PC 2016/07/11
City of Anaheim
Planning Commission
Agenda
Monday, July 11, 2016
Council Chamber, City Hall 200 South Anaheim Boulevard
Anaheim, California
• Chairman: Michelle Lieberman
• Chairman Pro-Tempore: Mitchell Caldwell
• Commissioners: Paul Bostwick, Bill Dalati, Grant Henninger,
Victoria Ramirez, John Seymour
• Call To Order - 5:00 p.m.
• Pledge Of Allegiance
• Public Comments
• Public Hearing Items
• Commission Updates
• Discussion
• Appreciation Plaque Presented To Victoria Ramirez
• Adjournment
For record keeping purposes, if you wish to make a statement regarding any item on the
agenda, please complete a speaker card in advance and submit it to the secretary.
A copy of the staff report may be obtained at the City of Anaheim Planning and Building
Department, 200 South Anaheim Boulevard, Anaheim, CA 92805. A copy of the staff
report is also available on the City of Anaheim website www.anaheim.net/planning on
Thursday, July 7, 2016, after 5:00 p.m. Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda (other than writings legally exempt from public disclosure) will be made available for public inspection in the
Planning and Building Department located at City Hall, 200 S. Anaheim Boulevard,
Anaheim, California, during regular business hours.
You may leave a message for the Planning Commission using the following e-mail address: planningcommission@anaheim.net
07-11-2016 Page 2 of 4
APPEAL OF PLANNING COMMISSION ACTIONS
Any action taken by the Planning Commission this date regarding Reclassifications,
Conditional Use Permits, Variances, Public Convenience or Necessity Determinations, Tentative Tract and Parcel Maps will be final 10 calendar days after Planning Commission
action unless a timely appeal is filed during that time. This appeal shall be made in written
form to the City Clerk, accompanied by an appeal fee in an amount determined by the City
Clerk.
The City Clerk, upon filing of said appeal in the Clerk's Office, shall set said petition for
public hearing before the City Council at the earliest possible date. You will be notified by
the City Clerk of said hearing.
If you challenge any one of these City of Anaheim decisions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this
notice, or in a written correspondence delivered to the Planning Commission or City Council
at, or prior to, the public hearing.
Anaheim Planning Commission Agenda - 5:00 P.M.
Public Comments
This is an opportunity for members of the public to speak on any item under the jurisdiction of the Anaheim City Planning Commission or public comments on agenda items with the exception of public hearing items.
07-11-2016 Page 3 of 4
Public Hearing Items
ITEM NO. 2
CONDITIONAL USE PERMIT NO. 2016-05867
(DEV2016-00026)
Location: 417 East Commercial Street
Request: To permit an outdoor storage yard with
storage of equipment and materials for a landscape
construction business and a portable office trailer that is
visible from the public right-of-way.
Environmental Determination: The Planning
Commission will consider whether to find the project to
be Categorically Exempt from the provisions of the California Environmental Quality Act and Guidelines as a
Class 3 (New Construction or Conversion of Small
Structures) Categorical Exemption.
Resolution No. ______
Project Planner:
Nick Taylor njtaylor@anaheim.net
ITEM NO. 3
CONDITIONAL USE PERMIT NO. 2016-05857
VARIANCE NO. 2016-05071 (DEV2016-00010)
Location: 924-926 South Beach Boulevard and
2961 West Ball Road
Request: The following land use entitlements are being requested: (i) a conditional use permit to construct
a new automotive washing facility and permit alterations
to two legal nonconforming freestanding pole signs; and
(ii) a variance to allow fewer parking spaces than
required by the Zoning Code.
Environmental Determination: The Planning
Commission will consider whether to find the project to
be Categorically Exempt from the provisions of the
California Environmental Quality Act and Guidelines as a Class 32 (In-Fill Development Projects) Categorical
Exemption.
Resolution No. ______
Project Planner: Lisandro Orozco
lorozco@anaheim.net
Adjourn to Monday, July 25, 2016 at 5:00 p.m.
07-11-2016 Page 4 of 4
CERTIFICATION OF POSTING
I hereby certify that a complete copy of this agenda was posted at:
3:00 p.m. July 6, 2016 (TIME) (DATE) LOCATION: COUNCIL CHAMBER DISPLAY CASE AND COUNCIL DISPLAY KIOSK
SIGNED:
ANAHEIM CITY PLANNING COMMISSION
The City of Anaheim wishes to make all of its public meetings and hearings accessible to all members of the public. The City prohibits discrimination on the basis of race, color, or national
origin in any program or activity receiving Federal financial assistance.
If requested, the agenda and backup materials will be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities
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Fax: (714) 765-5280 www.anaheim.net
ITEM NO. 2
PLANNING COMMISSION REPORT
City of Anaheim
PLANNING AND BUILDING DEPARTMENT
DATE: JULY 11, 2016
SUBJECT: CONDITIONAL USE PERMIT NO. 2016-05867
LOCATION: 417 East Commercial Street (Tony’s BC Tree Service)
APPLICANT/PROPERTY OWNER: The applicant is Tony’s BC Tree Service
represented by Phillip Schwartze of The PRS Group. The property owner is Jose De
La Viva.
REQUEST: The applicant requests approval of a conditional use permit to permit an
outdoor storage yard with storage of equipment and materials for a landscape
construction business and to permit and retain a temporary modular unit that is visible
from the public right-of-way.
RECOMMENDATION: Staff recommends that the Planning Commission adopt the attached resolution, determining that this request is categorically exempt from further environmental review under the California Environmental Quality Act (Class
3, New Construction or Conversion of Small Structures) and approving Conditional
Use Permit No. 2016-05867.
BACKGROUND: This 1.69-acre property is improved with an existing industrial
building fronting Commercial Street, with a large, paved vacant area to the west of
the building. The request includes permitting an outdoor storage yard for commercial
landscaping equipment and materials, and permitting and retaining a temporary modular unit that is visible from the public right-of-way.
The property is located in the "I" Industrial zone. The General Plan designates the
property for Industrial land uses. The property is adjacent to Industrial-zoned properties to the north, south, east and west, which includes wholesaling, freight distribution, meat packing, and juice and beverage packaging (across Commercial
Street to the south). The property is adjacent to a privately-owned railroad spur to the
north. The Del Este Estates mobile-home park is located approximately 650 feet to
the east, across the Santa Fe railroad line.
CONDITIONAL USE PERMIT NO. 2016-05867
July 11, 2016 Page 2 of 4
AERIAL MAP
PROPOSAL: The applicant proposes to permit an outdoor storage yard for a landscape
maintenance business. The applicant also proposes to permit and retain a 360 square foot
temporary modular unit to be used for office space only. The applicant indicates that the business
would provide commercial and residential landscape maintenance services for off-site customers. The 22,000 square foot yard would be used to store the company’s eight trucks overnight and
landscaping materials such as gravel, soil, and concrete, in open bays along the east side of the
yard as shown on the plans. The yard would be staffed daily from 6:30 a.m. to 7:00 p.m. with
three on-site employees. There is an existing masonry wall located at the front and rear of the
proposed storage yard. A new 8-foot high masonry wall would be constructed on the east and west sides of the yard. Primary access would be provided through an existing 25 foot wide gate
located on Commercial Street. The typical operation of the yard would include use of a wood
chipper to create green waste from the landscape trimmings collected during the day and brought
on-site by the company’s trucks. Most of the green waste would be stored on-site for
approximately one to three days, and then delivered to the landfill. Stockpiled materials would be sandbagged to control erosion and would be watered by a flexible sprinkler system to prevent
any potential fugitive dust. The applicant proposes to sell a small portion of the green waste
material and soil to retail customers, which is estimated to result in one to three pickup loads per
day. Light-duty repair work would be performed on the tree-trimming equipment and vehicles in
the parking area. Major repair work and fluid changes would not be performed on-site.
CONDITIONAL USE PERMIT NO. 2016-05867
July 11, 2016 Page 3 of 4
SITE PLAN
FINDINGS AND ANALYSIS:
Conditional Use Permit: Before the Planning Commission may approve a conditional use permit, it
must make a finding of fact that the evidence presented shows that all of the following conditions exist:
1) That the proposed use is properly one for which a conditional use permit is authorized
by this code;
2) That the proposed use will not adversely affect the adjoining land uses, or the growth and development of the area in which it is proposed to be located;
3) That the size and shape of the site proposed for the use is adequate to allow the full
development of the proposed use, in a manner not detrimental to either the particular
area or health and safety;
4) That the traffic generated by the proposed use will not impose an undue burden upon the streets and highways designed and improved to carry the traffic in the area; and
5) That the granting of the conditional use permit under the conditions imposed, if any,
will not be detrimental to the health and safety of the citizens of the City of Anaheim.
CONDITIONAL USE PERMIT NO. 2016-05867
July 11, 2016 Page 4 of 4
Outdoor storage yards and temporary modular units visible from public streets are permitted in the Industrial Zone, subject to the approval of a conditional use permit to ensure visual compatibility
with the surrounding area. The Zoning Code requires four parking spaces, plus spaces required for
service vehicles. Staff has determined that the eight spaces proposed would be sufficient to
accommodate the daytime parking demand of the three employees plus any personal vehicles of
the employees working in the field that day. The applicant has indicated that most employees do not own cars and would likely carpool or take public transportation to work. The Zoning Code
requires outdoor storage to be enclosed by a minimum 6-foot high opaque wall, and the applicant
would satisfy this requirement by constructing an 8-foot masonry wall along the east and west
sides of the storage area in addition to the existing walls at the front and rear of the property,
effectively enclosing the yard on all four sides. The operation of the wood chipper would create some noise during operation, but staff has determined that this would not cause an adverse effect
on the surrounding industrial land uses, which are primarily warehousing and distribution uses.
Further, the mobile home park to the east is approximately 650 feet away and is separated by a
large, industrial building and railroad tracks, and is not likely to be adversely impacted by the
equipment operation. The temporary modular unit is visible from the public right-of-way, but most of it would be screened by the existing and proposed masonry walls. It would also be set back the
required 10-feet from the right-of-way. Therefore, staff supports the applicant’s request.
Conditions of approval to ensure that the business is operated in a responsible manner have been attached to the draft resolution; specifically, that loading and unloading shall be performed on site,
all vehicles shall be parked on site, stored materials shall be watered to prevent fugitive dust, and
equipment repair shall be limited to light-duty activities.
Environmental Impact Analysis: Staff recommends the Planning Commission find that the effects
of the proposed project are typical of those generated within that class of projects (i.e., Class 3 –
New Construction or Conversion of Small Structures) which consist of construction and location of
limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another
where only minor modifications are made in the exterior of the structure, and that, therefore,
pursuant to Section 15303 of Title 14 of the California Code of Regulations, the proposed project
will not cause a significant effect on the environment and is, therefore, categorically exempt from
the provisions of CEQA.
CONCLUSION: The requested outdoor storage yard and temporary modular trailer are
compatible with surrounding industrial land uses. The recommended conditions of approval will ensure that the uses will not have an adverse impact on the surrounding land uses. Therefore, staff
recommends approval of this request.
Prepared by, Submitted by,
Nick Taylor Jonathan E. Borrego Associate Planner Planning Services Manager
Attachments:
1. Draft Conditional Use Permit Resolution
2. Letter of Operation
3. CUP Justification 4. Plans
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417 East Commercial Street
DEV No. 2016-00026
Subject Property APN: 267-081-07
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Aerial Photo:June 2015
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417 East Commercial Street
DEV No. 2016-00026
Subject Property APN: 267-081-07
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Aerial Photo:June 2015
[DRAFT] ATTACHMENT NO. 1
- 1 - PC2016-***
RESOLUTION NO. PC2016-***
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ANAHEIM APPROVING CONDITIONAL USE PERMIT NO. 2016-05867
AND MAKING CERTAIN FINDINGS IN CONNECTION THEREWITH (DEV2016-00026)
(417 EAST COMMERCIAL STREET)
WHEREAS, the Planning Commission of the City of Anaheim (the "Planning
Commission") did receive a verified petition to approve (i) Conditional Use Permit No. 2016-05867 to permit an “Outdoor Storage Yard” to include the storage of equipment and materials
for a landscape construction business and to permit and retain a portable office trailer that is
visible from the public right-of-way (referred to herein as the "Proposed Project") on a 22,000
square foot portion of certain real property at 417 East Commercial Street, in the City of
Anaheim, County of Orange, State of California, as generally depicted on the map attached hereto as Exhibit A and incorporated herein by this reference (the "Property"); and
WHEREAS, the Property is approximately 1.69 acres in size and is currently
developed with an existing two-story industrial building. The Anaheim General Plan designates
the Property for Industrial land uses. The Property is located in the "I" Industrial Zone, meaning that the Property is subject to the zoning and development standards contained in Chapter 18.10
(Industrial Zone) of the Anaheim Municipal Code (the "Code"); and
WHEREAS, the Planning Commission did hold a public hearing at the Civic Center
in the City of Anaheim on July 11, 2016 at 5:00 p.m., notice of said public hearing having been duly given as required by law and in accordance with the provisions of Chapter 18.60
(Procedures) of the Code, to hear and consider evidence for and against proposed Conditional
Use Permit No. 2016-05867, and to investigate and make findings and recommendations in
connection therewith; and
WHEREAS, pursuant to and in accordance with the provisions of the California
Environmental Quality Act (Public Resources Code Section 21000 et seq.; herein referred to as
“CEQA”), the State of California Guidelines for the Implementation of the California
Environmental Quality Act (commencing with Section 15000 of Title 14 of the California Code
of Regulations; herein referred to as the "CEQA Guidelines"), and the City's Local CEQA Procedure Manual, the City is the "lead agency" for the preparation and consideration of
environmental documents for the Proposed Project; and
WHEREAS, the Planning Commission finds and determines that the effects of the
Proposed Project are typical of those generated within that class of projects (i.e., Class 3 – New Constructon or Conversion of Small Structures) which consist of the construction and location of
limited numbers of new, small facilities or structures; installation of small new equipment and
facilities in small structures; and the conversion of existing small structures from one use to
another where only minor modifications are made in the exterior of the structure. Section 15303
of the CEQA Guidelines provides examples of projects that qualify for an exemption from the provisions of CEQA, one of which being accessory structures. Since the Proposed Project
consists of the placement of a temporary modular unit (office) and the enclosure of the business
operations with perimeter masonry walls, the Proposed Project will not cause a significant effect
on the environment and is, therefore, categorically exempt from the provisions of CEQA; and
- 2 - PC2016-***
WHEREAS, the Planning Commission, after due inspection, investigation and study made by itself and in its behalf, and after due consideration of all evidence and reports offered at said hearing with respect to the request for Conditional Use Permit No. 2016-05867, does find
and determine the following:
1. The proposed "Outdoor Storage Yard" and "Temporary Modular Unit", which is visible from the public right-of-way, are allowable primary uses in the "I" Industrial Zone authorized by subsections .010 and .080 of Section 18.10.030 (Uses) of Chapter 18.10 (Industrial
Zones) of the Code, subject to a conditional use permit and the zoning and development
standards of Chapter 18.10 (industrial Zone) and Section 18.38.200 (Outdoor Storage) of
Chapter18.38 (Supplemental Use Regulations) of the Code. 2. The proposed "Outdoor Storage Yard" and “Temporary Modular Unit”, as
conditioned herein, would not adversely affect the adjoining land uses and the growth and
development of the area in which it is proposed to be located because the storage of equipment
and materials, the operations associated with the outdoor storage, and the temporary modular unit and would not have an adverse affect on adjacent properties because the Property is surrounded by other similar industrial uses.
3. The size and shape of the site for the use is adequate to allow the full development
of the "Outdoor Storage Yard" and the "Temporary Modular Unit" in a manner not detrimental to the particular area or to the health and safety because the facility is located within an existing industrial property that provides a sufficient number of on-site parking spaces and storage areas,
and vehicle circulation will be in accordance with the plans and materials submitted.
4. The traffic generated by the use will not impose an undue burden upon the streets and highways designed and improved to carry the traffic in the area because the number of vehicles entering and exiting the site by this use will not exceed the anticipated volumes of
traffic on the surrounding streets and adequate parking and circulation will be provided to
accommodate the use.
5. The granting of the conditional use permit under the conditions imposed will not be detrimental to the health and safety of the citizens of the City of Anaheim as the proposed
land use will continue to be integrated with the surrounding industrial uses in the area and would
not pose a health or safety risk to the citizens of the City of Anaheim.
WHEREAS, the Planning Commission determines that the evidence in the record constitutes substantial evidence to support the actions taken and the findings made in this
Resolution, that the facts stated in this Resolution are supported by substantial evidence in the
record, including testimony received at the public hearing, the staff presentations, the staff report
and all materials in the project files. There is no substantial evidence, nor are there other facts, that detract from the findings made in this Resolution. The Planning Commission expressly declares that it considered all evidence presented and reached these findings after due
consideration of all evidence presented to it.
- 3 - PC2016-***
NOW, THEREFORE, BE IT RESOLVED that, pursuant to the above findings, this Planning Commission does hereby approve Conditional Use Permit No. No. 2016-05867,
contingent upon and subject to the conditions of approval set forth in Exhibit B attached hereto
and incorporated herein by this reference, which are hereby found to be a necessary prerequisite
to the proposed use of that portion of the Property for which Conditional Use Permit No. 2016-05867 is applicable in order to preserve the health, safety and general welfare of the citizens of the City of Anaheim. Extensions for further time to complete conditions of approval may be
granted in accordance with Section 18.60.170 of the Code. Timing for compliance with
conditions of approval may be amended by the Planning Director upon a showing of good cause
provided (i) equivalent timing is established that satisfies the original intent and purpose of the condition, (ii) the modification complies with the Code, and (iii) the applicant has demonstrated significant progress toward establishment of the use or approved development.
BE IT FURTHER RESOLVED that any amendment, modification or revocation of
this permit may be processed in accordance with Chapters 18.60.190 (Amendment to Permit Approval) and 18.60.200 (City-Initiated Revocation or Modification of Permits) of the Code.
BE IT FURTHER RESOLVED that the Planning Commission does hereby find and
determine that adoption of this Resolution is expressly predicated upon applicant's compliance with each and all of the conditions hereinabove set forth. Should any such condition, or any part
thereof, be declared invalid or unenforceable by the final judgment of any court of competent
jurisdiction, then this Resolution, and any approvals herein contained, shall be deemed null and
void.
BE IT FURTHER RESOLVED that approval of this application constitutes approval
of the proposed request only to the extent that it complies with the Code and any other applicable
City, State and Federal regulations. Approval does not include any action or findings as to compliance or approval of the request regarding any other applicable ordinance, regulation or
requirement.
THE FOREGOING RESOLUTION was adopted at the Planning Commission
meeting of July 11, 2016. Said resolution is subject to the appeal provisions set forth in Chapter 18.60 (Procedures) of the Anaheim Municipal Code pertaining to appeal procedures and may be
replaced by a City Council Resolution in the event of an appeal.
CHAIR, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
ATTEST:
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
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STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF ANAHEIM ) I, Eleanor Morris, Secretary of the Planning Commission of the City of Anaheim, do
hereby certify that the foregoing resolution was passed and adopted at a meeting of the Planning
Commission of the City of Anaheim held on July 11, 2016 by the following vote of the members
thereof: AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
IN WITNESS WHEREOF, I have hereunto set my hand this 11th day of July, 2016.
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
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EXHIBIT “B”
CONDITIONAL USE PERMIT NO. 2016-05867 (DEV2016-00026)
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
PRIOR TO ISSUANCE OF BUILDING PERMITS
1. That all backflow equipment shall be located above ground outside of the street setback area in a manner fully screened from all public
streets and alleys. Any backflow assemblies currently installed in a
vault will have to be brought up to current standards. Any other
large water system equipment shall be installed to the satisfaction
of the Water Engineering Division outside of the street setback area in a manner fully screened from all public streets and alleys. Said
information shall be specifically shown on plans and approved by
Water Engineering and Cross Connection Control Inspector.
Public Utilities, Water Engineering
2. That all requests for new water services, backflow equipment, or
fire lines, as well as any modifications, relocations, or
abandonments of existing water services, backflow equipment, and
fire lines, shall be coordinated and permitted through Water Engineering Division of the Anaheim Public Utilities Department.
Public Utilities,
Water Engineering
3. That all existing water services and fire services shall conform to
current Water Services Standards Specifications. Any water service and/or fire line that does not meet current standards shall be
upgraded if continued use is necessary or abandoned if the existing
service is no longer needed. The owner/developer shall be
responsible for the costs to upgrade or to abandon any water
service or fire line.
Public Utilities,
Water Engineering
OPERATIONAL CONDITIONS OF APPROVAL
4. All loading and unloading of equipment and materials shall occur
on-site and shall not impact the public right-of-way. Further, all
equipment and vehicles, including any employees’ personal
vehicles, shall be parked on-site.
