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HomeMy WebLinkAbout1461 SUPERIOR_CARWASH1111111111111111111111111111111111 *NEW FILE* 1461 Superior Ave FROM : Holmes & Narver HUN 111NL' I UIN 11 PHONE NO. : 714567 2729 May. 08 1996 10:32RM P02 t-i>"7jff-'- T ?E� . , c-) .. APPLICATIONS Parking Areas, Shopping Centers, Community Centers, School Cam - uses, Parks, Entrances, Marinas, Fast ,•ood Lots, Access Roads, Parking Garages, Canoples. CONSTRUCTION FEATURES Luminaire Housing —Completely water- proof formed aluminum housing. The removable aluminum lens frame secures the standard dropped acrylic refractor, or the optional flat, prismatic glass lens to the housing by stainless steel hinges and a stainless steel captive screw. The unit is completely sealed by EPDM gasketing. Lampholder---Enclosed mogul por- celain socket with spring -loaded, nickel -plated center contact and rein- forced lamp grip screw shell. HPS sock- ets are pulse rated. Integral Ballast --Starting rated to -200F, Ballasts for Mercury Vapor and Metal Halide lamps are Constant wat- tage autotransformer type. Ballasts for High Pressure Sodium lamps are Con- stant wattage autotransformer type using an alontrnnin. ets+rtar All hallast are high power factor. uminaire Mounting Arm —Post mount ,node) is furnished with a 33hs" x 4"As" x 10" long extruded aluminum arm. Mounting arm is supplied with four Ye" rods and nuts for easy field assembly of luminaire to pole. Finish —Post mount models are fur- nished with a standard baked -on enarnel paint finish of Dark Bronze, Ceiling mount models are furnished with a white baked -on enamel paint fin- ish. Other finishes available. SPAULDING ...... .. ...... FROM Holmes & Narver PHONE NO. : 714567 2729 May. 08 1996 10:31AM P01 Holmes & Narver Date: 5/8/96 TO: Name: Genie Garcia Title: Organization: City of NewportBeacah Fax Number: 644-3250 Telephone No.: Hard Copy to Follow: 17 Yes No Subject: Ms. Garcia Facsimile Transmission Ref. No.: FROM., Name: David Dunn Title: Charge Number: Fax Number: 714-567-2729 Telephone No.: 714-567-2756 No. of Pages: 2 Including Cover 1461 Superior Avenue, Unocal Gas Station Canopy light fixturcS I believe that this issue was resolved previously. The electrical engineer tells me thut this information was sent to you in response to a pla/n �. check correction, along with data showing V angle of deflection, etc.. I am attaching the "type " fixture that was proposed with the optional flat, prismatic lens. Please call me if you need further information, and thank you for your help. David Post Office Box 6240, Orange, CA 92613.6240 999 Town & Country Road, Orange, CA 92668 Garcia, Genia From: Sinasek, Jim To: Garcia, Genia Cc: Schuller, Ray Subject: Unocal Station (1461 Superior Ave.) Date: Wednesday, July 10, 1996 7:35AM - Priority: High Ref: Use Permit 3566 and Environmental Document Mitigation Measure No. 13 Genia: - Finally, the lighting at the Unocal Station is now shielded such that the light spillage is confined to the premises. This should complete the concerns of the Planning Dept. at the present time. Thank you, Jim Page 1 FY CITY OF NEWPORT BEACH P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915 June 19, 1996 Bob Jacobson, Project Superintendent % Great West Contractors, Inc. 4562 E. Eisenhower Circle Anaheim, Ca. 92807 Subject Property: 1461-65 Superior Avenue, Newport Beach, California Subject: Use Permit No. 3566 Traffic Study No. 106 Lot Line Adjustment No. 95-10 Acceptance of an environmental document Dear Mr. Jacobson: As you may recall, the above project was approved with various findings and conditions. Although most of the issues have been resolved, the problem with light spillage and glare to adjacent residential uses remains unresolved. The shields that have been added to the various poles have done little to reduce this light spillage and glare. The shielding might have been more adequate if the shields had been added and attached to the actual light cans rather than to the poles. I would have thought the electrician would have made the shields as wide as the light cans with a vertical drop to the shields as much as the width of the light cans. Therefore, since this issue remains and in order to comply with Mitigation Measure No. 13 we must ask you to provide the minimum amount of shielding necessary to minimize light spillage and glare to the adjacent residential uses from the perimeter light poles. Hopefully. shielding will also be provided on the three street side poles to reduce light spillage onto the public street. Once this mitigation measure has been satisfied we will notify the building inspector responsible for your final approval that the issues relative to the concerns of the planning department have been satisfied. Thank you for your attention to this matter. 