, Com Phone or email address 12-206 /we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car washy contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." 3i 2'z) Date Owner/Resident Address 'reach ,bU/-I" 2�(6 a Phone or email address 12-207 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1500 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 1S feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life --a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." M n Owner/Resident ''8 A' 4 �ion �Q. r� l� 1L Address Phone or email address 12-208 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 1S feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have o conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date Owner/Resident Address Phone or email address 12-209 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Pian setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." 0 �--��_ ZD 2-0 Date X OwnerY eside 'u - Y5 . r CA- � z 1 G o Ad d ress ?45- yLl q- 60Zy--, Phone or email address 12-210 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life -0 strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." D\� a o PL�2,r o� r re �Ie 6 r -L of Address — C� �9) C) Phone or email address 12-211 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Ilpd Date Owner/Resident Add rens pe le_ L0VC eZ�lo L_ - CVM Phone or email address 12-212 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life -0 strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date Owner/Resident (r R J 5 G P JrS Address nl-<) 0 Phone or'emal address 12-213 ]/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents` quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date ` �i" �2F Owner/R sident /D �L�e �rIz4N,-/ Address 0-le9 M Cern r h qe F_ 4? eo (r) Phone or email address /t�J3 TJ ,/, (,- 12-214 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1560 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 36 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." er Z. �4.2D Date YCI-y_C r/Resident 62 Rue. Gra nog Dur of Address rd, de:vi:nQ4a r- GG►r,4 Phone or email address 12-215 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life --a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." 31 zo z� Date Owner/Resident Address llSA CC�}�� Phone or email address e1 12-216 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1500 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." L�_ 7 /c)- 6 J_ E3 Date �Zp Owner/ Ph 4- /Yl -rfqYC­)- e or email address N 12-217 ��/. /we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Pian setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy than emphasizes residents' quality of life -0 strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date ,,l cu Owner/Resident C, Ad d ress Phone or email address 12-218 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life --a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." 1 Date Owner/Resident 31 k Address -t�-31y-L105 j / foAe,e " S ra.6-0, 01fV\al, 16m Phone or email address 12-219 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Pian setback requirements (allowing a setback of 1S feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life -0 strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." 9 13 11-0 'LC Date Owner/Resident Address S C, ), 61� �6. ���- _335 -�35� � ��h��.�. s���rr� � �m��l� ��►�� Phone or email address 12-220 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." &gu iZ % - 1-1°a6 ., Date Owner/Resident aL_ Address Phone or email address 12-221 /we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1500 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have o conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date Owner/Resident / j t;E�IU�� Address Phone or email address 12-222 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hili Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1500 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life -0 strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." .3,aoaa Date Address Phone or email address 12-223 I/we the undersigned are owners and residents in the Canyon Mesa Community Association in Big Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shell Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Plan setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life—a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date Owner/Resident S 2. , Address Phone or email address 12-224 ]/we the undersigned are owners and residents in the Canyon Mesa Community Association in gig Canyon, Newport Beach. Our community's north-western and south-western boundaries are located on San Joaquin Hill Road and Jamboree Road. Canyon Mesa Community Association consists of 78 patio homes with a major group of them situated adjacent to or close to the rear of the Shelf Service station located at 1600 Jamboree Road. We are opposed to the addition of a Car Wash on the already crowded lot of the Shell Service station as this addition would add to the very irritating noise several times a week from food and gas delivery trucks and especially trash trucks with their back-up alarms loudly sounding off and the trucks "banging" the trash bins in order to empty them. We believe that the addition of the proposed car wash and the granting of a change to the General Pian setback requirements (allowing a setback of 15 feet as opposed to the normal setback of 30 feet for a service station car wash) contradicts several statements of the City of Newport Beach's General Plan - "We have a conservative growth strategy that emphasizes residents' quality of life --a strategy that balances the needs of the various constituencies..." and further states - "Design principles emphasize characteristics that satisfy the community's desire for the maintenance of its particular neighborhoods and villages." Date Owner/Resident Address l - Phone or email address 12-225