Police Department,
Planning and Building
Department,
Code Enforcement Division
5. On-site equipment maintenance activities shall be limited to light-duty work such as air filter changes, spark plug changes, cleaning,
etc. Major repair activities or fluid changes, such as engine
overhauls or oil changes, shall not be conducted on-site.
Planning and Building Department,
Code Enforcement
Division
6. The business shall be operated in accordance with the Letter of
Request submitted as part of this application. Any changes to the
business operation, as described in that document, shall be subject
to review and approval by the Planning Director to determine substantial conformance with the Letter of Request and to ensure compatibility with the surrounding uses.
Planning and Building
Department,
Planning Services
Division
- 7 - PC2016-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
7. A flexible sprinkler system shall be used to water any material piles
to prevent fugitive dust from escaping the site.
Planning and Building
Department,
Code Enforcement Division
8. Green waste material shall not be stockpiled on-site for a period of
more than three (3) days before it is transferred to a landfill.
Planning and Building
Department,
Code Enforcement Division
GENERAL
9. Within 60 days of the date of approval , the applicant shall submit
plans and obtain the proper building permits for the modular office
building.
Planning and Building
Department, Building
Division
10. The Applicant shall defend, indemnify, and hold harmless the City
and its officials, officers, employees and agents (collectively
referred to individually and collectively as “Indemnitees”) from any and all claims, actions or proceedings brought against Indemnitees to attack, review, set aside, void, or annul the decision
of the Indemnitees concerning this permit or any of the
proceedings, acts or determinations taken, done, or made prior to
the decision, or to determine the reasonableness, legality or validity of any condition attached thereto. The Applicant’s indemnification is intended to include, but not be limited to,
damages, fees and/or costs awarded against or incurred by
Indemnitees and costs of suit, claim or litigation, including without
limitation attorneys’ fees and other costs, liabilities and expenses incurred by Indemnitees in connection with such proceeding.
Planning and Building
Department,
Planning Services Division
11. The applicant is responsible for paying all charges related to the processing of this discretionary case application within 30 days of the issuance of the final invoice or prior to the issuance of building
permits for this project, whichever occurs first. Failure to pay all
charges shall result in delays in the issuance of required permits or
may result in the revocation of the approval of this application.
Planning and Building Department, Planning Services
Division
12. The business premises shall be developed substantially in
accordance with plans and specifications submitted to the City of
Anaheim by the petitioner, which plans are on file with the Planning Department, and as conditioned herein.
Planning and Building
Department,
Planning Services Division
Letter of Operations
Tony’s Tree Service- Commercial Street
Tony’s Tree Service will operate daily from 6:30 AM until 7:00 PM on a 22,000 square
foot leased space that is presently completely paved.
There will be 3 employees on the site daily. In the evening 8 trucks will be parked.
The primary activity of the 8 year old company is to provide off site landscape
maintenance services to a variety of offsite residential and commercial customers.
There will be the operation of a large “Shredder” machine to create “Green Waste” from
the landscape trimmings collected during the day from the 8 trucks operated by the
landscape company.
After final shredding, most of the landscape materials (leafs, small branches and grass)
will be stockpiled onsite and then delivered within 1-3 days to the local landfill. As soon
as a trailer truck load is full of green waste shredings, it will go to the landfill. Since the
shredded material is so fresh, odor is usually not a problem.
The circular stockpile area, near the center of the property will be within a sandbagged
area to control runoff. A flexible rain-bird sprinkler on a hose can be put atop the stock
pile to control in potential fugitive dust and or odor control for the freshly cut materials.
Some useable green waste material will be recycled and sold on a retail basis as
compost soil/chips along with gravel and decomposed granite. Only a small percentage
of the green waste is suitable for wood chips or conversion to soil. As little as several
pickup truck loads per day. This material will also be placed in a circular pile surrounded
by sandbags to avoid unintentional runoff.
Sole access to the site will be through the lockable gate along Commercial Street.
A small shed building will be constructed, as shown on the site plan, to act as lockable
space for the portable tree trimming equipment. The only mechanical repair work will be
light duty for the normal tree trimming equipment and the 8 trucks used for daily service.
A portable office trailer will be moved to the location shown and act as the official
office.Restroom facilities will be located within the office trailer and connected to the
available sewer.
Phillip R. Schwartze
May 10, 2016
ATTACHMENT NO. 2
Justification for Conditional Use Permit
City of Anaheim
Tony’s Tree Service
417 East Commercial Street
1. The Anaheim Municipal Code has established that the proposed use, landscape
service with a Green Waste Recycling Center, in this particular heavy industrial
zone classification, is permitted subject to the approval of a Conditional Use
Permit.
2. The proposed use, a landscape maintenance with an attendant Green Waste
Recycling Center, is a land use that will not adversely impact the neighbors due
to its passive nature. There are several similar land uses in similar zones that
have proven the use is compatible with the surrounding area.
3. The size and shape of the property is ideally suited for this land use. The
property is sufficient in size to accommodate any anticipated growth. The shape
of the property provides for easy ingress/egress from Commercial Street. The
building and operation of the land use will not adversely impact the health or
safety of the citizens of Anaheim.
4. The daily traffic, as well as the peak hour traffic, for this land use will be well
within the guidelines for the utilization of the adjoining streets. Compared to other
permitted uses in the zone, this land use will generate less traffic on a daily and
peak hour basis.
5. Approval of the requested Conditional Use Permit, with attendant conditions, will
not be detrimental to the health, safety or welfare of the citizens of Anaheim. This
is a land use that will assist the residential and businesses and citizens.
Prepared by
Phillip R. Schwartze
Agent for the landowner and applicant.
June 21, 2016
ATTACHMENT NO. 3
ATTACHMENT NO. 4
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200 S. Anaheim Blvd. Suite #162 Anaheim, CA 92805 Tel: (714) 765-5139
Fax: (714) 765-5280 www.anaheim.net
City of Anaheim
PLANNING DEPARTMENT
There is no new correspondence
regarding this item.
200 S. Anaheim Blvd. Suite #162 Anaheim, CA 92805 Tel: (714) 765-5139 Fax: (714) 765-5280 www.anaheim.net
ITEM NO. 3
PLANNING COMMISSION REPORT City of Anaheim
PLANNING AND BUILDING DEPARTMENT
DATE: JULY 11, 2016 SUBJECT: CONDITIONAL USE PERMIT NO. 2016-05857 AND
VARIANCE NO. 2016-05071
LOCATION: 924 – 926 South Beach Boulevard and 2961 West Ball Road
APPLICANT/PROPERTY OWNER: The agent is Phillip Schwartze, representing the applicant, Anaheim Express Wash LLC. The property owner is
Chia Chin Liu.
REQUEST: The applicant requests approval of the following: 1) a conditional use permit to allow the construction of a new car wash facility and to permit alterations
to two legal nonconforming freestanding signs; and, 2) a variance to allow fewer
parking spaces than required by the Zoning Code.
RECOMMENDATION: Staff recommends that the Planning Commission approve the attached resolution, determining that this request is categorically
exempt from further environmental review under the California Environmental
Quality Act (CEQA) under Class 32 (In-Fill Development Projects) of the State
CEQA Guidelines, approving Conditional Use Permit No. 2016-05857 and
Variance No. 2016-05071.
BACKGROUND: The approximately 1.06-acre project site is located north and
east of the northeast corner of Beach Boulevard and Ball Road with approximately
37 feet of frontage on the east side of Beach Boulevard and 221 feet of frontage on
the north side of Ball Road. The site is developed with a 28-unit motel, a 2,200 square-foot retail building, an 800 square-foot four-car garage and two existing
legal nonconforming freestanding pole signs, one on Beach Boulevard and one on
Ball Road. The site is currently accessed directly from Ball Road via three existing
driveways and indirectly from Beach Boulevard through the adjacent automotive
service station property located to the south and west of the project site. There currently is no reciprocal access agreement between the two properties.
CONDITIONAL USE PERMIT NO. 2016-05857 AND VARIANCE NO. 2016-05071
July 11, 2016 Page 2 of 7 The project site is located in the “C-G” (General Commercial) zone and is designated for
Neighborhood Center land uses by the General Plan. Surrounding land uses include motel uses to the north, an automotive service station to the west and south, commercial uses to the east, south
(across Ball Road) and west (across Beach Boulevard). The project site is also located within the
Beach Boulevard Specific Plan area, which is anticipated to be adopted in fall 2017. The draft
land use plan of the specific plan designates the subject site for commercial land uses.
PROPOSAL: The project entails the demolition of the existing buildings and the construction of
a new 4,992 square-foot self-service express car wash facility. A combination of mid-century
modern and contemporary architectural design is proposed for the new building, which includes
slanted rooflines, glass elements and a combination of plaster and aluminum façades.
Three interior queuing aisles would provide space for up to 21 vehicles with a separate pay station
for each aisle. A total of 26 self-serve vacuum stations are also proposed. The proposed canopy
structures would accommodate the vacuum equipment, provide shade and be constructed of a
metal structure with a fabric canopy.
A total of 26 parking spaces are proposed to accommodate the parking needs of the car wash
which, as further described below, is less than required by the Zoning Code. New eight-foot high
block walls would completely enclose the north and east portions of the project site where the
property interfaces with two adjacent motels to the north and a retail center to the east. In
addition, a seven-foot high Plexiglas screen will be added above the new eight-foot high block wall along the northerly property line to the west of the car wash tunnel to screen the façade of the
abutting motel property and provide additional sound attenuation. Finally, the applicant is
proposing to restore and relocate the two existing freestanding signs along Ball Road and Beach
Boulevard.
The proposed hours of operation are from 7:00 a.m. to 9:00 p.m., seven days a week. Three to
five employees per shift are proposed, depending on demand. The first shift would be from 7:00
a.m. to 2:00 p.m. and the second shift would be from 2:00 p.m. to 9:00 p.m. A detailed
description of the proposed hours and the estimated demand for parking spaces is provided in the
applicant’s Letter of Operation (Attachment 2). Access to the site from Ball Road is proposed via two ingress and egress driveways along this street frontage. Because Beach Boulevard is a
state highway, access to Beach Boulevard is under the purview of Caltrans (District 12).
Caltrans is presently reviewing the feasibility of allowing a new driveway opening on Beach
Boulevard. As previously described, the property does not currently maintain a driveway from
Beach Boulevard but does enjoy access from that street via the service station to the south. The applicant is desirous of obtaining a new driveway opening from Beach Boulevard; however, due
to the uncertainty of Caltrans’s determination, the applicant is requesting Planning Commission
consideration of three different site plan alternatives. With respect to circulation, staff analyzed
the three proposed site plans and concluded that all plans provide adequate circulation and would
not negatively impact surrounding properties or the existing street circulation pattern. The three alternatives are described below.
CONDITIONAL USE PERMIT NO. 2016-05857 AND VARIANCE NO. 2016-05071
July 11, 2016 Page 3 of 7 Site Plan A: This applicant-preferred option proposes to allow direct ingress and egress access
to the project site from Beach Boulevard via a new driveway apron, which would require approval from Caltrans (Attachment 3).
SITE PLAN A
Site Plan B: This option proposes to allow egress and ingress access from Beach Boulevard
through the adjacent automotive service station property and would require a reciprocal access
agreement between these two adjoining properties (Attachment 4). The applicant has initiated discussions with the adjacent property owner but no agreement allowing reciprocal access has
been agreed to or executed.
SITE PLAN B
CONDITIONAL USE PERMIT NO. 2016-05857 AND VARIANCE NO. 2016-05071
July 11, 2016 Page 4 of 7 Site Plan C: This option proposes to completely restrict access from Beach Boulevard and
would only allow access from Ball Road. This is the applicant’s least preferred alternative. The westerly flag portion of the property would be landscaped (Attachment 5).
SITE PLAN C
ANALYSIS: The following is staff’s analysis of the project:
Conditional Use Permit: Automotive washing facilities are permitted subject to the approval of a
conditional use permit. The purpose of the conditional use permit is to ensure proper design and function of the car wash facility, and also ensure that the vehicular circulation and car wash operations do not impact surrounding properties. Staff carefully considered the potential impacts
of the proposed car wash improvements on surrounding properties, including circulation, noise,
vehicle stacking and parking.
To address potential concerns related to noise impacts to the adjacent motel to the north, the
applicant submitted a noise and vibration impact analysis (Attachment 13) which concluded that
the operational noise from the automotive washing facility, including the dryers inside the west
end of the wash tunnel, will comply with the maximum 60 decibel sound level permitted by
Zoning Code. In addition, the vacuums will not be used while the facility is closed between 9:00 p.m. and 7:00 a.m. Finally, an eight-foot-high concrete block wall is proposed to be constructed
between the project site and the adjacent motel, with seven feet of transparent Plexiglas
screening installed on top of the wall to further attenuate noise impacts in the area.
CONDITIONAL USE PERMIT NO. 2016-05857 AND VARIANCE NO. 2016-05071
July 11, 2016 Page 5 of 7 The facility would provide three stacking lanes with a capacity of seven vehicles per lane, for a
total stacking capacity of 21 vehicles. The applicant indicates that the proposed stacking lanes are adequate for the proposed use based on the wash cycle time of the equipment as described in
the applicant’s Letter of Operation (Attachment 2). Staff has reviewed the proposed stacking lane
configuration and does not anticipate any circulation issues with the proposed operation.
The proposed project would significantly improve the overall appearance of the property and would address a number of longstanding community concerns regarding the property’s
maintenance, loitering and security issues related to the former motel. Staff anticipates that the
proposed project will have a positive community impact as it will dramatically improve the
appearance of the intersection and result in a significant positive investment in the area.
Given the ongoing review by Caltrans of the applicant’s request for an additional driveway along
Beach Boulevard, and the uncertainty of the adjacent property owner’s willingness to establish a
reciprocal access agreement between the automotive service station property and the subject site,
staff recommends that a condition of approval allowing future modifications for access from
Beach Boulevard to be reviewed and approved by staff. This would allow sufficient flexibility to redesign the access from Beach Boulevard in any scenario involving Caltrans and/or the adjacent
automotive service station property without requiring the Planning Commission’s review and
approval. As such, staff recommends that the Planning Commission approve the three proposed
site plans to allow the applicant sufficient flexibility to implement the project in a timely manner.
Legal Nonconforming Freestanding Signs: The applicant is proposing to restore and maintain
two existing freestanding nonconforming pole signs along Beach Boulevard and Ball Road
(Attachment 9). The signs would be relocated along both street frontages from their current
locations to accommodate a required six to ten-foot right-of-way dedication and street
improvements along both street frontages. No other freestanding signs are proposed.
The signs are approximately 40 feet and 20 feet in overall height and approximately six feet and
12 feet in overall width, with the larger sign to be located along Beach Boulevard. The Zoning
Code requires that all new freestanding business signs be limited to low-scale, monument-type
signs not exceeding eight feet in height. However, the code also permits nonconforming signs to continue, provided that any structural change or alteration that requires a building permit shall be
subject to the approval of a conditional use permit. The existing signs would not be increased in
height or size and would be restored to resemble their original character and appearance.
Although staff generally does not support the retention of legal nonconforming pole signs, the
signs proposed to be retained possess a unique “Googie” style design that would be consistent with proposed architectural elements of the car wash facility and are reflective of the historical
design character of the Beach Boulevard corridor. The restoration and relocation of the signs
would also bring the signs closer to conformity with the Sign Code by eliminating several of the
sign cabinet boxes, removing the signs from the ultimate public right-of-way area and retrofitting
the signs with higher quality illuminated channel letters. Therefore, staff is supportive of the request.
CONDITIONAL USE PERMIT NO. 2016-05857 AND VARIANCE NO. 2016-05071
July 11, 2016 Page 6 of 7 Parking Variance: Parking for the project site is required as follows:
Use Size Ratio Required
Automotive-Washing 4,992 sq.ft. 5.5 spaces/1,000 sq.ft. of GFA
+ 5 spaces for drying area. 27 + 5
Total Spaces Required: 32
Total Spaces Provided: 26
The applicant submitted a letter of operation (Attachment 2) to determine the number of spaces needed for this project. The letter concludes that 26 parking spaces are adequate to meet the demands of the project based on the proposed operation of the use, including the low number of
employees and the self-service nature of the facility. In order to count the vacuum equipped stalls
as parking spaces, staff has included a condition that these stalls not be limited to customers
vacuuming their cars. Staff has also included a condition requiring that employees park on-site. Based on the conclusions in the letter of operation, staff recommends approval of the requested parking variance. In addition, staff is currently analyzing the potential modification and
reduction of required off-street parking spaces for a number of uses, including automotive-
washing facilities, which could result in the project complying with future off-street parking
requirements. Environmental Impact Analysis: The project’s potential environmental impacts have been
evaluated and staff recommends that the Planning Commission determine that the development
qualifies for a Class 32 “Infill Development Projects” exemption allowed under California
Environmental Quality Act. In order to support this determination, staff prepared an environmental checklist and determined that the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. In reaching this conclusion, staff
determined that the subject property is less than five acres in size and surrounded by urban uses;
has no value as habitat for endangered, rare or threatened species; and, can be adequately served
by all required utilities and public services. Based on these findings, the project does not meet the minimum thresholds that would suggest the potential for the project to cause a significant effect on the environment.
CONCLUSION: The proposed project would represent a significant improvement in the
overall appearance, operation, and security of the site. The new automotive washing facility, including the proposed refurbished non-conforming signs, would be compatible with the surrounding commercial uses. Therefore, staff recommends approval of the conditional use
permit and variance requests.
Prepared by, Submitted by,
Lisandro Orozco Jonathan E. Borrego
Planner Planning Services Manager
CONDITIONAL USE PERMIT NO. 2016-05857 AND VARIANCE NO. 2016-05071
July 11, 2016 Page 7 of 7 Attachments:
1. Draft Conditional Use Permit and Variance Resolution
2. Letter of Operations and Justifications 3. Site Plan A
4. Site Plan B
5. Site Plan C
6. Landscape Plans
7. Elevations 8. Floor Plans
9. Signs
10. Development Summary
11. Site Photographs
12. Class 32 Environmental Checklist 13. Noise and Vibration Study
C-GLYNDY'SMOTEL
C-GRETAIL
C-GRESTAURANT
TRELIGIOUSUSE
C-GSAHARA MOTEL
C-GRESTAURANT
C-GSERVICESTATION
C-GSHADOW PARK INN & SUITES
C-G (MHP)TRAILS INN MOBILEHOME PARK
RM-4COBBLESTONEAPARTMENTS34 DU
C-GRETAIL
C-GROBIN HOOD MOTEL
RM-4COBBLESTONEAPARTMENTS30 DU
RM-4S.F.R.
C-GAPARTMENTS
C-GAUTO SALVAGE YARD
C-GANAHEIM LODGE
RS-2S.F.R.
C-GRETAIL
C-GRETAIL
C-GRETAIL
RM-4LYNROSE MANORAPARTMENTS72 DU
RS-2S.F.R.
C-GTRAVEL INNMOTEL
C-GRETAILC-GRETAIL
RS-2S.F.R.