3300 Newport Boulevard, Newport Beach p. June 19, 1996 Page 2 To discuss this letter you should contact Jim Sinasek between the hours of 7:00 to 8:00 a.m. or 3:30 to 4:00 p.m. at 714-644-3215. Very truly yours, BUILDING DEPARTMENT Raimar Schuller, Director M Enforcement Supervisor Use Permit File No. 3566 Genia Garcia, Associate Planner %6 PRODUCTS COMPANY January 21, 1906 Via Facsimile (714) 644-3250 Mr. Jay Garcia Senior Planner City of Newport Beach Newport Beach, CA 62658-8915 RE: LETTER OF COMPLIANCE Use Permit 3566 5089 - Newport Beach 1461 Superior Avenue Newport Beach, CA Dear Mr. Garcia: This letter is to comply with the conditions for the approval of the Conditional Use Permit. UNOCAL agrees to the following, unless modified by the Planning Commission or City Council: 1. The hours of gas sales shall be within 6:00 a.m. to 12:00 midnight, seven days a week. 2. The hours of car wash operation shall be within 8:00 a.m. to 6:00 p.m., seven days a week. 3. The hours of gas delivery shall be within 7:00 a.m. to 8:00 p.m., seven days a week. 4. The car wash shall be operated as a single business entity in accordance with Chapter 20.70 of the Municipal Code. UNOCAL acknowledges that any change to operate as two separate facilities will require an amendment to the use permit. 5. No food or drinks will be sold, except through vending machines, as prescribed by chapter 30.70 of the Municipal Code. Irvine Office: Industry Office: 1 Corporate Park, Suite 101 17700 Castleton Street, Suite 500 Irvine, Ca 92714 City Of Industry, California 91748 P H:(714) 260-7117 P H (818) 854-7038 Fax:(714) 250-7116 AUNOCALCOMPANY ,January 21, 1996 Page 2 6. There will be no outdoor storage of tires or auto related parts or merchandise shall be prohibited. 7. The site will be kept in a clean and orderly manner. 8. That all employees shall park on -site at all times while on duty. Thank you for your assistance in this matter. Sincerely, UNOCAL G C?cotier Project Manager cc: Philip Dedge / UNOCAL Jim Huntsaker / UNOCAL uno=PMa9nb49012196 sam 17510 Von Karmen Avenue, Irvine, Ca 92714 Tel: 714/250-7117 Fax: 7141250-7116 Noise Analysis for the Newport Beach Car Wash City of Newport Beach Prepared For. City of Newport Beach P.O. Box 1768 Newport Beach, CA 92658-8915 Prepared By: Fred Greve, P.E. Martin Beal Mestre Greve Associates 280 Newport Center Drive Suite 230 Newport Beach, CA '92660 (714)760-0891 Report # 95-144 August 22, 1995 1 4- 0 Mestre Greve Associates Newport Beach Car Wash Page 1 NOISE ANALYSIS FOR THE NEWPORT BEACH CAR WASH CITY OF NEWPORT BEACH 1.0 INTRODUCTION The proposed car wash will be located on the northwest comer of Superior Avenue and Placentia Avenue in the City of Newport Beach. The project site is shown to Exhibit 1. This report addresses the potential noise impacts due to the proposed car wash on the adjacent land uses. The land use of most concern is the residential areas in the project vicinity. The report will identify any significant noise impacts on the adjacent residences and compare them with the outdoor noise ordinance ordinance of the City of Newport Beach. Mitigation measures will be suggested, if necessary. 2.0 NOISE ORDINANCE The City of Newport Beach has adopted a noise ordinance. The ordinance is designed to protect sensitive land uses from excessive noise levels generated by loudspeakers, mechanical equipment, people, animals, or any other non -transportation related noise source (noise levels from transportation related noise sources can only be regulated by the Federal government). The types of noise sources covered by the Newport Beach noise ordinance include car wash noise, music, voices (or any amplified sound), pumps, fans, and air-conditioning equipment. Essentially, any activities on private property which generate noise can be regulated through the implementation of the City's noise ordinance. Noise from car wash facilities are typically comprised of both intermittent noise, like car horns and car doors shutting, and relatively constant noise such as that from car wash dryers and vacuums. To control these types of non -transportation related noise, communities have developed noise ordinances. The City of Newport Beach exterior noise criteria for non -transportation related noise are shown in Table 1. This criteria is given in terms of allowable noise levels for a given period of time at the residential property