RM-4LYNROSE MANORAPARTMENTS72 DU
C-GRETAIL
C-GRETAIL
C-GRETAIL
W BALL RD
S B E A C H B L V D
S B E A C H B L V D
S G A Y M O N T S T
W LYNROSE DR
W. BALL RD
W. ORANGE AVE
S . D A L E A V E
. CERRITOS AVE
S . K N O T T A V E
S . M A G N O L I A A V E
S . W E S T E R N A V E
924 - 926 South Beach Boulevard and 2961 West Ball Road
DEV No. 2016-00010
Subject Property APN: 126-261-04
°0 50 100
Feet
Aerial Photo:June 2015
W BALL RD
S B E A C H B L V D
S B E A C H B L V D
S G A Y M O N T S T
W LYNROSE DR
W. BALL RD
W. ORANGE AVE
S . D A L E A V E
. CERRITOS AVE
S . K N O T T A V E
S . M A G N O L I A A V E
S . W E S T E R N A V E
924 - 926 South Beach Boulevard and 2961 West Ball Road
DEV No. 2016-00010
Subject Property APN: 126-261-04
°0 50 100
Feet
Aerial Photo:June 2015
[DRAFT] ATTACHMENT NO. 1
- 1 - PC2016-***
RESOLUTION NO. PC2016-***
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ANAHEIM APPROVING CONDITIONAL USE PERMIT NO. 2016-05857 AND VARIANCE NO. 2016-05071 AND MAKING CERTAIN FINDINGS
IN CONNECTION THEREWITH
(DEV2016-00010)
(924-926 SOUTH BEACH BOULEVARD AND 2961 WEST BALL ROAD)
WHEREAS, the Planning Commission of the City of Anaheim (the "Planning
Commission") did receive a verified petition for Conditional Use Permit No. 2016-05857 and
Variance No. 2016-05071 for the demolition of an existing motel, garage and retail building and the construction of an automotive washing facility, and to permit the alteration of two legal nonconforming signs, with fewer parking spaces than required by the Anaheim Municipal Code
(the "Code") (collectively, the "Proposed Project") for premises located at 924-926 South Beach
Boulevard and 2961 West Ball Road in the City of Anaheim, County of Orange, State of
California, as generally depicted on the map attached hereto as Exhibit A and incorporated herein by this reference (the "Property"); and
WHEREAS, the Property is approximately 1.06-acres in size and is developed with 2,200
square feet of retail space, an 800 square foot four-car garage, a 12,256 square foot motel, large
surface parking areas and two existing legal nonconforming pylon signs along Beach Boulevard and Ball Road. The Land Use Element of the Anaheim General Plan designates the Property for
Commercial-Neighborhood Center land uses. The Property is located within the "C-G" General
Commercial Zone. As such, the Property is subject to the zoning and development standards
described in Chapter 18.08 (General Commercial Zone) of the Code; and
WHEREAS, the Planning Commission did hold a public hearing at the Civic Center in
the City of Anaheim on July 11, 2016 at 5:00 p.m., notice of said public hearing having been
duly given as required by law and in accordance with the provisions of Chapter 18.60 of the
Code, to hear and consider evidence for and against the Proposed Project, including, specifically,
Conditional Use Permit No. 2016-05857 and Variance No. 2016-05071, and to investigate and make findings and recommendations in connection therewith; and
WHEREAS, pursuant to and in accordance with the provisions of the California
Environmental Quality Act (Public Resources Code Section 21000 et seq.; herein referred to as
“CEQA”), the State of California Guidelines for the Implementation of the California Environmental Quality Act (commencing with Section 15000 of Title 14 of the California Code
of Regulations; herein referred to as the "CEQA Guidelines"), and the City's Local CEQA
Procedure Manual, the City is the "lead agency" for the preparation and consideration of
environmental documents for the Proposed Project; and
- 2 - PC2016-***
WHEREAS, this Planning Commission finds and determines that the Proposed Project is within that class of projects which consist of in-fill development meeting the conditions
described in Section 15332 of the CEQA Guidelines. Specifically, the Proposed Project (a) is
consistent with the applicable General Plan designation and all applicable General Plan policies
and is consistent with the applicable zoning designation and regulations, (b) is no more than five acres in size substantially surrounded by urban uses, (c) has no value as a habitat for endangered, rare or threatened species, (d) would not result in significant effects relating to traffic, noise, air
quality, or water quality, and (e) the Property can be adequately served by all required utilities
and public services. Accordingly, pursuant to Section 15332 of the CEQA Guidelines, the
Proposed Project will not cause a significant effect on the environment and is, therefore, categorically exempt from the provisions of CEQA; and
WHEREAS, the Planning Commission, after due inspection, investigation and study
made by itself and in its behalf, and after due consideration of all evidence and reports offered at
said hearing with respect to the request to permit the Project on the Property does find and determine the following facts:
1. The proposed request to construct an automotive washing facility is an allowable
use within the "C-G" General Commercial Zone under subsection .010 of Section 18.08.030.010
(Uses) of Chapter 18.08 (Commercial Zones) of the Code, subject to a conditional use permit and the zoning and development standards of the "C-G" General Commercial Zone; and
2. The proposed request to permit the demolition of existing buildings, and the
construction of an automotive washing facility would not adversely affect the adjoining land
uses, or the growth and development of the area in which it is proposed to be located because the Proposed Project entails a complete renovation of the Property which will improve the aesthetics of the improvements on the Property and the overall appearance of the project site, and would
not have an adverse effect on adjacent residential and commercial uses; and
3. The size and shape of the site is adequate to allow the full development of the
Proposed Project in a manner not detrimental to either the particular area or health and safety
because the site can accommodate the parking, traffic flows, and circulation without creating
detrimental effects on adjacent properties; and
4. The traffic generated by the Proposed Project would not impose an undue burden
upon the streets and highways designed and improved to carry the traffic in the area because the
traffic generated by the Proposed Project will not exceed the anticipated volumes of traffic on the
surrounding streets and adequate parking will be provided to accommodate the future uses; and
5. The granting of the conditional use permit will not be detrimental to the health
and safety of the citizens of the City of Anaheim because the Proposed Project would
significantly improve the aesthetics of the buildings and the overall appearance of the project site
is compatible with the surrounding area, subject to compliance with the conditions contained herein; and
- 3 - PC2016-***
WHEREAS, the Planning Commission does further find and determine under and pursuant to subsection .020 of Section 18.56.060 (Nonconforming Signs) of the Code with
respect to the request to permit the relocation and alteration of two of the existing legal non-
conforming signs, as shown on the plans submitted by the applicant and on file with the Planning
and Building Department, as follows: 1. The proposed modifications do not increase the height or area of the sign copy for
either of the two signs and will bring the two signs closer into conformity with the Code; and
2. The proposed modifications will improve the aesthetics of the two signs; and
3. That the granting of the conditional use permit under the conditions imposed, if any, will not be detrimental to the health and safety of the citizens of the City of Anaheim; and
WHEREAS, based upon a parking justification letter submitted by the applicant, the
Planning Commission does further find and determine that the request for Variance No. 2016-
05071 to allow fewer parking spaces than required by the Code should be approved for the following reasons:
SECTION NO. 18.42.040.010 Minimum number of parking spaces.
(32 spaces required; 26 spaces proposed)
1. That the variance, under the conditions imposed, if any, will not cause fewer off-street parking spaces to be provided for the all uses on site than the number of such spaces
necessary to accommodate all vehicles attributable to such uses under the normal and reasonably
foreseeable conditions of operation of such uses. A parking justification letter was prepared by
the applicant, determining that the proposed number of parking spaces within the Property is
sufficient to accommodate all future uses on site; and
2. That the variance, under the conditions imposed, if any, will not increase the demand and competition for parking spaces upon the public streets in the immediate vicinity of
the Property because the proposed number of parking spaces within the Property is sufficient to
accommodate all future uses on site, as determined by the parking justification letter; and
3. That the variance, under the conditions imposed, if any, will not increase the demand and competition for parking spaces upon adjacent private property in the immediate
vicinity of the proposed use because the proposed number of parking spaces within the Property
is sufficient to accommodate all future uses on site, as determined by the parking justification
letter; and
4. That the variance, under the conditions imposed, if any, will not increase traffic congestion within the off-street parking areas or lots provided for the proposed use because the
project site provides adequate ingress and egress points to the property and are designed to allow
for adequate on-site circulation; and
- 4 - PC2016-***
5. That the variance, under the conditions imposed, if any, will not impede vehicular ingress to or egress from adjacent properties upon the public streets in the immediate vicinity of the proposed use because the project site has existing ingress or egress access points that are
designed to allow adequate on-site circulation and, therefore, will not impede vehicular ingress
to or egress from adjacent properties upon the public streets in the immediate vicinity of the
Property; and WHEREAS, the Planning Commission determines that the evidence in the record
constitutes substantial evidence to support the actions taken and the findings made in this
Resolution, that the facts stated in this Resolution are supported by substantial evidence in the
record, including testimony received at the public hearing, the staff presentations, the staff report and all materials in the project files. There is no substantial evidence, nor are there other facts, that detract from the findings made in this Resolution. The Planning Commission expressly
declares that it considered all evidence presented and reached these findings after due
consideration of all evidence presented to it.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby approve Conditional Use Permit No. 2016-05857 and Variance No. 2016-05071, contingent
upon and subject to the conditions of approval set forth in Exhibit B attached hereto and
incorporated herein by this reference, which are hereby found to be a necessary prerequisite to
the proposed use of the Property in order to preserve the health, safety and general welfare of the citizens of the City of Anaheim. Extensions for further time to complete conditions of approval
may be granted in accordance with Section 18.60.170 of the Code. Timing for compliance with
conditions of approval may be amended by the Planning and Building Director upon a showing
of good cause provided (i) equivalent timing is established that satisfies the original intent and
purpose of the condition(s), (ii) the modification complies with the Code, and (iii) the applicant has demonstrated significant progress toward establishment of the use or approved development.
BE IT FURTHER RESOLVED, that any amendment, modification or revocation of this
permit may be processed in accordance with Chapters 18.60.190 (Amendment to Permit
Approval) and 18.60.200 (City-Initiated Revocation or Modification of Permits) of the Code.
BE IT FURTHER RESOLVED that the Planning Commission does hereby find and
determine that adoption of this Resolution is expressly predicated upon applicant's compliance
with each and all of the conditions hereinabove set forth. Should any such condition, or any part
thereof, be declared invalid or unenforceable by the final judgment of any court of competent jurisdiction, then this Resolution, and any approvals herein contained, shall be deemed null and
void.
BE IT FURTHER RESOLVED that approval of this application constitutes approval of
the proposed request only to the extent that it complies with the Code and any other applicable City, State and Federal regulations. Approval does not include any action or findings as to
compliance or approval of the request regarding any other applicable ordinance, regulation or
requirement.
- 5 - PC2016-***
THE FOREGOING RESOLUTION was adopted at the Planning Commission meeting of
July 11, 2016. Said resolution is subject to the appeal provisions set forth in Chapter 18.60
(Procedures) of the Anaheim Municipal Code pertaining to appeal procedures and may be
replaced by a City Council Resolution in the event of an appeal.
CHAIR, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
ATTEST:
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss. CITY OF ANAHEIM )
I, Eleanor Morris, Secretary of the Planning Commission of the City of Anaheim, do
hereby certify that the foregoing resolution was passed and adopted at a meeting of the Planning Commission of the City of Anaheim held on July 11, 2016, by the following vote of the
members thereof:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
IN WITNESS WHEREOF, I have hereunto set my hand this 11th day of July, 2016.
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
- 6 - PC2016-***
- 7 - PC2016-***
EXHIBIT “B” CONDITIONAL USE PERMIT NO. 2016-05857 AND
VARIANCE NO. 2016-05071
(DEV2016-00010)
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
PRIOR TO ISSUANCE OF GRADING PERMITS
1 An Encroachment Permit from Caltrans shall be obtained for the pole sign fronting the Caltrans right-of-way on Beach Boulevard.
Public Works
Development Services
2 The applicant shall submit to the Public Works Department,
Development Services Division for review and approval a Water
Quality Management Plan that conforms with current Orange County Guidelines and Requirements as well as the City’s WQMP Review Checklist. Said WQMP shall:
• Address Site Design Best Management Practices (BMPs) such
as minimizing impervious areas, maximizing permeability, minimizing directly connected impervious areas, creating
reduced or “zero discharge” areas, and conserving natural areas.
• Incorporate applicable Routine Source Control BMPs.
• Incorporate Treatment Control BMPs.
• Describe the long-term operation and maintenance, identifies the
responsible parties, and funding mechanisms for the Treatment
Control BMPs
Public Works
Development Services
3 The project’s Final Grading, Soils, and Drainage Reports shall be
submitted for review and approval to the Development Services Division.
Public Works Development Services
4 The property owner shall submit project improvement plans that incorporate the required drainage improvements and the mechanisms
proposed in the approved Final Drainage Report. No offsite run-off shall
be blocked during and after grading operations or perimeter wall
construction. Finish floor elevations shall be 1-ft. minimum above water
surface elevations of 100-year event.
Public Works Development
Services
5 The final Water Quality Management Plan (WQMP) shall be submitted for review and approval to Public Works Development Services and comply with the most current requirements of the Orange County
Drainage Area Management Plan (DAMP).
Public Works Development
Services
- 8 - PC2016-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
6 The applicant shall demonstrate that coverage has been obtained under California’s General Permit for Stormwater Discharges Associated with Construction Activity by providing a copy of the Notice of Intent (NOI)
submitted to the State Water Resources Control Board and a copy of the
subsequent notification of the issuance of a Waste Discharge
Identification (WDID) Number. The applicant shall prepare and implement a Stormwater Pollution Prevention Plan (SWPPP). A copy of
the current SWPPP shall be kept at the project site and be available for
City review upon request.
Public Works
Development
Services
PRIOR TO ISSUANCE OF BUILDING PERMITS
7 Prior to the issuance of a building permit and under the circumstances where the owner/applicant elects to have vehicular access to its property
over and across that certain adjacent property upon which an automotive
service station is now located to and from Beach Boulevard, the
owner/applicant shall enter into an unsubordinated easement agreement with the owner of said adjacent property, providing for said vehicular access over and across said adjacent property to and from Beach
Boluevard. The unsubordinated easement agreement shall be in a form
satisfactory to the City Attorney and approved by the Director of the
Planning and Building Department and the Director of Public Works prior and as a condition precedent to the issuance of a building permit
and following approval thereof shall be recorded in the Official Records
of the County of Orange. A copy of the recorded easement agreement
shall then be submitted to the Planning Division of the Planning and
Building Department.
Planning Division
8 Final detailed landscape and irrigation plans submitted for Planning
staff review and approval shall reflect the site plan as approved by the
Planning Commission. If no Beach Boulevard access is provided, then
the western portion of the site adjacent to Beach Boulevard shall be planted with decorative landscaping to deter loitering in this area to the
satisfaction of Planning and Police Department staff.
Planning Division
9 Trash enclosures should not block visibility of doors or windows or be located close enough to the structure to provide access to the roof. Police Department
10 That a private water system with separate water service for fire
protection and domestic water shall be provided and shown on plans
submitted to the Water Engineering Division of the Anaheim Public Utilities Department.
Public Utilities
Water Engineering
11 That a private water system with separate water service for fire
protection and domestic water shall be provided and shown on plans
submitted to the Water Engineering Division of the Anaheim Public Utilities Department.
Public Utilities
Water Engineering
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NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
12 That all backflow equipment shall be located above ground outside of
the street setback area in a manner fully screened from all public streets
and alleys. Any backflow assemblies currently installed in a vault will have to be brought up to current standards. Any other large water system equipment shall be installed to the satisfaction of the Water
Engineering Division outside of the street setback area in a manner fully
screened from all public streets and alleys. Said information shall be
specifically shown on plans and approved by Water Engineering and Cross Connection Control Inspector.
Public Utilities
Water Engineering
13 That all requests for new water services, backflow equipment, or fire
lines, as well as any modifications, relocations, or abandonments of
existing water services, backflow equipment, and fire lines, shall be coordinated and permitted through Water Engineering Division of the Anaheim Public Utilities Department.
Public Utilities
Water Engineering
14 That all existing water services and fire services shall conform to
current Water Services Standards Specifications. Any water service and/or fire line that does not meet current standards shall be upgraded if continued use is necessary or abandoned if the existing service is no
longer needed. The owner/developer shall be responsible for the costs to
upgrade or to abandon any water service or fire line.
Public Utilities
Water Engineering
15 That the Car Wash shall comply with all state laws and local ordinances
for Water Conservation Measures, including Chapter 10.18 of Anaheim
Municipal Code and Ordinance relating to Water Reduction provisions.
Public Utilities
Water Engineering
16 That the developer/owner shall submit to the Public Utilities Department Water Engineering Division an estimate of the maximum
fire flow rate and maximum day and peak hour water demands for the
project. This information will be used to determine the adequacy of the
existing water system to provide the estimated water demands. Any off-site water system improvements required to serve the project shall be done in accordance with Rule No. 15A.6 of the Water Utility Rates,
Rules, and Regulations.
Public Utilities
Water Engineering
17 Prior to approval of permits for improvement plans, the property owner/developer shall coordinate with Electrical Engineering to
establish electrical service requirements and submit electric system
plans, electrical panel drawings, site plans, elevation plans, and related
technical drawings and specifications.
Public Utilities,
Electrical
Engineering
18 The property owner shall irrevocably offer to dedicate in a signed deed
to the City of Anaheim an easement 60- feet in width from the
centerline of Ball Road for road, public utilities, and other public
purposes.
Public Works
Development
Services
- 10 - PC2016-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
19 The developer shall submit street improvement plans, obtain a right of
way construction permit, and post a security (Performance and Labor &
Materials Bonds) for the construction of all required public improvements within the City street right of way of Ball Road.
Public Works
Development
Services
20 An Encroachment Permit from Caltrans shall be obtained for all work
performed in Caltrans right-of-way within Beach Boulevard.
Public Works
Development
Services
21 The legal property owner shall submit an application for a Subdivision
Map Act Certificate of Compliance to the Public Works Department,
Development Services Division. A Certificate of Compliance or
Conditional Certificate of Compliance shall be approved by the City Surveyor and recorded in the Office of the Orange County Recorder
prior to issuance of a building permit for the new car wash construction.
Public Works
Development Services
PRIOR TO FINAL BUILDING AND ZONING INSPECTION
22 All required on-site Water Quality Management Plan and public right of
way improvements shall be completed, operational, and are subject to
review and approval by the Construction Services Inspector.
Public Works Development
Services
23 An 8-foot high concrete block wall with 7 feet of transparent material on top of the wall shall be installed on the north property line as
described in the Noise and Vibration Impact Analysis memorandum
(dated June 9, 2016) prepared by LSA Associates.
Planning Division
24 Owner shall install an approved backflow prevention assembly on the water service connection(s) serving the property, behind property line
and building setback in accordance with Public Utilities Department
Water Engineering Division requirements.
Public Utilities Water Engineering
25 Curbs adjacent to the drive aisles shall be painted red to prohibit parallel
parking in the drive aisles. Red curb locations shall be clearly labeled on
building plans.
Public Works
Traffic Engineering
26 Prior to connection of electrical service, the legal owner shall provide to
the City of Anaheim a Public Utilities easement with dimensions as
shown on the approved utility service plan.
Public Utilities, Electrical
Engineering
27 Prior to connection of electrical service, the legal owner shall submit
payment to the City of Anaheim for service connection fees.
Public Utilities, Electrical
Engineering
28 Landscaping shall be of the type and situated in locations to maximize observation while providing the desired degree of aesthetics. Security planting materials are encouraged along fence and property lines. Police Department
29 Trees should not be planted close enough to the structure to allow easy
access to the roof, or should be kept trimmed to make climbing difficult. Police Department
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NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
30 Building shall be equipped with a comprehensive security surveillance
camera and alarm system (silent or audible) for the following coverage
areas: • High value storage area • Cash/Coin machine/room
Police Department
31 Whenever possible, open fencing design, such as wrought iron or
tubular steel, should be utilized to maximize natural surveillance while enhancing territorial reinforcement. Police Department
32 Minimum recommended lighting level in all parking lots is .5 foot-
candle maintained, measured at the parking surface, with a maximum to
minimum ratio no greater than 15:1.
Police Department
33 “No Trespassing 602(k) P.C.” posted at the entrances of parking
lots/structures and located in other appropriate places. Signs must be at
least 2’ x 1’ in overall size, with white background and black 2”
lettering.
Police Department
34 All entrances to parking areas shall be posted with appropriate signs per
22658(a) C.V.C., to assist in removal of vehicles at the property
owners/managers request.
Police Department
35 All fire services 2-inch and smaller shall be metered with a UL listed
meter, Hersey Residential Fire Meter with Translator Register, no
equals.
Public Utilities
Water Engineering
36 That the developer/owner shall provide the Planning Department with
detailed plans for a decorative vehicular gate in accordance with City
Standard Detail No. 475 to secure the parking/vacuum area at close of
business to prevent unauthorized parking and overnight camping.
Planning Division
37 That the developer/owner shall work with Planning staff on determining
a final color scheme for the exterior façade of the automotive washing
tunnel.
Planning Division
38 Parking lot striping shall be provided, per City Standard Detail No. 470. Disabled parking spaces shall be provided in accordance with the
Americans Department with Disabilities Act and City Standard Detail
No. 436-G.
Planning Division
39 Adequate lighting of parking lots, passageways, recesses, and grounds
contiguous to buildings shall be provided with lighting of sufficient
wattage to provide adequate illumination to make clearly visible the
presence of any person on or about the premises during the hours of
darkness and provide a safe, secure environment for all person, property, and vehicles on-site. All exterior doors shall have their own
light source, which shall adequately illuminate door areas at all hours to
Planning Division
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NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
make clearly visible the presence of any person on or about the premises
and provide adequate illumination for persons exiting the building.
Addresses shall be well lighted during hours of darkness. Minimum recommended lighting level in all parking lots is .5 foot-candle maintained, measured at the parking surface, with a maximum to
minimum ratio no greater than 15:1.
40 Landscaping shall be provided around the above ground large meter or fire service to shield from view of street. Planning Division
41 All plumbing or other similar pipes and fixtures located on the exterior
of the building shall be fully screened by architectural devices and/or
appropriate building materials. Said information shall be specifically shown on the plans submitted for building permits.
Planning Division
42 Landscaping shall be provided around the trash enclosure and HVAC
equipment enclosure. Planning Division
ON-GOING DURING PROJECT OPERATIONS
43 The fabric canopies of the proposed canopy structures shall be
perpetually maintained and replaced as needed to ensure that the
carwash facility maintains a high quality appearance. Planning Division
44 Should the vehicle queue reach Ball Road, staff members shall be
positioned at the end of the on-site queue area near the Ball Road
entrance to direct traffic and prevent the queue from spilling onto Ball Road. This measure shall be implemented for a short timeframe, as needed, until the queue dissipates.
Public Works Traffic
Engineering
45 All exterior doors shall have their own light source, which shall
adequately illuminate door areas at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building.
Police Department
46 Adequate lighting of parking lots, passageways, recesses, and grounds
contiguous to buildings shall be provided with lighting of sufficient wattage to provide adequate illumination to make clearly visible the
presence of any person on or about the premises during the hours of
darkness and provide a safe, secure environment for all person,
property, and vehicles on-site.
Police Department
47 Monument signs and addresses shall be well lighted during hours of
darkness. Police Department
48 Address numbers shall be positioned so as to be readily readable from the street. Number should be illuminated during hours of darkness. Police Department
- 13 - PC2016-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
49 The parking/vacuuming area shall be secured at close of business to
prevent unauthorized parking and overnight camping. Police Department
50 Any graffiti painted or marked upon the premises or on any adjacent area under the control of the property owner shall be removed or painted
over within 24 hours of being applied.
Code Enforcement
51 The applicant shall be responsible for maintaining the premises in an orderly fashion through the provision of regular maintenance and
removal of trash or debris.
Planning Division/Code Enforcement
52 All automotive washing employees shall be required to park on the
subject property. Planning Division
53 The use of the vacuum equipped stalls shall not be limited to customers
vacuuming their cars. Planning Division
54 No required parking area shall be fenced or otherwise enclosed for outdoor storage. Planning Division
55 The car wash facility shall be operated in accordance with the Letter of
Operation submitted as part of this application. Any changes to the business operation as described in the Letter of Operation shall be
subject to review and approval by the Planning Director to determine
substantial conformance with the Letter of Operation and to ensure
compatibility with the surrounding uses. The facility shall operate from
7:00 a.m. to 9:00 p.m. seven days a week. All wash equipment and vacuums will be shut off at the end of the day 9:00 p.m. The hours of
operation may be modified subject to prior review and approval by
Planning staff.
Planning Division
GENERAL
56 Any future modification to the approved site plans for access from
Beach Boulevard shall be reviewed and approved by Caltrans, the
Director of Planning and Building, and the Director of Public Works to determine substantial conformance with the approved site plans and to ensure compatibility with the surrounding uses and traffic patterns.
Planning Division
Public Works
Traffic Engineering
57 The Applicant shall defend, indemnify, and hold harmless the City and
its officials, officers, employees and agents (collectively referred to individually and collectively as “Indemnitees”) from any and all claims,
actions or proceedings brought against Indemnitees to attack, review,
set aside, void, or annul the decision of the Indemnitees concerning this
permit or any of the proceedings, acts or determinations taken, done, or
made prior to the decision, or to determine the reasonableness, legality or validity of any condition attached thereto. The Applicant’s
indemnification is intended to include, but not be limited to, damages,
Planning and Building
Department,
Planning Services
Division
- 14 - PC2016-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
fees and/or costs awarded against or incurred by Indemnitees and costs
of suit, claim or litigation, including without limitation attorneys’ fees
and other costs, liabilities and expenses incurred by Indemnitees in connection with such proceeding.
58 The applicant is responsible for paying all charges related to the
processing of this discretionary case application within 30 days of the
issuance of the final invoice or prior to the issuance of building permits for this project, whichever occurs first. Failure to pay all charges shall result in delays in the issuance of required permits or may result in the
revocation of the approval of this application.
Planning and
Building
Department, Planning Services
Division
59 The business premises shall be developed substantially in accordance with plans and specifications submitted to the City of Anaheim by the
petitioner, which plans are on file with the Planning Department, and as
conditioned herein.
Planning and Building
Department,
Planning Services
Division
Anaheim Express Car Wash
Operations
June 30th, 2016
ATTACHMENT NO. 2
OVERVIEW
THE CAR WASH INDUSTRY IS IN A STATE OF TRANSFORMATION. THE TYPICAL FULL-SERVICE CAR
WASHES USUALLY INVOLVE LONG WAIT TIMES AND HIGH OPERATIONAL COSTS INCLUDING NUMEROUS
EMPLOYEES. THE NEW EXPRESS CAR WASH MODEL PROVIDES A SPEED AND VALUE PROPOSITION FOR
THE CUSTOMER. UTILIZING THIS APPROACH, A CLEAN, SHINY CAR CAN BE PRODUCED IN 2 MINUTES OR
LESS. THE EXPRESS CAR WASH UTILIZES TECHNOLOGICALLY IMPROVED CAR WASH EQUIPMENT TO
QUICKLY PRODUCE A CLEAN CAR IN AN ENVIRONMENTALLY FRIENDLY LOCALE WITH MINIMAL
EMPLOYEES.
ANAHEIM EXPRESS CAR WASH WILL OPERATE A PROFESSIONAL AND MODERN EXPRESS CAR WASH AT
BEACH BOULEVARD AND BALL ROAD IN ANAHEIM CALIFORNIA. THE CAR WASH WILL
WRAP AROUND A CHEVRON STATION THAT IS AT THE CORNER OF THE INTERSECTION. THE BUSINESS
WILL OPERATE IN A TECHNOLOGICALLY ADVANCED, HIGH SPEED AND AUTOMATED CAR WASH TUNNEL.
IT WILL UTILIZE THE MOST ADVANCED CAR WASH EQUPMENT IN THE INDUSTRY. THE STATE-OF-THE-
ART FACILITY WILL HAVE 3 PAY STATIONS, 26 SELF-VACUUM SPACES AND WILL COMPLETE WASHES IN 2
MINUTES OR LESS.THE CUSTOMERS WILL REMAIN IN THEIR VEHICLES THROUGHOUT THE PAYMENT AND
CAR WASH PROCESS AND WILL HAVE THE OPTION TO UTILIZE FREE VACUUMS EITHER BEFORE OR AFTER
THE CAR WASH. CAR WASHES WILL BE SOLD TO THE CUSTOMERS DIRECTLY AT THE POINT OF SALE
AUTOMATED PAY STATIONS. THE PAY STATIONS ALLOW CUSTOMERS TO CHOOSE THE SERVICES THAT
THEY WANT. THE MENU WILL OFFER A VARIETY OF WASH PACKAGES WITH PRICES RANGING FROM $6
TO $15. THESE AUTOMATED KIOSKS WILL PROVIDE FAST AND EFFICIENT POINT OF SALE SERVICE
RESULTING IN A SEAMLESS TRANSACTION. A LARGE 140 ft WASH TUNNEL WITH STATE-OF-THE-ART
TECHNOLOGICAL EQUIPMENT WILL PROVIDE A CLEAN, DRY AND SHINY CAR IN 2 MINUTES OR LESS. THE
FREE VACUUM SERVICE WILL BE AVAILABLE TO ALL CUSTOMERS. VENDING MACHINES WILL BE
AVAILABLE TO PROVIDE CAR DETAILING SUPPLIES AND BEVERAGES. THE CAR WASH WILL HAVE 3 TO 5
EMPLOYEES ON SITE DURING OPERATING HOURS (7:00 AM TO 9:00 PM).
The number of employees working at any time is dependent on how busy the car wash is.
More employees will be working during the hours that the car wash is expected to be operating
at or near full capacity. Full-time employees will work 2 shifts, either from 7:00 am to 2:00 pm
or from 2:00 pm to 9:00 pm. Part-time employees will be utilized to fill in during the busier
periods. The employees will park in the vacuum spaces. Based off industry standards, it is
expected that 60% of the customers will utilize the free vacuums for a period of approximately
10 minutes per car. Thus, on average each hour during a busy period, 72 cars will utilize the
vacuums for 10 minutes each. This represents vacuum utilization of approximately 50% and
consequently, provides more than adequate parking for the employees.
FROM AN ENVIRONMENTAL PERSPECTIVE, THE CAR WASH EXPECTS TO RECYCLE AT LEAST 80% OF THE
WATER UTILIZED DURING THE WASH PROCESS. THE OVERALL OBJECTIVE OF ANAHEIM EXPRESS CAR
WASH WILL BE TO PROVIDE THE HIGHEST QUALITY OF CLEAN CARS AND CUSTOMER SERVICE IN A
WARM AND ENVIRONMENTALLY
FRIENDLY ATMOSPHERE IN A TIMELY MANNER.
The equipment package that will be utilized will be Motor City equipment, we
expect that 120 cars will be able to be washed in a hour at an average conveyor
speed. It is expected that each wash will take 2 minutes or less. The important
factor in why we are building a 140 foot tunnel is that as many as 6 cars can be in
the tunnel at once being washed. Thus, even though each car may take 2 minutes
to complete a single car wash, there can be numerous cars in the tunnel at once at
various stages of the wash process.
Thus, in all possible scenarios we believe that the queue space is more than
adequate. Even if the maximum peak hour trips increases, we believe that we can
comfortably wash 120 cars per hour and thus, even then only possibly utilize only
a small portion of the available queue space. In addition, we have viewed
numerous car washes and have not seen any with more than 20 queue spaces
CAR WASH TRIPS
THE CONCLUSIONS REACHED IN THE FOLLOWING PARAGRAPHS ARE THE RESULT OF ANALYSIS BY NOT
ONLY THE ANAHEIM EXPRESS CAR WASH PERSONNEL BUT ALSO INCLUDE SIGNIFICANT INPUT FROM
2 CAR WASH INDUSTRY-WIDE EXPERTS THAT HAVE PROVIDED EXPERTISE AND WORKED WITH
NUMEROUS EXPRESS CAR WASHES IN CALIFORNIA AND ARIZONA.
AFTER EXPERIENCING VARIOUS GROWTH STAGES OF THE BUSINESS WITHIN THE FIRST COUPLE OF
YEARS, IT IS EXPECTED THAT THE CAR WASH VOLUME WILL STABILIZE AT APPROXIMATELY 20,000 CARS
PER MONTH. THE NUMBER OF CARS WASHED IN A PERIOD IS PRIMARILY INFLUENCED BY THE TRAFFIC
COUNT OF THE ROADS ON WHICH THE CAR WASH IS LOCATED, THE DENSITY OF THE POPULATION,
THE PROXIMITY OF ANY COMPETITION AND THE WEATHER PATTERNS. IN ADDITION, IT WAS NOTED
THAT TYPICALLY THE BUSIEST DAYS WERE SATURDAY, FRIDAY AND SUNDAY AND THAT THE PEAK HOURS
FOR ALL DAYS WERE FROM 10:00 AM TO 2:00 PM. THERE ALSO MIGHT BE A SLIGHT PEAK FROM 6:00
PM TO 7:00 PM. TAKING INTO ACCOUNT ALL THE AFOREMENTIONED FACTORS, THE BUSINESS
ANTICIPATES THAT THE MAXIMUM PEAK HOUR TRIPS WOULD APPROXIMATE 90 TRIPS PER HOUR.
THOUGH THE NUMBER OF TRIPS TO THE LOCATION DURING A DAY OR MONTH IS SIGNIFICANT, IT IS
NOT ANTICIPATED THAT THESE TRIPS WILL INCREASE THE OVERALL TRAFFIC ON BEACH BOULEVARD
AND BALL ROAD. THE TRAFFIC TO THE TYPICAL CAR WASH IS USUALLY NOT DESTINATION BASED BUT
RATHER IS USUALLY MORE OF AN IMPULSE DECISION. THUS, THE CAR WASH WILL DIVERT TRAFFIC OFF
OF BEACH AND BALL RATHER THAN ADD TO THE OVERALL TRAFFIC COUNTS OF THESE STREETS. IT IS
ANTICIPATED THAT THE MAJORITY OF PROSPECTIVE CUSTOMERS WILL NOTICE THE CAR WASH WHILE
RUNNING OTHER ERRANDS AND MAKE AN IMPULSE DECISION TO QUICKLY GET THEIR CAR CLEANED.
CONSEQUENTLY, THE CAR WASH IS NOT EXPECTED TO INCREASE THE OVERALL TRAFFIC.
GOALS
1) TO OWN AND OPERATE AN EXTREMELY EFFICIENT EXPRESS CAR WASH PROVIDING A VALUABLE
SERVICE FOR CUSTOMERS AND RESULTING IN A PROFITABLE BUSINESS VENTURE.
2) TO WASH OVER 22,000 CARS PER MONTH BY THE END OF THE FIRST YEAR.
3) ACHIEVE AN AVERAGE TICKET PRICE OF AT LEAST $8.00 PER CAR.
4) ESTABLISH AND MAINTAIN A COST STRUCTURE THAT IS REASONABLE FOR THIS BUSINESS
MODEL.
5) CREATE A BUSINESS MODEL THAT IS ENVIRONMENTALLY FRIENDLY SUCH THAT MOST OF THE
WATER IS RECYCLED.
6) REFINE THE OPERATIONAL PRACTICES SO THAT THE BUSINESS MAY FUNCTION AS A
STANDARDIZED, REPEATABLE AND EFFICIENT PROCESS.
KEYS TO SUCCESS
1) LOCATION - ANAHEIM EXPRESS CAR WASH WILL BE LOCATED AT THE CORNER OF BEACH
BOULEVARD AND BALL ROAD IN ANAHEIM CALIFORNIA. BEACH BOULEVARD IS AN EXTREMELY
BUSY STREET AND THE TRAFFIC COUNT FOR THIS INTERSECTION IS APPROXIMATELY 74,000
CARS PER DAY. THE CAR WASH WRAPS AROUND A CHEVRON STATION THAT IS LOCATED AT THE
CORNER OF THE INTERSECTION. THE BUSINESSES OF THE CAR WASH AND GAS STATION WILL
COMPLEMENT EACH OTHER AND RESULT IN ADDED REVENUES FOR BOTH BUSINESSES. IN
ADDITION, THE AREA IS VERY DENSELY POPULATED.
2) COMPETITION – NO OTHER COMPARABLE EXPRESS CAR WASH IS LOCATED WITHIN A THREE
MILE RADIUS, RESULTING IN A UNIQUE VALUE PROPOSITION FOR THIS CAR WASH.
3) CAR WASH EXPERIENCE – THE CAR WASH ENVIROMENT WILL BE AN INVITING, CLEAN AND
FRIENDLY ATMOSPHERE. THE TUNNEL AND THE RELATED EQUIPMENT WILL BE STATE OF THE
ART, RESULTING IN A QUICK, CLEAN CAR WASH. AUTOMATED KIOSKS WILL PROVIDE FAST AND
EFFICIENT POINT 0F SALE SERVICE RESULTING IN A SEAMLESS PROCESS.
4) MANAGEMENT – THE MANAGEMENT TEAM HAS SIGNIFICANT EXPERIENCE IN BUSINESS START-
UPS, COST CONTROL, OPERATIONAL MANAGEMENT AND LONG-RANGE GROWTH STRATEGIES.
THEY HAVE ALSO PARTNERED WITH JIM RAFFERTY, THE OWNER AND HEAD CONSULTANT FOR
THE CAR WASH MARKETING GROUP. JIM HAS OVER 18 YEARS OF EXPERIENCE IN THE CAR
WASH INDUSTRY AND HAS OPENED NUMEROUS EXPRESS CAR WASHES IN BOTH ARIZONA AND
CALIFORNIA. MR. RAFFERTY WILL PLAY A SIGNIFICANT ROLE IN ALL ASPECTS OF THE
DEVELOPMENT OF THIS CAR WASH.
LOCATION AND FACILITIES
1) LOCATION - THE CAR WASH IS LOCATED AT THE CORNER OF BEACH BOULEVARD AND BALL
ROAD IN ANAHEIM CALIFONIA. AT THE CORNER OF THIS VERY BUSY INTERSECTION IS A
CHEVRON STATION AROUND WHICH THE CAR WASH IS LOCATED. THESE TWO BUSINESSES
COMPLEMENT ONE ANOTHER AND WILL ENHANCE THE REVENUES OF THE OTHER BUSINESS.
2) CAR WASH TUNNEL – THE CARS WILL BE WASHED IN A NEW, FULLY AUTOMATED 140 FOOT
TUNNEL WHICH WILL INCLUDE STATE OF THE ART EQUIPMENT, RESULTING IN A QUICK,
QUALITY WASH FOR CUSTOMERS. CARS WILL BE ABLE TO BE LOADED ONTO THE CONVEYOR
EVERY 20 SECONDS AND THE CAR WASH SHOULD TAKE NO MORE THAN 2 MINUTES.
3) VACUUMS AND PAY STATIONS – THE STATE OF THE ART FACILITY WILL INCLUDE THREE
AUTOMATED PAY STATIONS AND 26 SELF-SERVICE VACUUM STATIONS. THE VACUUM SYSTEM
IS DESIGNED TO MAINTAIN CONSISTENT SUCTION STRENGTH REGARDLESS OF HOW MANY
VACUUM STALLS ARE BEING USED.
4) VENDING MACHINES – VENDING MACHINES WILL ALLOW CUSTOMERS TO PURCHASE VARIOUS
SELF-DETAILING PRODUCTS AND BEVERAGES, THUS PROVIDING ADDED REVENUES FOR THE
BUSINESS.
PROJECT BUDGET
- THE OVERALL BUDGET FOR THE PROJECT IS $7.3M. THIS PRICE INCLUDES THE ACQUISITION OF
THE LAND, DEMOLITION OF EXISTING STRUCTURES, CONSTRUCTION OF THE NEW TUNNEL,
STATE OF THE ART EQUIPMENT AND VACUUMS WITH CANOPIES.
- THE DAILY TRAFFIC COUNT FOR THIS LOCATION IS APPROXIMATELY 74,000 CARS WHICH
REPRESENTS A VERY SIGNIFICANT TRAFFIC FLOW.
- THE CAPTURE RATE FOR THE FIRST YEAR IS ASSUMED TO BE 1%. CAPTURE RATES USUALLY
RANGE FROM .75% TO 1.5%.
- THERE IS NO SIGNIFCANT COMPETITOR WITHIN A THREE MILE RADIUS.
- THE AVERAGE REVENUE IS EXPECTED TO BE IN EXCESS OF $8 PER CAR. CAR WASHES WILL BE
OFFERED AT $6.00 $10.00 AND $15.00. IT IS ANTICPATED THAT SLIGHTLY GREATER THAN HALF
OF THE CAR WASHES WILL BE AT THE $6.00 LEVEL. IN ADDITION, VARIOUS TYPES OF MONTHLY
PASSES WILL BE OFFERED AT ALL PRICE LEVELS.
- THE OVERALL PROJECTED RESULTS ARE BASED ON CONSERVATIVE ASSUMPTIONS WHICH
APPEAR TO BE VERY REASONABLE CONSIDERING THE DEMPGRAPHICS OF THE AREA, THE
PROPOSED BUSINESS MODEL AND OTHER CAR WASHES IN SIMILAR AREAS.
SUMMARY
ANAHEIM EXPRESS CAR WASH WILL PROVIDE A MUCH NEEDED SERVICE IN AN IDEAL GEOGRAPHICAL
AREA. THIS EXPRESS CAR WASH MODEL WILL GIVE THE CUSTOMER A QUICK CAR WASH AND A CLEAN
CAR AT A REASONABLE PRICE. UTILIZING STATE OF THE ART EQUIPMENT, THE CUSTOMER WILL BE ABLE
TO BE IN AND OUT OF THE CAR WASH IN A FEW MIINUTES. IN ADDITION, THE CUSTOMER HAS THE
OPTION TO VACUUM HIS CAR EITHER BEFORE OR AFTER THE CAR WASH. THE POSITIVE ASPECTS OF
THIS LOCATION INCLUDE SIGNIFICANT TRAFFIC COUNTS, A DENSELY POPULATED AREA, LIMITED
COMPETITION AND A NEIGHBORING GAS STATION WHICH SHOULD COMPLEMENT THE BUSINESS OF
THE CAR WASH. FINALLY, THIS BUSINESS WILL ALSO POSITIVELY IMPACT THE ENVIRONMENT BY
RECYCLING MORE THAN 80% OF THE WATER UTILIZED.
Justification for Waiver/Variance
City of Anaheim
Automated Car Wash Parking Lot
924 S. Beach Blvd.
1. The Anaheim Municipal Code, has established that the proposed use, an
automated car wash, in this particular zone classification, is permitted subject to
the approval of a Conditional Use Permit. No specific parking requirement is
listed for this particular use, therefore a waiver of AMC 18.74.060 is requested.
2. The proposed use, contains a combination parking lot and vacuum service area,
which will not adversely impact the neighbors due to its passive nature.
3. There are a number of similar land uses, in Anaheim, in similar zones that have
proven the use is compatible with the surrounding area and that the vacuum area
adequately serves as parking for all the car wash customers.
4. The size and shape of the property is ideally suited for this land use. The
property is sufficient in size to accommodate any anticipated growth in business.
5. The shape of the property provides for easy ingress/egress.
6. The building and operation of the car wash will not adversely impact the health or
safety of the citizens of Anaheim.