boundary. Greater noise levels are permitted during the day (7 a.m. to 10 p.m.) as compared to the night-time period (10 p.m. to 7 a.m.). Table 1 shows the day -time and night-time acceptable levels for different land uses. Mestre Greve Associates Newport Beach Car Wash Page 2 Table 1 City of Newport Beach Exterior Noise Ordinance Standards for Residential Areas Maximum Time Noise of Exposure Metric Noise Level Not to be Exceeded Daytime - 7 a.m, to 10 p.m. 30 Minutes/Hour L50 55 dBA 15 Minutes/Hour L25 60 dBA 5 Minutes/Hour L8.3 65 dBA 1 Minutes/Hour L1.7 70 dBA Any period of time Lmax 75 dBA Nighttime - 10 p.m. to 7 a.m. 30 Minutes/Hour L50 50 dBA 15 Minutes/Hour L25 55 dBA 5 Minutes/Hour L8.3 60 dBA 1 Minutes/Hour L1.7 65 dBA Any period of time Lmax 70 dBA The 30 minute criteria is the median sound level interpreted as that noise level that cannot be exceeded for more than 30 minutes in any one hour period (abbreviated L50 for 50th percentile). The 15 minute standard is interpreted as that noise level that cannot be exceeded for more than 15 minutes in any one hour period (25 percent of the time, abbreviated L25). The 5 minute standard is that noise level that cannot be exceeded more than 5 minutes in any hour-long period (8 percent of the time, abbreviated L8.3), and so forth. The hours of operation for the proposed car wash will be between the hours of 8 a.m. to 10 p.m. Gasoline pumping operations may occur 24 hours per day (the gas station operations are not an area of concern in relation to the noise ordinance). Car wash operations will be subject only to the daytime noise standards because they will occur only during the hours covered by the daytime noise ordinance. The City of Newport Beach Noise Ordinance states that if the existing ambient noise levels at the sensitive receptor exceed those noise levels specified in the noise ordinance, then the period of time that the specked noise levels are allowed to exceed shall be extended to match the measured ambient noise levels. This is somewhat difficult to understand, but the stipulation is present in the ordinance because it would be unreasonable to restrict noise to levels that are lower than the ambient noise level. The ordinance means that if noise measurements show that existing ambient noise levels exceed the ordinance limits, then the ordinance shall be adjusted to make sure that the proposed project does not generate any noise that would be any louder than the existing ambient noise. Mestre Greve Associates Newport Beach Car Wash Page 3 3.0 AMBIENT NOISE MEASUREMENT LEVELS Ambient noise levels were measured at four locations surrounding the proposed project site. Exhibit 2 shows the four noise measurement locations (Sites MS through MS 4). The measurements were conducted between the hours of 2 p.m. and 4 p.m. on August 15th, 1995. The measurement survey utilized a BrUel & Kjaer Type 2231 Sound Level Meter, which was calibrated before and after each measurement series. The noise measurement results are presented in Table 2. Table 2 Ambient Noise Measurement Results (dBA) Time Lmax L1.7 L8.3 L25 L50 L99 Lmin Site MS 1 2:25 p.m. 75.8 65.3 , 60.8 58.3 57.3 54.8 54.2 Site MS2 2:46 p.m. 73.0 67.3 64.8 63.3 61.8 58.8 58.6 Site MS3 3:10 p.m. 69.6 66.8 62.8 60.8 58.8 55.3 54.6 Site MS4 3:20 p.m. 62.8 61.3 58.3 56.8 55.3 52.8 52.8 The ambient noise measurement levels presented in Table 2 show that noise levels at the four receptors nearest to the project are in excess of the levels allowed by the City of Newport Beach Noise Ordinance. The sources of the noise levels during the measurements include traffic on Superior and Placentia Avenues, aircraft overflights, birds, and equipment on the proposed site. The following sections discuss how the proposed project will affect noise levels in the residential areas in the vicinity of the project site. 4.0 CAR WASH NOISE MEASUREMENTS The main noise sources associated with a car wash facility usually include semi -constant noise sources such as air dryer/blower and vacuum noise, as well as peak impulse noise levels such as car door slamming and car hom noise. Noise measurements for car -door closing and car horns were conducted by Mestre Greve Associates at car wash facilities similar to the car wash facility proposed for the project site. Car door closing levels were measured to be 57.0 dBA (at 10 feet from the source) and car hom levels were measured to be 83 dBA (at 33 feet from the source). The proposed car wash will be using the 4000 Series Aerojet Dryer manufactured by Worldwide Mestre Greve Associates Newport Beach Car Wash Page 4 Drying Systems. The