7. The daily traffic, as well as the peak hour traffic, for this land use will be well
within the guidelines for the utilization of the adjoining streets. Compared to other
permitted uses in the zone, this land use will generate less traffic on a daily and
peak hour basis.
8. Approval of the requested Conditional Use Permit, with attendant conditions, will
not be detrimental to the health, safety or welfare of the citizens of Anaheim. This
is a land use that will assist the businesses and citizens.
Prepared by
Phillip R. Schwartze
Agent for the landowner and applicant.
Justification for Conditional Use Permit
924 South Beach Blvd.
Automated Car Wash
1. The Anaheim Municipal Code (AMC) provides for car wash and ancillary facilities
in a Commercial Area subject to approval of a Conditional Use Permit. The
property is zoned and General Planned for Commercial Uses.
2. The existing building on the site, an old motel, is functionally obsolete. An
automated car wash is ideally suited for this site. There is easy access from Ball
Road and Beach Blvd. The proposed location is adjacent to non-residential uses.
The proposed hours of operation will primarily be weekend and weekdays and
early evenings.
3. The proposed building site has more than sufficient parking to accommodate the
limited number of workers as well as automobile stacking lanes for patrons in line
to utilize the facility.
4. The patrons have more than sufficient on-site parking for their detailing needs
while also accommodating the employee/ staff parking for the automated car
wash. Traffic generated will normally be in the “non-peak” hours. No large trucks
will access the site, hours of operation will be mostly opposite the neighboring
uses and no noise, dust, vibration or lighting will impact the neighbors.
5. Re-use of this building location will provide a good neighboring relationship to the
existing surrounding uses while eliminating an existing use that has caused
Police problems. The granting of the Conditional Use Permit will provide a
needed facility in an ideal location with no impacts to the neighbors or
businesses.
Prepared by
Phillip R. Schwartze – Agent for owner
BEACH BLVD.
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PROJECT SUMMARY
Development Standard C-G
Standards
Proposed Project
Site Area None 1.06 acres
Building Height 50 feet 37’6”
Landscape Setbacks: Abutting arterial highway
15 feet, as measured from the ultimate highway right-of-way
line as designated on the Circulation Element of the
General Plan
• 15-foot setback abutting Ball Road
• 15-foot setback abutting
Beach Boulevard
Structural Setbacks:
Abutting arterial highway
Same as Landscape Setback
119-foot setback along
Ball Road
Landscape Setbacks: Abutting local street Same as Landscape Setback -foot setback along Beach Boulevard
Structural Setbacks:
Abutting Any Non-Residential Interior Site Boundary Lines None West Interior Boundary: 66 feet South Interior Boundary: 55.19 feet
Parking 34 26
ATTACHMENT NO. 10
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1
1
CITY OF ANAHEIM
ENVIRONMENTAL CHECKLIST FORM
CLASS 32 CATEGORICAL EXEMPTION
INFILL DEVELOPMENT PROJECTS**
CASE NO.: DEV2016-00010 CONDITIONAL USE PERMIT NO. 2016-05857 VARIANCE NO. 2016-05071
PROJECT APPLICANT: Robert M. McElroy
Anaheim Express Wash LLC 1840 Park Newport, Unit 308
Newport Beach, CA 92660
robertmmcelroy@gmail.com
PROJECT ADDRESS: 924 – 926 South Beach Boulevard and 2961 West Ball Road
APN(s): 126-261-04
PROJECT LOCATION:
SURROUNDING LAND USES AND SETTING: This 1.06-acre property is developed with a 2,200
square-foot retail building, an 800 square-foot four-car garage, and a 12,256 square-foot motel with 28 units and is located in the “C-G” General Commercial. The General Plan designates the property for
ATTACHMENT NO. 12
Neighborhood Commercial land uses. Surrounding land uses include motels to the north and commercial
centers to the west, south, and east.
PROJECT DESCRIPTION: The project entails the demolition of the existing motel, garage and retail
building and the construction of a new 4,992 square-foot self-service express automotive washing facility.
A combination of mid-century modern and contemporary architectural design is proposed for the new building, which includes slanted rooflines, glass elements and a combination of plaster and aluminum
façades. Three interior queuing aisles will provide space for up to 21 vehicles with a separate pay station for each aisle. A total of 26 self-serve vacuum stations are also proposed. The proposed canopy structure would accommodate the vacuum equipment, provide shade and be constructed of a metal structure with a
fabric canopy. GENERAL PLAN DESIGNATION: Neighborhood Center
ZONING: “C-G” General Commercial
INFORMATION DEMONSTRATING THAT THE PROJECT SATISFIES THE CONDITIONS DESCRIBED IN SECTION 15332 OF TITLE 14 OF THE CALIFORNIA CODE OF REGULATIONS:
1. Is the project consistent with the applicable general plan designation and all applicable general
plan policies as well as with applicable zoning designation and regulations?
The proposed automotive washing facility is consistent with the goals and objectives of the
General Plan by significantly improving the overall appearance of the property and address a number of community concerns that have been raised by residents in the adjacent residential neighborhoods regarding property maintenance, trash, loitering and security issues that spill into
the surrounding neighborhood. Staff anticipates that the proposed project will have a positive impact on the quality of life in the adjacent neighborhood.
2. Is the proposed development located within the City limits on a project site of no more than five acres substantially surrounded by urban uses?
The 1.06-acre property is located in the City of Anaheim and is currently developed with a motel and a commercial retail building. Surrounding land uses include motels to the north and
commercial centers to the west, south, and east.
3. Does the project site have value as habitat for endangered, rare or threatened species?
The project site is currently developed with commercial uses and has no habitat value for endangered, rare or threatened species.
4. Would approval of the project result in any significant effects relating to traffic, noise, air quality, or water quality?
a. Traffic:
Construction - There would be a temporary minor increase in traffic due to construction vehicles during the construction phase. However, this impact would be temporary. No significant impacts
would occur.
Operation - The proposed project consists of the establishment of a new automotive washing
facility on an existing commercial site. The City of Anaheim Traffic Study Guidelines state that a
traffic study is required when a project is expected to generate 100 or more new vehicle trips in the morning or evening peak hour. Based on a letter of operation prepared by the applicants, the
new automotive washing facility is estimated to generate a maximum of 90 new peak hour trips.
As such, a traffic study was not required. Neither roadway segments nor immediately surrounding intersections are anticipated to be significantly impacted as a result of the additional
trips from the Proposed Project. b. Noise:
Construction - The Project is anticipated to generate temporary noise during construction activities. Equipment used during construction could create noise impacts through the duration of
the construction process. However, these impacts are temporary and would cease upon completion of construction. Chapter 6.70 of the City’s noise ordinance exempts construction noise between the hours of 7:00 a.m. and 7:00 p.m., Monday through Saturday. Adherence to the
City Noise Ordinance would result in no significant impacts.
Operation - The Project is an automotive washing facility that has the potential to generate noise
impacts that exceed the City’s Noise Ordinance thresholds, resulting from the use of the tunnel vacuum and drying equipment. The applicant has submitted a noise and vibration study that
determined the tunnel vacuum and drying equipment will meet the City’s noise ordinance with
construction of a noise barrier consisting of an eight-foot high concrete block wall with seven feet of transparent plexiglass material along the northwesterly property line. As such, no significant
impacts would occur. c. Air Quality:
The Project site is located within SoCAB which is characterized by relatively poor air quality and is a Federal- and State-designated nonattainment area for O3, PM10 and PM2.5 (US EPA 2012).
SCAQMD has established significance thresholds for both construction and operational activities relative to these criteria pollutants. Based on the following analysis, implementation of the Project would result in less than significant impacts relative to the daily significance thresholds
for criteria air pollutant construction emissions established by the SCAQMD.
Construction – The construction will consist of a new 4,992 square-foot self-service express
automotive washing facility with a total of 26 self-serve vacuum stations. General construction activities, can contribute to air pollutants. All construction activities would comply with
SCAQMD Rule 403 (SCAQMD 2005) regarding the control of fugitive dust emissions, and
existing City dust suppression practices that minimize dust and other emissions. Such controls include frequent watering of the site, the covering and/or wetting of trucks hauling dirt, sand, soil
or other loose materials off-site, street sweeping, as needed, to remove dirt dropped by construction vehicles or mud that would otherwise be carried off by trucks departing the site, suspending grading and excavation activities in high winds (25 miles per hour [mph] or more) as
well as implementation of a traffic control plan to minimize traffic flow interference from construction activities, etc., that would be incorporated into the construction plans.
Construction is anticipated to last four months and completed in three phases: demolition, grading, and building construction (which consists of building construction, paving, and architectural coating).
Pollutant emissions resulting from Project construction activities were calculated using the
CalEEMod model. Construction emissions are based on conservative assumptions, which imply
a default equipment mix and a worst-case construction schedule. As shown in Table 1, entitled “Project-Related Construction and Operational Emissions,” the incremental increase in emissions
from Project construction activities fall well below SCAQMD significance thresholds for regional
emissions.
Operation - The Project’s incremental increase in regional emissions resulting from operation of the Project would not exceed any SCAQMD thresholds. Mobile source emission calculations utilize the vehicle miles traveled (VMT) rate calculated by CalEEMod, based on the specific
proposed land use and intensity. The daily VMT rate is based on the number of daily trips for each land use and applied to a commute percentage and an average trip length, both of which are land use specific values derived from CalEEMod. These values account for variations in trip
frequency and length associated with commuting to and from the Project. Emission factors specific to the buildout year are projected based on SoCAB-specific fleet turnover rates and the impact of future emission standards and fuel efficiency standards. The increase in the
consumption of fossil fuels to provide power, heat, and ventilation was considered in the calculations as stationary point source emissions. Future fuel consumption rates are estimated
based on land use specific energy consumption rates. The emission factors used in this analysis
represent a State-wide average of known power producing facilities, utilizing various technologies and emission control strategies, and do not take into account any unique emissions
profile. At this time, these emission factors are considered conservative and representative. Area
source emissions were calculated by CalEEMod and include emissions from natural gas and landscape fuel combustion, consumer products, and architectural coatings (future maintenance).
As shown in Table 1, the operational emissions pollutant concentrations resulting from Project operation would not exceed SCAQMD thresholds. Therefore, air quality impacts would be less than significant.
Table 1 Project-Related Construction and Operational Emissions Mass Daily Thresholds (pounds per day)
VOC NOx CO SO2 PM10 PM2.5 Construction Emissions
SCAQMD Threshold 75 100 550 150 150 55 2016 Project Emissions 2 4.15 2.9 43.8 0.36 0.27
Exceed Threshold? NO NO NO NO NO NO
Operational Emissions SCAQMD Threshold 55 55 550 150 150 55
Project Emissions 1.24 1.24 6.04 12.38 0.88 0.25
Exceed Threshold? NO NO NO NO NO NO Source of emissions: CalEEMod 2013.2.2 Source of thresholds: SCAQMD
Regional emissions refer to the ambient conditions surrounding the site. Therefore, pollutant emissions associated with construction of the Project would be less than significant.
Operational related impacts are typically associated with emissions produced from Project-generated vehicle trips. Based on the Project’s anticipated compliance with SCAQMD Rule 403 and the scale of development, it is anticipated that no significant impacts would occur to
existing air quality standards.
d. Water Quality:
Grading and construction associated with site work on the project site would result in temporary disturbance of surface soils, which could potentially result in erosion and sedimentation on site,
which are major visible water quality impacts attributable to construction activities. Any
stockpiles of excavated areas would be susceptible to high rates of erosion from wind and rain and, if not manage properly, could result in increased sedimentation in local drainage ways.
The Project must comply with the requirements of the National Pollutant Discharge Elimination System (NPDES) MS4 Permit. The NPDES MS4 Permit Program, which is administered in the
project area by the City of Anaheim and County of Orange, issued by the Santa Ana Regional Water Quality Control Board (SARWQCB), helps control water pollution by regulating point sources that discharge pollutants into receiving waters. Project operation must also comply with
the NPDES General Construction Permit. The contractor would be required to comply with Chapter 10.09 of the Anaheim Municipal Code,
which prohibits the active or passive discharge or disposal of soil or construction debris into the storm drain. Additionally, the Project would be required to obtain coverage under the General
Permit for Discharges of Storm Water Associated with Construction Activity (Construction
General Permit Order 2009-0009-DWQ). Construction activities subject to the Construction General Permit includes clearing, grading, and disturbances to ground such as stockpiling or
excavation. The Construction General Permit requires implementation of a Storm Water
Pollution Prevention Plan (SWPPP). The SWPPP would generally contain a site map showing the construction perimeter, existing and proposed buildings, storm water collection and discharge
points, general pre- and post-construction topography, drainage patterns across the site, and adjacent roadways.
The SWPPP must also include project construction features designed to protect against stormwater runoff, known as Best Management Practices (BMPs). Additionally, the SWPPP must contain a visual monitoring program; a chemical monitoring program for “non-visible”
pollutants, should the BMPs fail; and a sediment monitoring plan, should the site discharge directly into a water body listed on the 303(d) list for sediment. Section A of the Construction General Permit describes the elements that must be contained in the SWPPP. Incorporation of
these policies and ordinances and the requirements contained within would reduce project impacts to less than significant.
5. Can the project site be adequately served by all required utilities and public services?
a. Fire Protection, b. Police Protection:
The construction of the automotive washing facility would not generate additional demand on police or fire services. Building plans submitted for new development on the project site would be required to comply with fire safety requirements. Additionally, development of the project site
would not result in the need for new or physically altered police or fire protection facilities. Impacts to police and fire services would be less than significant.
c. Schools, d. Parks, e. Other Public Facilities:
The Proposed Project would include the construction of a new automotive washing facility. The
commercial use will not have an impact on school services, park services or other public
facilities, including the Anaheim Public Library system.
f. Wastewater/Sewer:
The Project would be served by the Anaheim Public Works Department for wastewater (Sanitary
Sewer) collection service. The Project is located within a developed area and there is an existing Public wastewater (Sanitary Sewer) main adjacent to the Project site. The project would be required to connect to this existing wastewater (Sanitary Sewer) line. The existing wastewater
facilities are not identified as deficient in the “Existing” condition in the latest Combined Central Anaheim Area Master Plan of Sanitary Sewers. Due to the small size of the project, there is no reasonable possibility that this project will result in that deficiency being triggered, and no
significant impacts on existing wastewater infrastructure would occur. Existing facilities would be adequate to serve the wastewater collection requirements of the Project. Impacts to wastewater treatment facilities (OCSD) would be less than significant.
g. Storm Water Drainage:
On-site grading and drainage improvements proposed in conjunction with the proposed site work would be required to meet the City’s and Orange County Flood Control District’s flood control
criteria including design discharges, design/construction standards and maintenance features. All
new development projects in the City are also required to include specific design Best Management Practices to ensure that no stormwater runoff generated on site would be allowed to
leave the site without pre-treatment for urban pollutants. The Project would not alter any drainage pattern in a manner that would result in substantial erosion or siltation on or offsite. The Project would not involve an alteration of the course of a stream or river. Erosion and siltation impacts
potentially resulting from the project would, for the most part, occur during the Project’s site preparation phase. Implementation of the NPDES permit requirements, as they apply to the site, would reduce potential erosion, siltation, and water quality impacts. Less than significant impacts
would occur. h. Water Supplies:
The City of Anaheim receives water from two main sources: the Orange County Groundwater
Basin, which is managed by the Orange County Water District (OCWD), and imported water
from the Metropolitan Water District of Southern California (MWD). Groundwater is pumped from 18 active wells located within the City, and imported water is delivered to the City through
seven treated water connections and one untreated connection.
According to the City of Anaheim 2010 Urban Water Management Plan (UWMP), local
groundwater has been the least expensive and most reliable source of water supply for the City. The City depends heavily on the groundwater from the Orange County Groundwater Basin each year. The Project includes the construction of a new automotive washing facility in an existing
commercial property. Due to the similar size of the project, the supply of local water needed to support the use is not substantial. Therefore, the production rates of local wells would not be
significantly impacted. The Project would also result in similar amounts of impervious surfaces
than what currently exist on the site. Therefore, the development would not result in a significant deficit in aquifer volume or a lowering of the local groundwater table. Less than significant impacts to groundwater supplies would occur.
i. Solid Waste Disposal:
Assembly Bill 939 requires local jurisdictions to divert at least 50 percent of their solid waste into recycling. As of 2012, the City is diverting approximately 65 percent of its waste into recycling.
Waste from the City is currently being diverted to the Olinda Alpha Landfill in the City of Brea
and the Frank R. Bowerman Landfill in the City of Irvine. Combined, the two landfills accept approximately 23,500 tons of waste per day, or over seven million tons annually. The project’s
contribution of solid waste would be minimal and would not significantly impact landfill operations. No significant impacts would occur.
j. Electricity: k. Natural Gas: l. Telephone Service: m. Television Service: The Project site is located in a built-out, urban setting. The site and the surrounding commercial
properties are fully served by various utility service providers. There are no anticipated significant service or system upgrades needed to serve the proposed commercial use. Any increase in demand for these services would be considered to be less than significant.
** Authority: See Public Resources Code Section 21083 and Section 15332 of Title 14 of the California
Code of Regulations.
DETERMINATION:
I find that the answers given above are adequately supported by the information sources cited following each question and that the effects of the Project are typical of those generated within that class of projects
(i.e., Class 32 – Infill Development Projects) characterized as in-fill development meeting the conditions
of Section 15332 of Title 14 of the California Code of Regulations. The Project will not cause a significant effect on the environment and is, therefore, categorically exempt from the requirement for the
preparation of environmental documents under the California Environmental Quality Act.
7/1/16 Signature of City of Anaheim Representative Date
Gustavo N. Gonzalez, AICP, Senior Planner (714) 765-4671
Printed Name, Title Phone Number
April 2016
NOISE AND VIBRATION IMPACT ANALYSIS
ANAHEIM EXPRESS WASH
ATTACHMENT NO. 13
April 2016
NOISE AND VIBRATION IMPACT ANALYSIS
ANAHEIM EXPRESS WASH
Submitted to:
Anaheim Express Wash, LLC
924-926 Beach Boulevard
Anaheim, California 92610
Prepared by:
LSA Associates, Inc.
20 Executive Park, Suite 200
Irvine, California 92614
(949) 553-0666
Project No. AEW1601
________________________________________________
Tung-chen Chung, PhD INCE Board Certified
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TABLE OF CONTENTS
INTRODUCTION .................................................................................................................................. 1
PROJECT DESCRIPTION .................................................................................................................... 1
METHODOLOGY RELATED TO THE NOISE IMPACT ASSESSMENT ....................................... 1
CHARACTERISTICS OF SOUND ....................................................................................................... 4
MEASUREMENT OF SOUND ............................................................................................................. 4
PHYSIOLOGICAL EFFECTS OF NOISE ............................................................................................ 5
SETTING ............................................................................................................................................... 6
PROJECT IMPACTS ........................................................................................................................... 12
MITIGATION MEASURES ................................................................................................................ 21
LEVEL OF SIGNIFICANCE AFTER MITIGATION ........................................................................ 21
REFERENCES ..................................................................................................................................... 22
FIGURES
Figure 1: Project Location Map .............................................................................................................. 2
Figure 2: Site Plan .................................................................................................................................. 3
TABLES
Table A: Definitions of Acoustical Terms ............................................................................................. 7
Table B: Common Sound Levels and Their Noise Sources ................................................................... 7
Table C: Land Use Compatibility for Exterior Community Noise ......................................................... 8
Table D: Human Response to Different Levels of Ground-Borne Noise and Vibration ........................ 9
Table E: Ground-Borne Vibration and Noise Impact Criteria.............................................................. 11
Table F: Construction Vibration Damage Criteria ............................................................................... 12
Table G: Guideline Vibration Damage Potential Threshold Criteria ................................................... 12
Table H: RCNM Default Noise Emission Reference Levels and Usage Factors ................................. 13
Table I: Vibration Source Amplitudes for Construction Equipment .................................................... 16
Table J: Summary of Construction Equipment and Activity Vibration ............................................... 17
Table K: Decibel Readings on Air One Profiler Dryers (dBA) ............................................................ 18
Table L: Decibel Readings on Proto-Vest Dryers with Silencer Package (dBA) ................................ 18
Table M: Decibel Readings on Ryko Car Washes (dBA) .................................................................... 19
APPENDIX
A: MOTOR CITY WASH WORKS DRYER NOISE DECIBEL LEVEL READINGS
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LIST OF ABBREVIATIONS AND ACRONYMS
μin/sec micro-inches per second
μPa micro-Pascals
Caltrans California Department of Transportation
City City of Anaheim
CNEL Community Noise Equivalent Level
dB Decibels
dBA A-weighted decibels
EPA United States Environmental Protection Agency
FHWA Federal Highway Administration
ft foot/feet
FTA Federal Transit Administration
HP Horsepower
HVAC heating, ventilation, and air conditioning
Hz Hertz
in/sec
L50
L90
inches per second
median noise level
noise level exceeded 90 percent of the time
Ldn day-night average noise level
Leq equivalent continuous sound level
Lmax maximum instantaneous noise level
LSA LSA Associates, Inc.