dryer noise measurement data was also provided by the manufacturer. Based on the manufacturer noise measurement data, the proposed dryer will generate a noise level of approximately 83 dBA at 5 feet (this noise level includes the effects of a "hush kit" that is available from Worldwide; the hush kit will be installed on this project). The dryer/blower represents the largest noise source for the car wash, and therefore, the noise measurements will be used to represent the typical car wash levels on the project site. Other sources of noise for this type of facility include vacuum noise. There are two sources of noise for vacuums. The first is the turbulent air flow at the nozzle, the second is the mechanical equipment which generates the suction called the vacuum accumulator. The vacuum accumulator is located outside near the vacuuming area in an enclosure. Noise data for the vacuum producers was provided by the U.S. Turbine Company. A company representative verified that noise levels from the specific vacuum that will be used for the project will not exceed 85 dBA at a distance of three feet. The noise measurement data are shown in Table 3. The data in Table 3 represent the noise level near the source. These noise levels are then adjusted to account for the residences being further away and are presented the the following section. Table 3 Car Wash Noise Measurement Levels (dBA) Unmitigated Levels Sources Distance (feet) L50 Lmax Dryer/blower 5 83 - Vacuum producers 3 <85* -- Vacuum Nozzle 15 60 -- Car-door/closing 10 -- 57 Car horn 33 -- ' 83 * - This noise level is for an unenclosedaccumulator; the enclosure that will be used at the Newport Beach Unocal will reduce this noise level by at least 10 dBA. 5.0 POTENTIAL CAR WASH NOISE LEVELS The project -related noise levels with the greatest potential for noise ordinance violations will be generated by the blower and vacuuming operations. Project generated noise levels were calculated for seven locations surrounding the project site based upon the distance of the sites from the specific locations of these pieces of equipment..FAibit.2_ show here seven �j (represented as CS 1 through CS7). Noise levels drop 6 decibels for every ou ling of distance away from the source. For instance, if a noise source is measured at 65 decibels at a distance of 25 feet, the noise level at 50 feet will be 59 decibels (65 dBA - 6 dBA = 59 dBA). This 6 dBA dropoff for every doubling of distance was applied to the measurement data to produce the noise levels at the residences. Table 4 shows the noise levels at the sites caused by the individual pieces of equipment' as well as the combined noise level from both sources, thus showing the potential for project related noise to exceed the ordinance criteria. _CS7 •R t•• .I act Boundary " 1 C `I Exhibit 2 Site Plan Mestre Greve Associates Newport Beach Car Wash Page 5 Table 4 Unmitigated Project Generated Noise Levels Site and Source L50 Lmax Site CS 1 Vacuum Producer 44.3 -- Vacuum Nozzle 28.9' -- Blower 53A -- Door Slam - 45. Car Hom -- 81:3 COMBINED 53.7 81.3 Daytime Ordinance 55 7 Exceedance? NO YES Site CS2 Vacuum Producer 41 -- Vacuum Nozzle 33.2 - Blower 45.9 -- Door Slam -- 45 Car Horn -- 81.3 COMBINED 49.6 81.3 Daytime Ordinance 55 75\ Exceedance? NO (YESJ Site CS3 Vacuum Producer 51.7--� Vacuum Nozzle 43.9 -- Blower 40.4 Door Slam Car Hom -- 81. COMBINED 52.6 81.3 Daytime Ordinance 55 Exceedance? NO S Site CS4 Vacuum Producer 45.3 -- Vacuum Nozzle 41.7 - Blower 50.9 -- Door Slam -- 38.9 Car Horn -- 75.3 COMBINED 52.3 75.3 Daytime Ordinance 55 75 Exceedance? NO YES Mestre Greve Associates Newport Beach Car Wash Page 6 Table 4 (continued) Unmitigated Project Generated Noise Levels Source Distance L50 Lmax Site CS5 Vacuum Producer 49.7 Vacuum Nozzle 48 -- Blower 36.1 -- Door Slam -- 45.9 Car Hom -- 82.2 COMBINED 52.1 82.2 Daytime Ordinance 55 75 Exceedance? NO YES Site CS6 Vacuum Producer 46.7 -- Vacuum Nozzle 43.5 -- Blower 35.5 -- Door Slam -- 49.4 Car Horn -- 85.8 COMBINED 48.6 85.8•' Daytime Ordinance 55 75 Exceedance? NO YES Site CS7 Vacuum Producer 41.7 -- Vacuum Nozzle 37.5 -- Blower 38.7 -- Door Slam -- 51 Car Hom -- 87.3 COMBINED 44.4 87.3 Daytime Ordinance 55 75 Exceedance? NO YES Note that the noise levels shown in Table 4 assume that the wash tunnel is extended approximately 24 feet at the tunnel entrance and approximately 16 feet at the exit. Exhibit 3 shows these tunnel extensions. These extensions should be included as part of the project design in order to reduce noise levels in the residential areas that are directly adjacent to the proposed project site. The noise levels shown 1n Table 4 do not include any mitigarion-except for the tunnels on the entrance. to and "exit#rom the car wash, the silencerldt on the blower and an enclosure around the, vacuum prodneers. The silencerldt is included because the blower that was measured for this study had the silencer Idt on it. The carwash proposed for the City of Newport Beach also will have the silencer kit. The vacuum producer at the Newport Beach facility should have an enclosure \\ © Q� fir= i © PIAA� 11R Open. I. ....... a ..... T{,I l•NKAYIfNatL' ' .1 ♦ •::1::•: �} /:•: }:•'•j �.L. • :•:h:. �: •: yyi ��:'::::.: !"may: M. IM1111 m m • PM ERMA • . 19 TER LF = — — — — = — — — — — - - - -- - - - - - 4 1.( Y L------------------------------------------ \ Solid Wall =� Solid Wall ` a ,kkltlt N 50'00'00' W 284.97'•. r'xusat f•^&Lx MESTRE CREVE ASSOCIATES Exhibit 3 Area Covered By Tunnel Extensions toesire t,reve Assocrares Newport Beach Car Wash Page 7 that will reduce noise levels by 10 to 20 dBA. Therefore, a 10 dBA noise reduction factor was applied to the noise levels generated by the vacuum producer. Table 4 shows that the proposed project will generate noise levels that exceed the maximum level allowed by the City of Newport Beach Noise Ordinance, but the the project will not generate noise levels that exceed the City of Newport Beach L50 Noise limit. Note that these noise levels are based upon worst case assumptions (i.e., no mitigation other than the silencer kit for the dryer system and the enclosure for the vacuum producers). No noise reduction provided by the block wall between the residences and the project site was considered, nor was any noise reduction added for the interior of the wash tunnel. Furthermore, the buildings that will be constructed as part of the shopping center will act as large noise barriers and will further reduce carwash- generated noise levels in the residential areas by 10 to 20 dBA. Mitigation measures that will bring the operations at the proposed carwash into compliance with the City of Newport Beach noise ordinance are discussed in the next section. 6.0 MITIGATION MEASURES This section discusses measures that will reduce the car wash generated noise levels that will affect the nearby residential areas. The following are measures that should be implemented in the project design in order to reduce the car wash generated noise to levels considered acceptable to the City of Newport Beach. 1. The wash tunnels must be extendim ed.approxate1y20. feet at •the entrance and approximately ib feet at the exit: Exhibit 3 shows the recommended extensions. These tunnels are required to reduce noise to levels that comply with the City of Newport Beach Noise Ordinance. The.extensions-must.r have a roof that is at least as wide -as -the wash tunnel -entrance and the inside -wall-of the tunnel extensions must be constructed of a rough block¢face. The roof and wall structures for the extension must have a surface density of -ac least 4.0 pounds per square foot. Any masonry material will meet this requirement. Two layers of 3/4-inch plywood will also meet the requirement (although this should be checked with the architect or structural engineer, since plywood densities do vary). The inside surface of the wall of the extension should be a non -reflective surface. Rough split face block would satisfy this requirement. Acoustic panels and other options are available that would also be non -reflective. 2. The blower that is to be installed in the project must meet a requirement of generating a noise level of 83 dBA at a distance of 5 feet (Worldwide blower with the silencer kit or equivalent blower/dryer 3. The vacuum accumulators must be enclosed, in a, structur-e that reduces noise by at least 103 dBA: These enclosures are required to mduce.noise to levels -that comply -with the -City of ,Newport Beach Noise Ordinan'"& 4. The proposed project will potentially generate noise levels that would exceed the City's maximum noise limits. The only noise source that is loud enough to exceed the maximum noise level limits are car horns. Therefore the use of car horns by attendants to signal customers that their cars are finished should be prohibited. ,+ 5. The skylight in the tunnel wash area must be 1/4-inch glass or 5/8-inch plexiglass. A thin Mestre Greve Associates Newport Beach Car Wash Page 8 plastic skylight will not suffice to reduce the car wash noise to levels that comply with the City of Newport Beach noise ordinance. 