LV velocity in decibels
PPV
project
peak particle velocity
proposed car wash facility
RCNM Roadway Construction Noise Model
RMS root-mean-square (velocity)
STC Sound Transmission Class
VdB vibration velocity decibels
VMS variable message sign
Vref reference velocity amplitude
LSA ASSOCIATES, INC.
APRIL 2016
NOISE AND VIBRATION IMPACT ANALYSIS
ANAHEIM EXPRESS WASHCITY OF ANAHEIM, CALIFORNIA
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INTRODUCTION
This noise impact analysis has been prepared to evaluate the potential noise impacts and mitigation
measures associated with the proposed car wash facility (project) on the north side of West Ball Road
and on the east side of Beach Boulevard in the City of Anaheim (City), County of Orange, California.
This report is intended to satisfy the City’s requirement for a project-specific noise impact analysis by
examining the short-term and long-term impacts on adjacent uses and by evaluating the effectiveness
of mitigation measures incorporated as part of the project designs.
PROJECT DESCRIPTION
The proposed project is located north of West Ball Road and east of Beach Boulevard. The project
proposes a car wash facility that includes a car wash (wet) tunnel and a covered canopy for pay
stations.
Once the specified wash is selected and paid for, the automobile will be taken into the wash tunnel.
The cycle includes a complete wash of the outside portions of the automobile. The automobile will
then be taken on the same platform to the second cycle in the wash tunnel, where the car will go
through a series of dryers. While their automobile is in the tunnel, the customer will be able to go
through the car wash lobby and watch their car go through the drying process. The lobby also will
offer restrooms and vending machines containing snacks and soft drinks. Once the drying process is
complete, the customer will exit the lobby to retrieve their automobile and drive away. The tunnel
includes a station to vacuum the interior of the automobile, a station to detail the interior, and a
station for window cleaning. These stations are set up “assembly style” where each station will have a
minimum of two car wash staff members providing each individual service. As the car wash gets
busier, more staff members will be added to each station.
The car wash proposes to be open from 7 a.m. to 7 p.m. 7 days a week for the full-service car wash
and 24 hours a day, 7 days a week for the automatic wash service. A security guard will be provided
on site 24 hours a day, 7 days a week.
The project site is surrounded by commercial uses. No residential uses are located to the south across
West Ball Road. One motel (Travel Inn) is located to the north/northwest of the project site,
approximately 70 feet (ft) from the nearest dryers inside the proposed wash tunnel. Figure 1 shows
the project location. Figure 2 shows the project site plan.
METHODOLOGY RELATED TO THE NOISE IMPACT ASSESSMENT
The evaluation of noise impacts associated with the proposed project includes the following:
Determine the short-term construction noise impacts on off-site noise-sensitive land uses
Determine the short-term construction vibration impacts on off-site noise-sensitive uses
Determine the long-term stationary source noise impacts on off-site noise-sensitive uses
Determine the required mitigation measures to reduce short-term and long-term noise and
vibration impacts, if necessary
SOURCE Bing Maps:
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LSA ASSOCIATES, INC.
APRIL 2016
NOISE AND VIBRATION IMPACT ANALYSIS
ANAHEIM EXPRESS WASHCITY OF ANAHEIM, CALIFORNIA
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This noise impact analysis utilizes the City’s noise standards, including the City’s Noise Element,
Municipal Code, and Zoning Ordinance, as thresholds against which potential noise impacts are
evaluated.
CHARACTERISTICS OF SOUND
Sound is increasing in the environment and can affect quality of life. Noise is usually defined as
unwanted sound. Noise consists of any sound that may produce physiological or psychological
damage and/or interfere with communication, work, rest, recreation, and sleep. To the human ear,
sound has two significant characteristics: pitch and loudness. Pitch is generally an annoyance, while
loudness can affect the ability to hear. Pitch is the number of complete vibrations, or cycles per
second, of a wave, resulting in the tone’s range from high to low. Loudness is the strength of a sound
and describes a noisy or quiet environment; it is measured by the amplitude of the sound wave.
Loudness is determined by the intensity of the sound waves, combined with the reception
characteristics of the human ear. Sound intensity refers to how hard the sound wave strikes an object,
which in turn produces the sound’s effect. This characteristic of sound can be precisely measured
with instruments. The analysis of a project defines the noise environment of the project area in terms
of sound intensity and its effect on adjacent sensitive land uses.
MEASUREMENT OF SOUND
Sound intensity is measured through the A-weighted (dBA) scale to correct for the relative frequency
response of the human ear. That is, an A-weighted noise level de-emphasizes low and very high
frequencies of sound similar to the human ear’s de-emphasis of these frequencies. Unlike linear units,
such as inches or pounds, decibels (dB) are measured on a logarithmic scale representing points on a
sharply rising curve.
For example, 10 dB are 10 times more intense than 1 dB, 20 dB are 100 times more intense, and
30 dB are 1,000 times more intense. Thirty decibels represent 1,000 times more acoustic energy than
1 dB. The decibel scale increases as the square of the change, representing the sound pressure energy.
A sound as soft as human breathing is about 10 times greater than 0 dB. The decibel system of
measuring sound gives a rough connection between the physical intensity of sound and its perceived
loudness to the human ear. A 10-dB increase in sound level is perceived by the human ear as only a
doubling of the loudness of the sound. Ambient sounds generally range from 30 dBA (very quiet) to
100 dBA (very loud).
Sound levels are generated from a source, and their decibel level decreases as the distance from that
source increases. Sound dissipates exponentially with distance from the noise source. For a single
point source, sound levels decrease approximately 6 dB for each doubling of distance from the
source. This drop-off rate is appropriate for noise generated by stationary equipment. If noise is
produced by a line source, such as highway traffic or railroad operations, the sound decreases 3 dB
for each doubling of distance in a hard site environment. Line source noise, when produced within a
relatively flat environment with absorptive vegetation, decreases 4.5 dB for each doubling of
distance.
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NOISE AND VIBRATION IMPACT ANALYSIS
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There are many ways to rate noise for various time periods, but an appropriate rating of ambient noise
affecting humans also accounts for the annoyance effects of sound. Equivalent continuous sound level
(Leq) is the total sound energy of time-varying noise over a sample period. However, the predominant
rating scales for human communities in the State of California are the Leq and community noise
equivalent level (CNEL) or the day-night average level (Ldn) based on dBA. CNEL is the time-
varying noise over a 24-hour period, with a 5 dBA weighting factor applied to the hourly Leq for
noises occurring from 7:00 p.m. to 10:00 p.m. (defined as relaxation hours) and 10 dBA weighting
factor applied to noise occurring from 10:00 p.m. to 7:00 a.m. (defined as sleeping hours). Ldn is
similar to the CNEL scale but without the adjustment for events occurring during the evening hours.
CNEL and Ldn are within 1 dBA of each other and are normally exchangeable. The noise adjustments
are added to the noise events occurring during the more sensitive hours.
Other noise rating scales of importance when assessing the annoyance factor include the maximum
noise level (Lmax), which is the highest exponential time-averaged sound level that occurs during a
stated time period. The noise environments discussed in this analysis are specified in terms of
maximum levels denoted by Lmax for short-term noise impacts. Lmax reflects peak operating conditions
and addresses the annoyance aspects of intermittent noise.
Another noise scale often used together with the Lmax in noise ordinances for enforcement purposes is
noise standards in terms of percentile noise levels. For example, the L10 noise level represents the
noise level exceeded 10 percent of the time during a stated period. The L50 noise level represents the
median noise level. Half the time the noise level exceeds this level, and half the time it is less than
this level. The L90 noise level represents the noise level exceeded 90 percent of the time and is
considered the background noise level during a monitoring period. For a relatively constant noise
source, the Leq and L50 are approximately the same.
Noise impacts can be described in three categories. The first is audible impacts, referring to increases
in noise levels noticeable to humans. Audible increases in noise levels generally refer to a change of
3 dB or greater, since this level has been found to be barely perceptible in exterior environments. The
second category, potentially audible, refers to a change in the noise level between 1 and 3 dB. This
range of noise levels has been found to be noticeable only in laboratory environments. The last
category is changes in noise level of less than 1 dB, which are inaudible to the human ear. Only
audible changes in existing ambient or background noise levels are considered potentially significant.
PHYSIOLOGICAL EFFECTS OF NOISE
Physical damage to human hearing begins at prolonged exposure to noise levels higher than 85 dBA.
Exposure to high noise levels affects the entire system, with prolonged noise exposure in excess of
75 dBA increasing body tensions and thereby affecting blood pressure and functions of the heart and
the nervous system. In comparison, extended periods of noise exposure above 90 dBA would result in
permanent cell damage. When the noise level reaches 120 dBA, a tickling sensation occurs in the
human ear even with short-term exposure. This level of noise is called the threshold of feeling. As the
sound reaches 140 dBA, the tickling sensation is replaced by the feeling of pain in the ear. This is
called the threshold of pain. A sound level of 160 to 165 dBA will result in dizziness and loss of
equilibrium.
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The ambient or background noise problem is widespread and generally more concentrated in urban
areas than in outlying, less developed areas.
Table A lists definitions of acoustical terms; Table B shows common sound levels and their noise
sources; and Table C shows land use compatibility for exterior community noise, as recommended by
the California Department of Health, Office of Noise Control.
SETTING
Existing Sensitive Land Uses in the Project Area
Sensitive receptors include residences, schools, hospitals, and similar uses that are sensitive to noise
(e.g., hotels and motels). One motel is located to the north/northwest of the project site, with the
nearest guest rooms approximately 70 ft from the dryers inside the proposed wash tunnel. These
nearest noise-sensitive guest rooms would be potentially affected by the noise generated during
construction and operation on site.
Overview of the Existing Noise Environment
The primary existing noise sources in the project area are transportation facilities. Traffic on West
Ball Road, Beach Boulevard, and other local streets is the dominant source contributing to the
ambient noise levels in the project vicinity.
Noise from motor vehicles is generated by engine vibrations, the interaction between the tires and the
road, and the exhaust system. Noise levels on and in the vicinity of the project site will change as a
result of the proposed project. Potential noise impacts associated with the project include temporary
construction noise and long-term operational noise (e.g., the dryers inside the proposed wash tunnel).
Vibration
Vibration refers to ground-borne noise and perceptible motion. Ground-borne vibration is almost
exclusively a concern inside buildings and is rarely perceived as a problem outdoors where the
motion may be discernible, but there is less adverse reaction without the effects associated with the
shaking of a building. Vibration energy propagates from a source through intervening soil and rock
layers to the foundations of nearby buildings. The vibration then propagates from the foundation
throughout the remainder of the structure. Building vibration may be perceived by occupants as the
motion of building surfaces, the rattling of items on shelves or hanging on walls, or a low-frequency
rumbling noise. The rumbling noise is caused by the vibration of walls, floors, and ceilings that
radiate sound waves. Annoyance from vibration often occurs when the vibration exceeds the
threshold of perception by 10 dB or less. This is an order of magnitude below the damage threshold
for normal buildings.
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Table A: Definitions of Acoustical Terms
Term Definition
Decibel, dB A unit of level that denotes the ratio between two quantities that are proportional to power; the
number of decibels is 10 times the logarithm (to the base 10) of this ratio.
Frequency, Hz Of a function periodic in time, the number of times that the quantity repeats itself in one second (i.e.,
number of cycles per second).
A-Weighted Sound Level,
dBA
The sound level obtained by use of A-weighting. The A-weighting filter de-emphasizes the very low
and very high frequency components of the sound in a manner similar to the frequency response of
the human ear and correlates well with subjective reactions to noise.
All sound levels in this report are A-weighted, unless reported otherwise.
L02, L08, L50, L90 The fast A-weighted noise levels that are equaled or exceeded by a fluctuating sound level 2 percent,
8 percent, 50 percent, and 90 percent of a stated time period, respectively.
Equivalent Continuous
Noise Level, Leq
The level of a steady sound that, in a stated time period and at a stated location, has the same A-
weighted sound energy as the time-varying sound.
Community Noise
Equivalent Level, CNEL
The 24-hour A-weighted average sound level from midnight to midnight, obtained after the addition
of 5 decibels to sound levels occurring in the evening from 7:00 p.m. to 10:00 p.m. and after the
addition of 10 decibels to sound levels occurring in the night between 10:00 p.m. and 7:00 a.m.
Day/Night Noise Level,
Ldn
The 24-hour A-weighted average sound level from midnight to midnight, obtained after the addition
of 10 decibels to sound levels occurring in the night between 10:00 p.m. and 7:00 a.m.
Lmax, Lmin The maximum and minimum A-weighted sound levels measured on a sound level meter, during a
designated time interval, using fast time averaging.
Ambient Noise Level The all-encompassing noise associated with a given environment at a specified time, usually a
composite of sound from many sources at many directions, near and far; no particular sound is
dominant.
Intrusive The noise that intrudes over and above the existing ambient noise at a given location. The relative
intrusiveness of a sound depends upon its amplitude, duration, frequency, and time of occurrence
and tonal or informational content as well as the prevailing ambient noise level.
Source: Handbook of Acoustical Measurement and Noise Control (Harris 1991).
Table B: Common Sound Levels and Their Noise Sources
Noise Source A-Weighted Sound Level in Decibels Noise Environments Subjective Evaluations
Near jet engine 140 Deafening 128 times as loud
Civil defense siren 130 Threshold of pain 64 times as loud
Hard rock band 120 Threshold of feeling 32 times as loud
Accelerating motorcycle at a few feet away 110 Very loud 16 times as loud
Pile driver, noisy urban street, heavy city traffic 100 Very loud 8 times as loud
Ambulance siren, food blender 95 Very loud
Garbage disposal 90 Very loud 4 times as loud
Freight cars, living room music 85 Loud
Pneumatic drill, vacuum cleaner 80 Loud 2 times as loud
Busy restaurant 75 Moderately loud
Near freeway auto traffic 70 Moderately loud Reference level
Average office 60 Quiet ½ as loud
Suburban street 55 Quiet
Light traffic, soft radio music in apartment 50 Quiet ¼ as loud
Large transformer 45 Quiet
Average residence without stereo playing 40 Faint ⅛ as loud
Soft whisper 30 Faint
Rustling leaves 20 Very faint
Human breathing 10 Very faint Threshold of hearing
0 Very faint
Source: Compiled by LSA Associates, Inc., 2015.
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Table C: Land Use Compatibility for Exterior Community Noise
Land Use Category
Noise Range (Ldn or CNEL), dB
I II III IV
Passively used open spaces 50 50–55 55–70 70+
Auditoriums, concert halls, amphitheaters 45–50 50–65 65–70 70+
Residential–low-density single family, duplex, mobile homes 50–55 55–70 70–75 75+
Residential–multifamily 50–60 60–70 70–75 75+
Transient lodging–motels, hotels 50–60 60–70 70–80 80+
Schools, libraries, churches, hospitals, nursing homes 50–60 60–70 70–80 80+
Actively used open spaces–playgrounds, neighborhood parks 50–67 – 67–73 73+
Golf courses, riding stables, water recreation, cemeteries 50–70 – 70–80 80+
Office buildings, business, commercial, and professional 50–67 67–75 75+ –
Industrial, manufacturing, utilities, agriculture 50–70 70–75 75+ –
Source: California Department of Health, Office of Noise Control 1976.
Noise Range I – Normally Acceptable: Specified land use is satisfactory, based upon the assumption that any buildings
involved are of normal conventional construction, without any special noise insulation requirements.
Noise Range II – Conditionally Acceptable: New construction or development should be undertaken only after a
detailed analysis of the noise reduction requirements is made, and needed noise insulation features are included in the
design. Conventional construction, but with closed windows and fresh air supply systems or air conditioning, will
normally suffice.
Noise Range III – Normally Unacceptable: New construction or development should generally be discouraged. If new
construction or development does proceed, a detailed analysis of the noise reduction requirements must be made and
needed noise insulation features included in the design.
Noise Range IV –Clearly Unacceptable: New construction or development should generally not be undertaken.
CNEL = community noise equivalent level
dB = decibel
Ldn = day-night average level
Typical sources of ground-borne vibration include construction activities (e.g., blasting, pile driving,
and operating heavy-duty earthmoving equipment), steel-wheeled trains, and occasional traffic on
rough roads. Problems with both ground-borne vibration and noise from these sources are usually
localized to areas within approximately 100 ft from the vibration source, although there are examples
of ground-borne vibration causing interference out to distances greater than 200 ft (Federal Transit
Administration [FTA] 2006). When roadways are smooth, vibration from traffic, even heavy trucks,
is rarely perceptible. For most projects it is assumed that the roadway surface will be smooth enough
that ground-borne vibration from street traffic will not exceed the impact criteria.
Ground-borne noise is not likely to be a problem because noise arriving via the normal airborne path
will usually be greater than ground-borne noise.
Ground-borne vibration has the potential to disturb people and damage buildings. Although it is very
rare for train-induced ground-borne vibration to cause even cosmetic building damage, it is not
uncommon for construction processes (e.g., blasting and pile driving) to cause vibration of sufficient
amplitudes to damage nearby buildings (FTA 2006). Ground-borne vibration is usually measured in
terms of vibration velocity, either the root-mean-square (RMS) velocity or peak particle velocity
(PPV). The RMS is best for characterizing human response to building vibration, and PPV is used to
characterize potential for damage. Decibel notation acts to compress the range of numbers required to
describe vibration. Vibration velocity level in decibels is defined as
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Lv = 20 log10 [V/Vref]
where Lv is the vibration velocity in decibels (VdB), “V” is the RMS velocity amplitude, and “Vref” is
the reference velocity amplitude, or 1 x 10-6 inches per second used in the United States. Table D
illustrates human response to various vibration levels, as described in the Transit Noise and Vibration
Impact Assessment (FTA 2006).
Table D: Human Response to Different Levels of Ground-Borne Noise and Vibration
Vibration Velocity Level
Noise Level
Human Response Low-Frequency1 Mid-Frequency2
65 VdB 25 dBA 40 dBA Approximate threshold of perception for many humans. Low-frequency
sound usually inaudible; mid-frequency sound excessive for quiet sleeping
areas.
75 VdB 35 dBA 50 dBA Approximate dividing line between barely perceptible and distinctly
perceptible. Many people find transit vibration at this level unacceptable.
Low-frequency noise acceptable for sleeping areas; mid-frequency noise
annoying in most quiet occupied areas.
85 VdB 45 dBA 60 dBA Vibration acceptable only if there are an infrequent number of events per
day. Low-frequency noise unacceptable for sleeping areas; mid-frequency
noise unacceptable even for infrequent events with institutional land uses
(e.g., schools and churches).
Source: Transit Noise and Vibration Impact Assessment (FTA 2006). 1 Approximate noise level when the vibration spectrum peak is near 30 Hz. 2 Approximate noise level when the vibration spectrum peak is near 60 Hz.
dBA = A-weighted decibels
FTA = Federal Transit Administration
Hz = Hertz
VdB = vibration velocity decibels
Factors that influence ground-borne vibration and noise include the following:
Vibration Source: Vehicle suspension, wheel types and condition, railroad track and roadway surface,
railroad track support system, speed, transit structure, and depth of vibration source
Vibration Path: Soil type, rock layers, soil layering, depth to water table, and frost depth
Vibration Receiver: Foundation type, building construction, and acoustical absorption
Among the factors listed above, there are significant differences in the vibration characteristics when
the source is underground compared to at the ground surface. In addition, soil conditions are known
to have a strong influence on the levels of ground-borne vibration. Among the most important factors
are the stiffness and internal damping of the soil and the depth to bedrock.
Experience with ground-borne vibration indicates (1) vibration propagation is more efficient in stiff,
clay soils than in loose, sandy soils; and (2) shallow rock seems to concentrate the vibration energy
close to the surface and can result in ground-borne vibration problems at large distances from a
railroad track. Factors (e.g., the layering of the soil and the depth to the water table) can have
significant effects on the propagation of ground-borne vibration. Soft, loose, sandy soils tend to
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attenuate more vibration energy than hard, rocky materials. Vibration propagation through
groundwater is more efficient than through sandy soils.
Thresholds of Significance
Based on Guidelines for the Implementation of the California Environmental Quality Act (CEQA),
Appendix G, Public Resource Code Sections 15000–15387, a project will normally have a significant
effect on the environment related to noise if it will substantially increase the ambient noise levels for
adjoining areas or conflict with adopted environmental plans and goals of the community in which it
is located. The applicable noise standards governing the project site are the noise criteria listed in the
City’s Municipal Code and Noise Element of the General Plan.