6. The operations of the car wash should be limited to between the hours of 8 a.m. and 10 p.m. The measures listed above will insure that the car wash operations will comply with the City of Newport Beach noise ordinance. In order to further reduce noise in the adjacent residential communities, we believe that a six to eight foot wall constructed around the project on the property lines between the project and the adjacent residential land uses would be beneficial and urge Unocal to consider constructing such a wall. Ad UNOCAL C"# CUP HANDBOOK Unocal Lease Number 5089 Superior & Placentia Avenue Newport Beach, Ca 0 DEFINING THE FUTURE SITE: UNOCAL Lease Number 5089 Superior & Placentia Avenues Newport Beach, CA UNOCAL'S PROJECT PROPOSAL State of the art fueling facility and ProWash. PROJECT MANAGER: • Scott Peotter UNOCAL 76 Products Company 17510 Von Karman Avenue Irvine, CA 92714 (714) 250-7117 (714) 250-7116 FAX PROJECT ARCHITECT: A. C. Atherton Holmes & Narver 999 Town & Country Road - Orange, CA 92668 (714) 567-2440 (714) 567-2632 FAX • UNOCAL76 1 0 DEFINING THE FUTURE • UNOCAL76 Unocal's new 20/20 design reflects a commitment to better serve the community through improved products, services and convenience delivered by the corner "service station". The distinctive architecture serves to identify a more convenient and pleasant buying experience and enhance our positive image in the community. The improvements will also benefit the community through increases to the local tax base. The specific design elements are: FUEL FACILITY 1 The mechanical dispensers will be replaced with state-of-the-art electronic, multi -product dispensers. The use of lightweight hoses and nozzles are installed to allow for easier customer use. A credit card reader system will be installed to allow for payment at the pump. The dispensers will be set further apart to provide additional maneuverability. Service is available 24 hours a day. PROWASH SERVICE CAR WASH 2 PROWASH SERVICE (trademark name) features a 56 foot state-of-the-art soft cloth car wash. 2.1 A full line of car protection upgrade packages will be offered (i.e., Waxes). Customers will wait on our patio area while their car travels through the tunnel on an automatic conveyor. The wash will take 2-3 minutes from start to finish. An attendant drives the customers' cars onto the conveyor that takes them through the car wash tunnel. A second attendant will drive the car to a drive off position to have the car toweled dry. Video technology via "pay at the pump" installed within the gasoline dispensers will also provide additional customer convenience. E • UNOCAL76i 2.2 80% of the water used to wash and rinse the car is reclaimed. All the water used to wash and rinse the car is captured in the conveyor trench. From the trench, the water is drained to clarifier tanks where suspended solids settle to the bottom of the tanks as the water flows through them. Clear water is then transferred from the clarifier tanks, through filters, for reuse. Compared to the 75 gallons typically used in a driveway washing, only 13 gallons of fresh water is needed to wash each car. This facility will help minimize residential driveway washing and chemical inflow to the storm drain system. 2.3 Most of the noise generated from car wash operations stems from the air dryer. However, the decibel level attenuates to ambient noise levels at approximately 30 feet. To help minimize noise concerns, Unocal has placed the dryer as far back as possible from the exit end of the tunnel. OTHER DESIGN ELEMENTS: 3 EXTERIOR LIGHTING 3.1 This project includes fixtures with state-of-the-art metal halide light fixtures which provide high intensity, energy efficient, down lighting. This design minimizes the effect on adjacent properties and public right-of-ways but will provide a safe, secure environment on site. 4 LANDSCAPING 4.1 Planter space will be divided into bright blooms, ground cover and shrubbery. Bright blooms will be positioned for maximum visibility and will be rotated in April and September. 91 UNOCAL* • 4.2 Ground cover and shrubbery will provide a striking accent to the flowering plants. Multi -colored and ever blooming Gazanias will serve as a general ground cover. Shrubbery will include elegant evergreens such as Nandena, New Zealand flax, and Pittisporum Wheeled. 