City of Anaheim Noise Element. The City has adopted a Noise Element in its General Plan (City of
Anaheim, May 2004), which incorporated the State Interior and Exterior Noise Standards in its Table
N-3. Single-family and multifamily residences are normally acceptable in exterior noise environments
up to 65 dBA CNEL. Interior noise levels within residential structures are acceptable up to 45 dBA
CNEL. Hotels and motels are normally acceptable when the interior noise environments are up to 45
dBA CNEL. No exterior noise standards are established for hotels and motels. For the purposes of
this noise impact analysis, hotels and motels with outdoor active use areas (e.g., balconies) exposed to
noise levels exceeding 65 dBA CNEL would need to be mitigated.
City of Anaheim Municipal Code Noise Ordinance. The City has incorporated the following
measures in the City’s Municipal Code to control loud, unnecessary, and unusual noises. The City has
the authority to set land use noise standards and place restrictions on private activities that generate
excessive or intrusive noise. The applicable standards for these activities are specified in the City
Municipal Code. The Municipal Code limits sound levels for stationary sources of noise radiated for
extended periods from any premises in excess of 60 dB at the property line. Sound created by
construction or building repair of any premises within the City is also exempt from the applications of
the Municipal Code during the hours of 7:00 a.m. to 7:00 p.m. Traffic sounds, sound created by
emergency activities, and sound created by governmental units are exempt from the applications of
the Municipal Cod
Vibration Impact Criteria
The criteria for environmental impact from ground-borne vibration and noise are based on the
maximum levels for a single event.
Federal Transit Administration. The vibration standards included in the FTA Transit Noise and
Vibration Impact Assessment (FTA, May 2006) are used in this analysis for ground-borne vibration
impacts on human annoyance, as shown in Table E. The criteria presented in Table E account for
variation in project types as well as the frequency of events, which differ widely among projects. It is
intuitive that when there will be fewer events per day, it should take higher vibration levels to evoke
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Table E: Ground-Borne Vibration and Noise Impact Criteria
Land Use Category
Ground-Borne Vibration Impact Levels (VdB re 1 µin/sec) Ground-Borne Noise Impact Levels (dB re 20 µPa) Frequent1
Events
Infrequent2
Events
Frequent1
Events
Infrequent2
Events
Category 1: Buildings where low ambient
vibration is essential for interior operations.
65 VdB3 65 VdB3 –4 –4
Category 2: Residences and buildings
where people normally sleep.
72 VdB 80 VdB 35 dBA 43 dBA
Category 3: Institutional land uses with
primarily daytime use.
75 VdB 83 VdB 40 dBA 48 dBA
Source: Transit Noise and Vibration Impact Assessment (FTA 2006). 1 Frequent events are defined as more than 70 events per day. 2 Infrequent events are defined as fewer than 70 events per day.
3 This criterion limit is based on levels that are acceptable for most moderately sensitive equipment (e.g., optical
microscopes. Vibration-sensitive manufacturing or research will require detailed evaluation to define the acceptable
vibration levels. Ensuring lower vibration levels in a building often requires special design of the HVAC systems and
stiffened floors. 4 Vibration-sensitive equipment is not sensitive to ground-borne noise.
μin/sec = micro-inches per second
μPa = micro-Pascals
dB = decibels
dBA = A-weighted decibels
FTA = Federal Transit Administration
HVAC = heating, ventilation, and air-conditioning
VdB = vibration velocity decibels
the same community response. This is accounted for in the criteria by distinguishing between projects
with frequent and infrequent events, in which the term “frequent events” is defined as more than 70
events per day.
The criteria for environmental impact from ground-borne vibration and noise are based on the
maximum levels for a single event. Table F lists the potential vibration building damage criteria
associated with construction activities, as suggested in the Transit Noise and Vibration Impact
Assessment (FTA 2006).
FTA guidelines show that a vibration level of up to 102 VdB (equivalent to 0.5 inch per second
[in/sec] in PPV) (FTA, May 2006) is considered safe for buildings consisting of reinforced concrete,
steel, or timber (no plaster), and would not result in any construction vibration damage. For a
nonengineered timber and masonry building, the construction building vibration damage criterion is
94 VdB (0.2 in/sec in PPV). The PPV values for building damage thresholds referenced above are
also shown in Table G, taken from the Transportation and Construction Vibration Guidance Manual
(California Department of Transportation [Caltrans] 2013), which included additional building
definition and vibration building damage thresholds.
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Table F: Construction Vibration Damage Criteria
Building Category PPV (in/sec) Approximate LV (VdB)1
Reinforced concrete, steel, or timber (no plaster) 0.50 102
Engineered concrete and masonry (no plaster) 0.30 98
Nonengineered timber and masonry 0.20 94
Buildings extremely susceptible to vibration damage 0.12 90
Source: Transit Noise and Vibration Impact Assessment (FTA 2006). 1 RMS vibration VdB re 1 µin/sec.
µin/sec = inches per second
FTA = Federal Transit Administration
in/sec = inches per second
LV = velocity in decibels
PPV = peak particle velocity
RMS = root-mean-square
VdB = velocity in decibels
Table G: Guideline Vibration Damage Potential Threshold Criteria
Structure and Condition
Maximum PPV (in/sec)
Transient Sources1 Continuous/Frequent Intermittent Sources2
Extremely fragile historic buildings, ruins, and ancient monuments 0.12 0.08
Fragile buildings 0.20 0.10
Historic and some old buildings 0.50 0.25
Older residential structures 0.50 0.30
New residential structures 1.00 0.50
Modern industrial/commercial buildings 2.00 0.50
Source: Transportation and Construction Vibration Guidance Manual (Caltrans 2013). 1 Transient sources create a single isolated vibration event (e.g., blasting or drop balls). 2 Continuous/frequent intermittent sources include impact pile drivers, pogo-stick compactors, crack-and-seat
equipment, vibratory pile drivers, and vibratory compaction equipment.
Caltrans = California Department of Transportation
in/sec = inches per second
PPV = peak particle velocity
PROJECT IMPACTS
Construction Noise
Short-term noise impacts would be associated with excavation, grading, and erecting of buildings on
site during construction of the proposed project. Construction-related short-term noise levels would
be higher than existing ambient noise levels currently in the project area but would no longer occur
once construction of the project is completed.
Two types of short-term noise impacts could occur during the construction of the proposed project.
The first type involves construction crew commutes and the transport of construction equipment and
materials to the site for the proposed project that would incrementally increase noise levels on access
roads leading to the site. Table H lists typical construction equipment noise levels recommended for
noise impact assessments, based on a distance of 50 ft between the equipment and a noise receptor,
taken from the Federal Highway Administration (FHWA) Roadway Construction Noise Model
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Table H: RCNM Default Noise Emission Reference Levels and Usage Factors
Equipment Description Impact Device?
Acoustical Usage Factor
Spec. 721.560 Lmax at 50 ft (dBA, slow)
Actual Measured Lmax at 50 ft (dBA, slow)
No. of Actual Data Samples (Count)
All Other Equipment > 5 HP No 50 85 N/A 0
Auger Drill Rig No 20 85 84 36
Backhoe No 40 80 78 372
Bar Bender No 20 80 N/A 0
Blasting Yes N/A 94 N/A 0
Boring Jack Power Unit No 50 80 83 1
Chain Saw No 20 85 84 46
Clam Shovel (dropping) Yes 20 93 87 4
Compactor (ground) No 20 80 83 57
Compressor (air) No 40 80 78 18
Concrete Batch Plant No 15 83 N/A 0
Concrete Mixer Truck No 40 85 79 40
Concrete Pump Truck No 20 82 81 30
Concrete Saw No 20 90 90 55
Crane No 16 85 81 405
Dozer No 40 85 82 55
Drill Rig Truck No 20 84 79 22
Drum Mixer No 50 80 80 1
Dump Truck No 40 84 76 31
Excavator No 40 85 81 170
Flat Bed Truck No 40 84 74 4
Front-End Loader No 40 80 79 96
Generator No 50 82 81 19
Generator (< 25 kVA, VMS Signs) No 50 70 73 74
Gradall No 40 85 83 70
Grader No 40 85 N/A 0
Grapple (on backhoe) No 40 85 87 1
Horizontal Boring Hydraulic Jack No 25 80 82 6
Hydra Break Ram Yes 10 90 N/A 0
Impact Pile Driver Yes 20 95 101 11
Jackhammer Yes 20 85 89 133
Man Lift No 20 85 75 23
Mounted Impact Hammer (hoe ram) Yes 20 90 90 212
Pavement Scarifier No 20 85 90 2
Paver No 50 85 77 9
Pickup Truck No 40 55 75 1
Pneumatic Tools No 50 85 85 90
Pumps No 50 77 81 17
Refrigerator Unit No 100 82 73 3
Rivit Buster/Chipping Gun Yes 20 85 79 19
Rock Drill No 20 85 81 3
Roller No 20 85 80 16
Sand Blasting (single nozzle) No 20 85 96 9
Scraper No 40 85 84 12
Sheers (on backhoe) No 40 85 96 5
Slurry Plant No 100 78 78 1
Slurry Trench Machine No 50 82 80 75
Soil Mix Drill Rig No 50 80 N/A 0
Tractor No 40 84 N/A 0
Vacuum Excavator (Vac-Truck) No 40 85 85 149
Vacuum Street Sweeper No 10 80 82 19
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Table H: RCNM Default Noise Emission Reference Levels and Usage Factors
Equipment Description Impact Device?
Acoustical Usage Factor
Spec. 721.560 Lmax at 50 ft (dBA, slow)
Actual Measured Lmax at 50 ft (dBA, slow)
No. of Actual Data Samples (Count)
Ventilation Fan No 100 85 79 13
Vibrating Hopper No 50 85 87 1
Vibratory Concrete Mixer No 20 80 80 1
Vibratory Pile Driver No 20 95 101 44
Warning Horn No 5 85 83 12
Welder/Torch No 40 73 74 5
Source: Highway Construction Noise Handbook (FHWA 2006).
dBA = A-weighted decibels
FHWA = Federal Highway Administration
ft = foot/feet
HP = horsepower
kVA = kilovolt-amperes
Lmax = maximum instantaneous noise level
N/A = Not Applicable
RCNM = Roadway Construction Noise Model
Spec. = Specification
VMS = variable message sign
(RCNM; FHWA 2006). As shown in Table H, there will be a relatively high single-event noise
exposure potential at a maximum level of 81 dBA Lmax with trucks passing at 50 ft. However, the
projected construction traffic will be small when compared to the existing traffic volumes on Beach
Boulevard and West Ball Road, and associated long-term noise-level changes will not be perceptible.
Therefore, short-term construction-related worker commutes and equipment transport noise impacts
would not be substantial.
The second type of short-term noise impact is related to noise generated during excavation, grading,
and construction on site. Construction is performed in discrete steps, each of which has its own mix of
equipment and, consequently, its own noise characteristics. These various sequential phases would
change the character of the noise generated on site. Therefore, the noise levels vary as construction
progresses. Despite the variety in the type and size of construction equipment, similarities in the
dominant noise sources and patterns of operation allow construction-related noise ranges to be
categorized by work phase.
Typical maximum noise levels range up to 90 dBA Lmax at 50 ft during the noisiest construction
phases. The site preparation phase, which includes excavation and grading of the site, tends to
generate the highest noise levels because earthmoving machinery is the noisiest construction
equipment. Earthmoving equipment includes excavating machinery such as backfillers, bulldozers,
draglines, and front loaders. Earthmoving and compacting equipment includes compactors, scrapers,
and graders. Typical operating cycles for these types of construction equipment may involve one or
two minutes of full-power operation followed by three or four minutes at lower-power settings.
Construction of the proposed project is expected to require the use of heavy-duty construction
equipment (e.g., scrapers, bulldozers, and water and pickup trucks). This equipment would be used on
the project site. Based on the information in Table H, the maximum noise level generated by each
scraper on the proposed project site is assumed to be 84 dBA Lmax at 50 ft from the scraper. Each
bulldozer would also generate 82 dBA Lmax at 50 ft. The maximum noise level generated by water
and pickup trucks is approximately 75 dBA Lmax at 50 ft from these vehicles. Each doubling of the
sound sources with equal strength increases the noise level by 3 dBA. Assuming there would be two
scrapers (84 dBA + 84 dBA = 87 dBA), two bulldozers (82 dBA + 82 dBA = 85 dBA), and two
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water/pickup trucks (75 dBA + 75 dBA = 78 dBA) operating at the same time, and that each piece of
construction equipment operates at some distance from the other equipment, the worst-case combined
noise level during this phase of construction would be 90 dBA Lmax (87 dBA + 85 dBA + 78 dBA =
90 dBA) at a distance of 50 ft from the active construction area.
The closest existing noise sensitive receivers in the vicinity of the project area are motel rooms that
are approximately 50 ft to the north/northwest of the project site. These closest sensitive receptors
may be subject to short-term noise reaching 90 dBA Lmax, generated by construction activities near
the project boundary. However, because there are no outdoor active use areas (e.g., balconies or
decks) associated with the motel directly adjacent to the project site, no noise exposure impacts would
occur to the guests of the motel. Other noise sensitive uses farther away from the project site would
experience lower construction noise from the project construction activities. Compliance with the
hours specified in the City’s Municipal Code regarding construction activities will result in a less than
significant noise impact on adjacent sensitive land uses.
Construction Vibration Building Damage Potential. Ground-borne noise and vibration from
construction activity would be mostly low to moderate. Bulldozers and other heavy-tracked
construction equipment generate approximately 87 VdB of ground-borne vibration when measured at
25 ft, based on the Transit Noise and Vibration Impact Assessment (FTA, May 2006). This range of
ground-borne vibration levels would dissipate with distance from the project site and would not result
in any human annoyance at the nearest motel, which is approximately 50 ft from the project
construction activity, and definitely would not cause any damage to the motel buildings 50 ft from the
project site. As shown in Tables F and G, it would take a minimum of 90 VdB (or 0.12 in/sec PPV) to
cause any potential building damage to the adjacent motel.
As shown in Table F, FTA guidelines show that a vibration level of up to 102 VdB (equivalent to
0.5 in/sec in PPV) (FTA 2006) is considered safe for buildings consisting of reinforced concrete,
steel, or timber (no plaster), and would not result in any construction vibration damage. For a
nonengineered timber and masonry building, the construction vibration damage criterion is 94 VdB
(or 0.2 in/sec in PPV). Table I further shows the PPV values at 25 ft from the construction vibration
sources and vibration levels (in terms of VdB) at 25 ft from construction vibration sources.
The project site is bounded by an existing motel to the north, West Ball Road to the south, an existing
gas station to the west, and commercial uses to the east (across an alley). None of these buildings are
within 25 ft of the project construction area. For motel or other commercial buildings adjacent to the
project site, which belong to the category of modern commercial buildings in Table G, it would take a
vibration level of more than 2 in/sec PPV (or 114 VdB) from a transient source to potentially result in
any building damage for modern commercial buildings. Even for a continuous/frequent intermittent
source, the vibration damage potential threshold is 0.5 in/sec (or 102 VdB) from a transient source.
Table I shows that none of the construction activities anticipated on the project site would result in a
vibration level that would reach 2 in/sec PPV (or 114 VdB) from a transient source or 0.5 in/sec PPV
(or 102 VdB) from a continuous/frequent intermittent source. Therefore, no building damage to
existing buildings in the project vicinity would occur as a result of the project construction.
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Table I: Vibration Source Amplitudes for Construction Equipment
Equipment Reference PPV/LV at 25 ft PPV (in/sec) LV (VdB)1
Pile Driver (Impact), Typical 0.644 104
Pile Driver (Sonic), Typical 0.170 93
Vibratory Roller 0.210 94
Hoe Ram 0.089 87
Large Bulldozer2 0.089 87
Caisson Drilling 0.089 87
Loaded Trucks 0.076 86 Jackhammer 0.035 79
Small Bulldozer 0.003 58
Source: Transit Noise and Vibration Impact Assessment (FTA 2006). 1 RMS vibration velocity in decibels (VdB) re 1 µin/sec. 2 Equipment shown in bold is expected to be used on site.
µin/sec = micro-inches per second
ft = feet/foot
FTA = Federal Transit Administration
in/sec = inches per second
LV = velocity in decibels
PPV = peak particle velocity
RMS = root-mean-square
VdB = vibration velocity in decibels
Construction Vibration Human Annoyance Potential. Bulldozers and other heavy-tracked
construction equipment generate approximately 87 VdB of ground-borne vibration when measured at
25 ft, based on the Transit Noise and Vibration Impact Assessment (FTA, May 2006). This level of
ground-borne vibration exceeds the threshold of human perception, which is around 65 VdB.
Construction vibration, similar to vibration from other sources, would not have any significant effect
on outdoor activities (e.g., those in the outdoor gathering areas at the motel to the north/northwest).
Vibration levels from standard construction equipment are shown below for various pieces of
construction equipment that are expected to be used on the project site:
Large dozers, front-end loaders, grader, and backhoe (87 VdB at 25 ft)
Loaded trucks (86 VdB at 25 ft)
Jackhammers and forklift (79 VdB at 25 ft)
Based on the following formula for vibration transmission (FTA, May 2006),
LvdB (D) = LvdB (25 ft) - 30 Log (D/25)
a vibration level at 50 ft is 9 VdB lower than the vibration level at 25 ft. Vibration at 100 ft from the
source is 18 VdB lower than the vibration level at 25 ft. Vibration at 200 ft from the source is 27 VdB
lower than the vibration level at 25 ft.
Table J lists the projected vibration level from various construction equipment expected to be used on
the project site to the sensitive uses in the project vicinity. For typical construction activity, the
equipment with the highest vibration generation potential is the large dozer, which would generate
87 VdB at 25 ft. With the vibration attenuation through distance divergence, the vibration from
project construction would be reduced to (87 - 9 =) 78 VdB (or 0.04 in/sec) or lower at the nearest
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Table J: Summary of Construction Equipment and Activity Vibration
Equipment/Activity
Vibration Level (VdB)
At 25 ft Distance Attenuation Intervening Buildings/ Sound Walls1 Maximum Vibration Level
Travel Inn to the north/northwest, 50 ft
Large dozers,2 front-end loaders, grader, and
backhoe
87 9 0 78
Loaded trucks 86 9 0 77
Jackhammers and forklift 79 9 0 70
Source: Compiled by LSA Associates, Inc. (2016). 1 Intervening buildings/sound walls put weight on the transmission path and provide a damping effect on vibration. No
damping effect was assumed as a worst-case scenario. 2 Large dozers represent the construction equipment with the highest vibration potential that would be used on site. Other
equipment would result in lower vibration compared to that of large dozers.
ft = foot/feet
FTA = Federal Transit Administration
VdB = vibration velocity decibels
motel buildings north/northwest of the project site, which is 50 ft from the nearest on-site
construction activity. Therefore, the vibration level from the project construction would not exceed
the vibration threshold for human annoyance at the nearest sensitive-use building to the
north/northwest (i.e., the Travel Inn).
Traffic Noise
The proposed project (i.e., a car wash facility) is not a noise-sensitive use. Therefore, no significant
traffic noise impact on the proposed use would occur. In addition, traffic associated with the proposed
project would contribute to less than 5 percent of the total traffic volume to Beach Boulevard and
West Ball Road and would not result in any measurable increase in traffic noise along these two
roads, where the project traffic enters and leaves the project site. Therefore, no significant off-site
traffic noise impact would occur.
Car Wash Dryers Noise
Among the proposed car wash facility operating components, the dryers would be the highest noise-
generating component. Other components would generate noise levels that are at least 10 dBA lower
than the dryers. Therefore, the following focuses on the potential dryer noise and associated
mitigation measures, if required.
Air One Profiler Dryer. The proposed car wash facility has included sample noise readings from Air
One Profiler Dryers that would be placed at the west end and inside the wash tunnel. Table K shows
the noise level readings at the source and at 5 ft increments (readings straight out from the source).
These readings are with all three profiler producers in the “on” position. A figure showing the noise
readings’ dropoff is included in Appendix A. Based on these readings, dryer noise at a distance of
70 ft from the dryer would be approximately 78 dBA Lmax.
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Table K: Decibel Readings on Air One Profiler Dryers (dBA)
Machine 5 ft 10 ft 15 ft 20 ft 25 ft 30 ft 35 ft 40 ft
Air One Profiler Dryer 97 94 93 90 88 85 84 83
Source: Motor City Wash Works
dBA = A-weighted decibel
ft = feet/foot
LSA Associates, Inc. (LSA) has conducted noise impact analyses for other car wash facilities. The
following discusses the dryer noise evaluated for these car wash facilities.
Proto-Vest Dryer with Silencer. Noise levels from the Proto-Vest dryers measured at various
distances from the car wash tunnel are listed in Table L. All of these measurements are based on the
listed machines in a building with doors open and were taken from the exit end of the (wet wash
tunnel) bay.
Table L: Decibel Readings on Proto-Vest Dryers with Silencer Package (dBA)
Machine 10 ft 20 ft 30 ft 40 ft 50 ft 60 ft
Windshear InBay – (2) 25 hp dryer 88.0 82.0 78.4 76.0 74.0 72.4
Windshear – 30 hp dryer 76.9 70.9 67.4 64.9 63.0 61.5
Windshear II – (2) 30 hp dryer 88.0 81.9 78.4 75.4 74.0 72.5
TopShot – 30 hp dryer 76.9 70.9 67.4 64.9 63.0 61.5
TopShot II – (2) 30 hp dryer 88.0 81.9 78.4 75.9 74.0 72.5
SideShot – 15 hp dryer 74.5 68.5 64.9 62.4 60.5 59.0
SideShot II – 30 hp dryer 76.9 70.9 67.4 64.9 63.0 61.5
90N/90XS – 15 hp dryer 74.5 68.5 64.9 62.4 60.5 59.0
U325/90NU/90XSU – 30 hp dryer 76.9 70.9 67.4 64.9 63.0 61.5
Source: Proto-Vest, Inc.
dBA = A-weighted decibel
ft = feet/foot
hp = horsepower
These noise levels are generally in line with the noise levels measured by LSA at The Car Spa in the
City of Irvine (Culver Boulevard and Deerfield Avenue). As the measurement results for the Irvine
car wash facility showed, vacuum with pump noise generated 64 dBA Lmax at 50 ft and 56 dBA Lmax
at 80 ft (behind a 5-ft-high wall). Pressured water spray generated 66 dBA Lmax at 50 ft (inside the
tunnel) and 63 dBA Lmax at 100 ft. The dryer inside the wash tunnel generated 74 dBA Lmax at 50 ft
(inside the tunnel), 68 dBA Lmax at 75 ft (inside the tunnel), and 57 dBA Lmax at 100 ft. When
measured outside the tunnel at 60 ft from the exit end, these noise levels would be reduced to levels
similar to or lower than those listed in Table L. Noise associated with high pressure blow-dry
operations generated 78 dBA Lmax at 50 ft and 55 dBA Lmax at 80 ft (behind a 5-ft-high wall). Based
on Table L, the highest noise level generated by Proto-Vest Car Wash’s machine is approximately
60.2 dBA Lmax at 70 ft.
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Ryko Dryer. Noise levels from Ryko Car Wash’s equipment measured at various distances from the
car wash machine are listed in Table M, based on LSA’s previous noise study on a Redlands car wash
facility. These measurements were taken with a Bruel & Kaer Model 2230 Sound Level Meter with a
Bruel & Kaer Model 1624 Octave Filter Set attached. All of these measurements are based on the
listed machines in a building with doors open and were taken from the exit end of the (wet wash
tunnel) bay.
Table M: Decibel Readings on Ryko Car Washes (dBA)
Machine 10 ft 20 ft 30 ft 40 ft 50 ft 60 ft
SoftGloss XS with Thrust Pro Dryer 84.0 80.0 74.0 71.0 69.0 64.0
SoftGloss XS with On Board Dry 81.5 77.4 73.2 69.5 65.4 61.2
SAW with Thrust Pro Dryer 84.0 80.0 74.0 71.0 69.0 64.0
SAW with On Board Dry 81.5 77.5 72.9 68.4 65.5 61.3
Monarch II-HI with Thrust Pro Dryer 84.0 80.0 74.0 71.0 69.0 64.0
Monarch II-HI with On Board Dry 82.0 77.9 74.0 69.8 66.0 62.5
US-2001 with Thrust Pro Dryer 84.0 80.0 74.0 71.0 69.0 64.0
US-2001 with On Board Dry 79.5 75.5 70.9 67.2 63.5 59.6
VT-2000 with Thrust Pro Dryer 80.5 76.3 72.5 68.3 64.5 61.5
Contour with Thrust Pro Dryer 84.0 80.0 74.0 71.0 69.0 64.0
Contour with On Board Dry 74.2 70.1 66.2 62.5 58.4 54.3
Venture with Thrust Pro Dryer 84.0 80.0 74.0 71.0 69.0 64.0
Venture with On Board Dry 74.2 70.1 66.2 62.5 58.4 54.3
Source: Ryko Car Washes
dBA = A-weighted decibel
ft = feet/foot
These noise levels are generally in line with the noise levels measured by LSA at The Car Spa at
Culver Boulevard and Deerfield Avenue in the City of Irvine. As the measurement results for the
Irvine car wash facility show, the vacuum with pump noise generated 64 dBA Lmax at 50 ft and
56 dBA Lmax at 80 ft (behind a 5-ft-high wall). Pressured water spray generated 66 dBA Lmax at 50 ft
(inside the tunnel) and 63 dBA Lmax at 100 ft. The dryer inside the wash tunnel generated 74 dBA
Lmax at 50 ft (inside the tunnel), 68 dBA Lmax at 75 ft (inside the tunnel), and 57 dBA Lmax at 100 ft.
When measured outside the tunnel at 60 ft from the exit end, these noise levels would be reduced to
levels similar to or lower than those listed in Table M. Noise associated with high-pressure blow-dry
operations generated 78 dBA Lmax at 50 ft and 55 dBA Lmax at 80 ft (behind a 5-ft-high wall). Based
on Table M, the highest noise level generated by Ryko Car Wash’s machine is approximately
62.7 dBA Lmax at 70 ft.
Based on the above discussion, it seems the Air One Profiler dryers would generate 15 to 18 dBA
higher noise compared to the Proto-Vest and Ryko dryers used at other car wash facilities. For a
conservative impact analysis, this noise impact analysis uses the noise levels generated by Air One
Profiler dryers.
Existing motel rooms to the north/northwest (approximately 70 ft from the dryers inside the car wash
tunnel) would receive noise attenuation from distance divergence (compared to the noise level
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measured at 50 ft) and partial shielding from the car wash tunnel structure (assuming the windows are not directly exposed to the dryers).
Therefore, the maximum noise level that would be experienced at the adjacent motel rooms from the car wash/dryer operation of the proposed car wash facility would be up to 78 dBA Lmax. This range of
noise levels would exceed the City’s maximum exterior noise limits for residential uses (60 dBA from
7:00 a.m. to 10:00 p.m.). Because it is not anticipated that there will be car wash use during nighttime hours (10:00 p.m. to 7:00 a.m.), no car wash operational noise would occur during those hours.
Because there are no outdoor living areas (e.g., balconies or decks) associated with the motel that would be directly exposed to the car wash noise, no outdoor active use areas would experience
significant noise impacts. Traffic on Beach Boulevard generates steady ambient noise with maximum
noise levels higher than the noise associated with the proposed car wash facility. With the prevailing ambient noise higher than potential noise from the proposed car wash facility, any significant noise
impacts are not expected to occur at adjacent land uses. Therefore, no significant car wash noise
impacts are expected for the motel to the north and northwest of the project site.
Typical sound level reduction of buildings in a warm climate (e.g., Southern California) is 12 dBA with windows open and 24 dBA with windows closed (Protective Noise Levels, United States Environmental Protection Agency [EPA] 550/9-79-100, November 1978). Based on the project’s site
plan, the closest motel rooms adjacent to the dryers inside the wash tunnel on the project site are more than 70 ft from the proposed dryers at the car wash facility. The maximum interior noise levels inside
the motel rooms, attributable to the car wash operations, would be reduced to 66 dBA Lmax or lower
with windows open and 54 dBA Lmax or lower with windows closed. The interior noise level with windows closed scenario is below the typical residential use interior noise levels of 65 dBA Lmax that
should not be exceeded at any time. However, if the dryers were to operate for more than 15 minutes
in any hour, they could exceed the noise level of 50 dBA that should not be exceeded inside the motel rooms. When this scenario would occur, windows for motel rooms that are directly exposed to the
proposed car wash tunnel should be upgraded to have a sound transmission class (STC) rating of 32
(STC-32) or higher. All double-paned/dual-glazed windows would meet such minimum STC rating. Motel rooms that would be potentially exposed to noise levels that would result in the interior noise
level to exceed 45 dBA include 14 guest rooms (7 on the first floor and 7 on the second floor) on the
western end of the motel to the north/northwest of the proposed wash tunnel. With the windows providing sufficient exterior-to-interior noise attenuation, no significant interior noise impacts would
occur for neighboring motel uses as a result of the proposed car wash operations.
Long-Term Ground-Borne Noise and Vibration from Vehicular Traffic
Because the rubber tires and suspension systems of buses and other on-road vehicles provide
vibration isolation and reduce noise, it is unusual for on-road vehicles to cause ground-borne noise or vibration problems. When on-road vehicles cause such effects as the rattling of windows, the source
is almost always airborne noise. Most problems with on-road vehicle-related noise and vibration can
be directly related to a pothole, bump, expansion joint, or other discontinuity in the road surface. Smoothing the bump or filling the pothole will usually solve the problem. The proposed project
would have roads with smooth pavement and would not result in significant ground-borne noise or
vibration impacts from vehicular traffic.
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The proposed car wash facility, including the dryers, would not result in substantial groundborne vibration, and would not cause any building damages or human annoyance at the adjacent motel.
No significant vibration impacts would occur, and no mitigation measures would be required.
MITIGATION MEASURES
Construction Noise
Construction activities will be restricted within the City to the hours of 7:00 a.m. to 7:00 p.m., and are
prohibited on Sundays and federal holidays.
The following measures can be implemented to reduce potential construction noise impacts on nearby
sensitive receptors:
During all site excavation and grading, the project contractors shall equip all construction
equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers’ standards.
The project contractor shall place all stationary construction equipment so that emitted noise is
directed away from sensitive receptors nearest to the project site.
The construction contractor shall locate equipment staging in areas that will create the greatest
practical distance between construction-related noise sources and noise-sensitive receptors
nearest to the project site during all project construction.
Construction contractors shall provide the Building Division a name and phone number of a
contact person in the event that noise levels become disruptive. The name and phone number
shall also be posted on site, informing the public who to contact. The Building Division shall monitor compliance.
Traffic Noise and Vibration
No mitigation is required.
Car Wash Noise and Vibration
The following mitigation is required if the proposed car wash dryers would be operating for more
than 15 minutes in any hour during the operational periods:
Double-paned or dual-glazed windows with STC-32 or higher would be required for motel rooms
that are directly exposed to the car wash dryers noise, which include 14 rooms (7 on first floor and 7 on second floor) on the western portion of the motel to the north/northwest of the wash
tunnel.
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LEVEL OF SIGNIFICANCE AFTER MITIGATION
With implementation of the identified mitigation measures, potential short-term and long-term noise
impacts would be reduced to below a level of significance.
REFERENCES
California Department of Transportation (Caltrans). 2004. Transportation-Related Earthborne
Vibrations (Caltrans Experiences) Technical Advisory, Vibration. TAV-04-01-R201. January 23.
Guidelines for the Implementation of the California Environmental Quality Act (CEQA), Appendix G, Public Resource Code Sections 15000–15387. 2016.
———. 2013. Transportation and Construction Vibration Guidance Manual. September.
City of Anaheim, 2006. Municipal Code. April 25 (last revision).
———. 2004. Noise Element of the General Plan. May.
———. 2006. Highway Construction Noise Handbook. Roadway Construction Noise Model, FHWA-HEP-06-015. DOT-VNTSC-FHWA-06-02. NTIS No. PB2006-109012. August.
Federal Transit Administration (FTA). 2006. Office of Planning and Environment. Transit Noise and
Vibration Impact Assessment. FTA-VA-90-1003-06. May.
Harris, Cyril M., editor. 1991. Handbook of Acoustical Measurements and Noise Control, Third Edition.
United States Environmental Protection Agency (EPA). 1978. Protective Noise Levels, Condensed
Version of EPA Levels Document, EPA 550/9-79-100. November.
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APPENDIX A
MOTOR CITY WASH WORKS
DRYER NOISE DECIBEL LEVEL READINGS
97
D
B
a
94
D
B
a
93
D
B
a
90
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B
a
88
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6/9/16 (P:\AEW1601\NoiseMEMO6-2016.doc)
L S A A S S OC IA T ES , INC .
20 EXECUTIVE PARK, SUITE 200
IRVINE, CALIFORNIA 92614
949.553.0666 TEL
949.553.8076 FAX
BERKELEY
CARLSBAD
FORT COLLINS
FRESNO
PALM SPRINGS
PT. RICHMOND
RIVERSIDE
ROCKLIN
SAN LUIS OBISPO
SOUTH SAN FRANCISCO
M E M O R A N D U M
DATE:DATE:DATE:DATE: June 9, 2016
TO:TO:TO:TO: Jeremy Levine, Anaheim Express Wash LLC
FROM:FROM:FROM:FROM: Tony Chung, Ph.D.
SUBJECT:SUBJECT:SUBJECT:SUBJECT: Car Wash Dryer Noise Mitigation at Anaheim Express Wash
LSA Associates, Inc. (LSA) prepared a Noise and Vibration Impact Analysis (LSA, April 2016) for
the proposed Anaheim Express Wash in the City of Anaheim, California (City). The City requested
that noise mitigation be implemented on the project site and not on the adjacent property. Therefore,
the following mitigation measure proposed by the Project Applicant is evaluated and has been
confirmed that it would reduce the operational noise from the car wash facility, including the dryers
inside the wash tunnel, at the motel guest rooms to meet the interior noise requirements.
• An 8-foot-high concrete block wall will be constructed along the property line between
the project site and the adjacent motel, Travel Inn, with 7 feet of transparent material
installed on top of the concrete block wall.
This is effectively a 15-foot-high noise barrier (see attached schematic design in attachment A) that
will block the direct line-of-sight between the car wash dryers and any receiver at the property line
between the project site and the adjacent Travel Inn, and provide sufficient noise attenuation for a
receiver standing along the property line to meet the City’s 60 dBA noise level requirement for sound
generating sources.
The transparent material can be consisted of acrylic, plexiglass, or any other material that meets the
minimum requirement of 4 pounds per square feet (lbs/sq. ft.). Attachment B lists the weight versus
thickness comparison for plexiglass for your information. It is estimated that plexiglass with a
thickness of 0.705 inches will meet the density requirements for an effective noise barrier use.
Attachment A: Schematic Design of Sound Wall along the Northern Property Line.
Attachment B: Sample Plexiglass Weights per Square Foot versus thickness.
6/9/16 (P:\AEW1601\NoiseMEMO6-2016.doc) 2
L S A A S S OC IA T ES , INC .
ATTACHMENT A
NOISE BARRIER SCHEMATIC DESIGN
6/9/16 (P:\AEW1601\NoiseMEMO6-2016.doc) 4
L S A A S S OC IA T ES , INC .
ATTACHMENT B
SAMPLE DATA FOR WEIGHT VERSUS THICKNESS FOR
PLEXIGLASS
NEW CORRESPONDENCE
ITEM NO. 3
1
Elly Morris
From:Amanda <aedinger@sbcglobal.net>
Sent:Sunday, July 10, 2016 8:00 PM
To:Planning Commission
Cc:Jonathan Borrego
Subject:924-926 Blvd/Anaheim Express Car Wash
Anaheim Planning Commissioners,
Tomorrow's Planning Commission meeting contains an item pertaining to a car wash at the corner of
Beach and Ball. The developer is requesting to revitalize the old Lyndy's Motel signs in connection
with the project. I have been in contact with the Planning Department as well as the agent for the
developer, Mr. Schwartze, stating my objection to the use of the old signs.
I am a member of the Beach Blvd Specific Plan Committee and we have spent much time and effort
discussing the theme and vision for Beach Blvd. The old motel signs carry significant negative
connotations for many as they represent the persistent crime, prostitution and drug use that has and
continues to be pervasive along Beach Blvd. The Lyndy's sign is not a qualifying business that we are
proud of. The purpose of the Beach Blvd Plan should be to move us forward toward the future and I believe these signs keep us in the troubled past.
In addition to the negative imagery, the Lyndy's sign on Beach Blvd. is 40 feet tall and the Ball Road
sign is 20 feet tall. Both signs are large and are substantially taller than what would be allowable
under current statute. I ask that the Commission delay recommendation pertaining to the signs to a later date to either be decided by the Commission or alternatively for the final design to be reviewed
and approved by the Planning Department. The developer has expressed that they are willing to meet
with the community to receive input on the best sizing and design for the sign. We would like the
opportunity to take the developer up on his offer.
Thank you,
Amanda Edinger
1
Elly Morris
From:jodie mosley <jodiemosley@yahoo.com>
Sent:Sunday, July 10, 2016 8:59 PM
To:Amanda; Planning Commission
Cc:Jonathan Borrego
Subject:Re: 924-926 Blvd/Anaheim Express Car Wash
I would like to add that the future zoning for the current businesses on Beach have been planned to be a mix of residential and commercial. No current signage that exists now will be used in the future. Thus the integrity of the consistency will be marred. Please note if there is to be a theme in the future, a new "beach" theme would be
a nice direction, as highway 39, Beach blvd., is historically known as a direct street to the beach. And makes
more sense, than trying to resurrect old signs we are fighting to improve and moderize.
Thank you Jodie Mosley
Sent from Yahoo Mail on Android
On Sun, Jul 10, 2016 at 8:00 PM, Amanda <aedinger@sbcglobal.net> wrote:
Anaheim Planning Commissioners,
Tomorrow's Planning Commission meeting contains an item pertaining to a car wash at the corner of Beach and Ball. The developer is requesting to revitalize the old Lyndy's Motel signs in connection
with the project. I have been in contact with the Planning Department as well as the agent for the
developer, Mr. Schwartze, stating my objection to the use of the old signs.
I am a member of the Beach Blvd Specific Plan Committee and we have spent much time and effort discussing the theme and vision for Beach Blvd. The old motel signs carry significant negative
connotations for many as they represent the persistent crime, prostitution and drug use that has and
continues to be pervasive along Beach Blvd. The Lyndy's sign is not a qualifying business that we are
proud of. The purpose of the Beach Blvd Plan should be to move us forward toward the future and I believe these signs keep us in the troubled past.
In addition to the negative imagery, the Lyndy's sign on Beach Blvd. is 40 feet tall and the Ball Road
sign is 20 feet tall. Both signs are large and are substantially taller than what would be allowable
under current statute. I ask that the Commission delay recommendation pertaining to the signs to a later date to either be decided by the Commission or alternatively for the final design to be reviewed and approved by the Planning Department. The developer has expressed that they are willing to meet
with the community to receive input on the best sizing and design for the sign. We would like the
opportunity to take the developer up on his offer.
Thank you,
Amanda Edinger
1
Elly Morris
From:Jonathan Borrego
Sent:Monday, July 11, 2016 1:17 PM
To:Lisandro Orozco; Gustavo Gonzalez
Cc:Elly Morris
Subject:FW: Car Wash on Tonight's Agenda
Follow Up Flag:Follow up
Flag Status:Flagged
Please make sure this one is brought to the Commission’s attention too.
From: Esther Wallace [mailto:eswall@msn.com]
Sent: Monday, July 11, 2016 1:12 PM
To: planingcommission@anaheim.net
Cc: Jonathan Borrego
Subject: Car Wash on Tonight's Agenda
I am writing to express my concern over the signage proposed for the car wash on
tonight's Planning Commission agenda. My concern is the 40 ft. sign.
At the car wash site there is a 20 ft. sign on Ball Road but there is a 40 ft. sign on
Beach Blvd. I am not happy about the 40 ft. sign. We will be getting new signage
when the Beach Blvd. Renewal plan goes into action now to be approved next year. I
do not want to see a 40 ft. sign at that site. If this is approved, some of the new
businesses will want a 40 ft. sign when they are approved and built. We have been
told since there was already a 40 ft. sign there, the car wash owner has a right to
have one also. That might be so if everything would be status quo but we will be in a
transition time soon when I would hope we would be getting more modified signs to
fit the character of the planned thorough way which is undetermined at this
time. The signage was never presented at my WAND meeting when the plans were
given to us.
The motels already want glitzy signs - some with flashing lights. If the car wash
business will be so good, which is repeated several times in the lengthy 88 page write
up, why does he need such a high and glitzy sign also. We are trying to change the
character of Beach Blvd. so that no evidence of its racy past is evident in the
future. Somehow there should be a statement in the CUP that this sign will need to
meet the requirements of the planned signage which is yet to be determined. I do
not want this sign to be the stimulus for future signage.
NEW CORRESPONDENCE
ITEM NO. 3
2
Parking spaces will also be at a premium at busy times when it is possible for 120 cars
to go through the car wash. How long will people take to wipe off windows, chrome,
hubcaps etc. plus vacuum and clean out their cars while some of course will not do
this at all. With five employees who must park their cars on the premises that leaves
only 21 spaces for cars to vacuum.
With two ingress/outgress places on Ball Road, where does the public bus load and
unload passengers? As to noise factor, add in the noise of the vacuums
running. When the Vault was added, we were aware of the apartments behind the
carwash area and the Vault did not have air conditioning so their windows will be open
all summer. How will they be affected?
I would appreciate your consideration to these points in your deliberation's this
evening since I am unable to attend the meeting.
Esther Wallace
WAND Chairman