4.3 After the initial installation, a maintenance service representative will visit the site at least twice a month to keep the planters looking fresh and inviting. They will clean, weed, fertilize and handle pest problems. They will also remove faded blooms and replace damaged plants. LOITERING DETERRENCE PROGRAM 5 Loitering is a hindrance to a successful business operation; the site operator and his employees will be trained to be aware of all customers both in the store and on the property. Public telephones will be placed in well lighted areas on the property and installed with a call out feature only. FACILITY MAINTENANCE & LITTER CONTROL PROGRAM • 6 Unocal believes a clean, attractive facility is necessary for a successful operation. The site operator and his employees will be required to attend training programs that include both daily and periodic litter control and maintenance duties. Unocal's litter control program includes a schedule for keeping the premises and surrounding area free from litter (street frontage and abutting sidewalks). There will be refuse receptacles at each gasoline island and one adjacent to the PROWASH facility. • QUALITY CONTROL 7 Further, all Unocal facilities are inspected under the Company's Five Star Program three times a year. Every site is required to meet minimum scores. 2 .i •. ••.. •_-tea iJK!'.>: t.l •.L1�.•_. .kLi i�>il. J.a�>M� •�!�>.i w •� May wag yyyy.. *toll •rM#IA 7 HNHN.N N... o...ir�c.•w Y . A1{ r . Y emirs Y >•t f1•r Y I iuwr JIIIII Mil 0 91 W O zil 0 � T F� Ej N m m 1 1 2 3 <' —. 5 lqw -- • FRMIE t N•ROWARE SCHEDULE _ _ _ O■e.� .�rtwa y M...yaf 114 aau.a. w • .... .. .. ..... .. .. .... ..... ... .... - Y t .i wa.��KRwrN.. • f Oi.: S e: I•— �— .o,.a,. vi..vtwt a.�...-w e� C I w.t:" ■ m� tv�rfaawrw+•wla.y J n - elm I�� i--- ,' - 1 • rt � � m N•r-fw.[-wa r.urw M..l � L � � ■II I / F� � I .."am..r o.`aa`s..iw.w`.a�iai..v.. = n i M�+a•.r ; ----- II I t t i�..�.�ww .r .� 1 .f i F w.ow`...T k w 1 • �' a.. o.�is.i � I,j .0...1•�. 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U Q e.•f�RM V[w�ia�w.i to Q f.rpi�+ s�Qi�i ®uwa • F"SN LEGEND N ti•_rnwVMYw� M •.f _.W pw r[w..f M r.r _ Y.•.rV ww hti ..+r aM arw/ea.o. M w�.crrr � .Y f•a rV_Y�w.f/wr M. iO Y rY{•..�.A wiry u[ifF. ZZ �� N rr[_irV swrr.�r ..w FM A[vw •r Z ya' •� ra Y•rw.•nr.� � N Vw•s•wf «r p>< N sw.w.rw wr 8 W �S CUSS AND PANEL SCNEOIILE .Wrs.r..cfa »O C [ 4 Fa[.r�Or.ru w�••e•t � W N Z [ •.u.s •...s..[ li «a NN ..f_..[..Y�a 0 GENERAL NOTES: t Yr. wYM � %� v1•.•Yo i� _ 2876.20 A_�a, s ELEVATION 3 a ELEVATION a S . 1/1 . 1'd T 1 s 5m ELEVATION KEY NOTES Nm. �-s °rt lea OOWl MI�y .�w1..O�M9.. W[Aa_ ®�awcVVM� �[S f ®emit .IW i O Ws. w/W YM O40CN� W.t IR � _ M 1 OY N°A.Me�MY ^ !. a e�� a a e't o OOIN�_RlW A O Z n. 1 FWtSN LEGEND ..... FU�r_rM1/Y MNrff N�_ItrYYvwyW N r..olY rww ra M ti[_✓a/Yvwy� Nti•.r•W rilY Ry .41V A.a .yIYW H er11(Y er�fa < Ila. X yN CLASS AND PANEL SCHEDULE • w4 V.i P. 4a 11¢�� •w�wus{�s-a W Q t w+-y..�ncw t e.u.�s l�e..a RwwO GENERA. NOTES ur.aR... L em AegY 2L76-: 7 i 2 1 3 I 4 1 5 Soe9 •F— KEY NOTES V �Y•�YMga p \taIYaI1V Y•AYy0M a•e pM..._� •V.i C r.r ,�F�FA. � testa t/�•y NtC 71Ft . .t...l..r A a� p 4itaatlt� x ^ ROOF IL / l : Y 1-1(r-l• 0at1Yq C t B O ®! t� O GENERAL NOTES_ z °' FRONT ELEVATION p ].1]maana]n]. minaaaniann - cmaaaa]aa] !'i]ilii]]in mtaiaaa:ua --_ n���Ai�tu ♦`Ll� PJ1t+ qW tl F�_.ii • \ _------pip-t _�___-Z___ _ _- nuav -Gc �' JJgNUc a 1mnmli _ ilia:u]naay] . "Mill nAlal'JJ aiiii n]n\ n:ln:llq]inttil rJamiavwa� l-��7•"E1'Ez—'_Gi�cTc—EC���17 ROOF PLAN `p rd u ONOM sal[: ,/••-rd -r=E0 99 Z< Q aaW yIXZ40 N�< 2 F D ww • • FLEX WRAP A ROUND MITTERS CHEMICAL TIRE APPLICATOR QUADRA JET ARCH C•AyrR.WASH EQUIPMENT UNOCAL76 TIRE SCRUBBER UNDERCARRIAGE WASH COMPLETE SYSTEM Cl • CONVEYORS FRONT TO REAR MITTERS 4 X 4 ROCKER PANEL MITTERS WASH EllUIPMENT UNOCAL706 CORRELATORS 2 X 2 ROCKER PANEL MITTERS SIDE TO SIDE MITTERS UNOCAL® • • EXISTING BUILDING TO THE SOUTH LOOKING FROM SUPERIOR AVENUE • HOLMES & NARVER 999 Town & Country, Orange, CA FAX No. (714) 567-2729 Transmittal to: City of Newport Beach Project No.: s.s. 5089- Newport Beach Date: January 31,1996 From: Lisa Mora subject:Area lighting tel. (714)567-2457 (conditions of approval) In reference to the area lighting for the UNOCAL gas station in Newport Beach, the type of lighting we are providing is an architectural area semi cut off lighting fixture, 400 watts, metal halide, Exceline SAR series Type III and forward through distribution (see Exceline cut sheets attachment #1- 2 pages). The semi -cutoff glare control classification has a medium control of light above 80-degree vertical (see attachment #2 for Exceline technical information). See attachment #3-1 page, for the photometrics of the fixture we are using. Refer to attached DWG. "E-LTG' to see that the fixture spillage on to the immediate neighboring nraas is vary minor as can he seen in the fractional foot-candle levels. Please let m Regards, Lisa Mora, P C SPECIFICATIONS ♦ APPLICATIONS The BAR Series Luminaire is designed for downlight illumination of building facades. parks and recreation areas. parking areas, roadways, outdoor sales areas (Auto, equipment, etc.), sports courts and marry other outdoor areas. ♦ CONSTRUCTION Precision die-cast aluminum housing. One-piece construction eliminates the threat of leaking. Finished in Duraplex II*" architectural dark bronze polyester pow- der coat for superior resistance against the elements. One-piece die-cast afu- minum lens frame fastened with captive corrosion resistant hardware. Heat and shock resistant tempered glass lens is permanently sealed to lens frame via liquid silicone. Lens frame assembly is sealed to housing via a one piece silicone rubber gasket. Premium porcelain socket. pulse rated for 4KV, equipped with vibration proof "lamp-gnp- shell with reinforced center contact for positive fit. A OPTICS Reflector systems are designed to provide Types II, III and Forward Throw distribu- tions. All are constructed from high grade. T:�►xrv;zc, -rYPic-S ,t SL 1 " SL lr SAR Series AREA/ROADWAY WMINAIRE 150 to 400 Watts High Pressure Sodium Metal Halide anodized aluminum righting sheet.Type II and III reflectors are hydroformed. For- ward Throw are formed, multi -segment designs. A BALLAST HX(HP'rj or CWA(HPF) ballast as detailed are mounted to Integral heal -sink for maximum heat dissipation to outside ambient. Ballast is Class H 180°C insulat- ed, and capable of -20°F starting on Metal Halide. and -40°F on High Pressure Sodium. For 50 Hertz, 220/240 Volts con- sult factory. All ballast components are 100% tested to ensure maximum perfor- mance and reliability. ♦ INSTALLATION Standard field installed extruded alu- minum surface mounting arts provides easy installation to square poles. See accessories for mounting to round poles. A LAMP (Not supplied) Clear mogul base as detailed. T ype II and Forward Throw metal halide optics use reduced outer jacket lamps. OPTIONS --SEE PAGE 3-8 ACCESSORIES -SEE PAGE 3.9 PHOTOMETRICS—SEE PAGE 3-10 DIMENSIONS Template T I � i ;I74" [:3- 3„ r— IL_JI T y EPA=1.30 sq. It. ORDERING GUIDE I.E.S. Type It I.E S. Type III Distribution Distribution Forward Throw Disldbu Ion Watts Lamo METAL HALIDE Base Voltage Ballast Wt. ILbs.I SAR172MA SARI73MA SAR174MA 175 E/BT/ED-28 Mogul Mogul Specify Specify CWA(HPFj CWA(HPF) 32 34 SAR252MA SAR253MA 'SAR254MA SAR403MA erg(, 250 E/BT/ED-28 — 400 BT37, Clear Mogul Specify CWA (HP� 36 _ _ SAR402MA — SAR40dMA '�, I_1400 ED28. Clear Mogul Specify CWA (HPF) 36 • • • •-• R153LX HIGH PRESSURE SODIUM SAR754LX 10. E18,Clear Mogul peclty HX (HPr1 36 38 152LX ••�• SAR252LX SAR253LX SAR254LX 250 E18.Clear Mogul Sped Specify CWA (HPF) CWA (HPF7 42 SAR402LX SAR403LX SAR4041X 400 EiB.Clear mogul 9 Specify Voltage: Standard H I.D. Fixtures are furnished with HPF banasls and use the ioliow,ng numerical des onations to indcate voltage: 1=120V, 2=208K O! oil Volt is standard t 3=240V, 4=277V and 5=480V. 8Auad Volt ballasts (120V. 208V• 240V and 27 7V.) To spicily, add voltage to catalog number. Example: SAR4031X-8. • 11 Usted Far 1 eenyle • P.O. Box 129 • Ury • NewJemey o70e3 • (908) 964.7000 • FAX (905) 689.13a8 Wet Lo:at o \y/ 09/21/1995 13:49 7147798325 z- If 'wG-03—'94 17:01 IDWS POLE A E 1 C TMM Nt. Arm. Mt. I", nee COP) I R tiM Chv MIKE DOMOKOS PAGE 02 TEL NO:818-76?-401 #200'P91 13CRUARE NDN-TApZF%GCG STEEL 4" i' QPLI'CIPIQAaT'I0N9 IMAlR 41- 4L STEEL &TAUCTUNS. f TUIE CONFD MS OTEAST"5014g apfoMICAT MEET$ EXCEEDSOR MINIMUMH�I THICCKNISSS 19A 21 WA) OR TQA ,t0YaAS SPICI ro, JIE! ORDERING INFORMATION). FLUSH REINFORCED HAND HOLE It FURNISHED WITH COVEA. EASC PLATE FABRICATED FROM STRUCTURAL QUALITY NOT ROLLED STEEL MEETS DR rxtEEOS MINIMUM YIELD STRENGTH OF 31,DIO MI, IASE•TELESCOFES AND IS CIRCUMFERENTIALLY 1141110 TO POLE SSNAFT. SOL L 70 M0101 1" FlEX111UTY ON CIA TEED T EnjitIRIJNL OF ANCHORAGE NOT ROLLED STEEL EAR — MINIMUM YIELD STAEUTH OF 50,000 PSI. DOLTS HAVE "L" SEND ON ONE END AND ARE THREADED AND ARE FUR- OTHER END- IOLTS AREWITH II13HED TWO NUTS AND WASNERS.ANIZEQ RA��IVER IICATpjgCE MSEE DUALITY CMION STEEL, SAD COVER CONCEALS STD, FlNtIN ELECTROSTATICALLY APPLIED RED OXIDE PAIMER OVEA 2 STAGE CLEANING PROCESS, FINISH PAINT ACRYLIC -ILXlEL VEA AID OXIDE R, (EX, INTS 104-11IED PRIMIN, ='�IFYY COLOALLY CMCEAINGI INFORMATION A A C D E IIFIAI Poll Ilwt I/qt "It "direi/ "It SHIM Ike un 16441 It, 4' Ixxwt I I 1' %x 1111 INT1124.11 it, 4'gewt 1' %x11zl INTI14h11 14 41tive 11 %xl/xO IATI11411 nitn4-ll II' n' 4'igFln A'gXwl 11 1' %X1193 SAT12%Ii 20, 4'gIW II 7 1v I7 10124xI I X U 14 EATS t*7 to, 4' now, 1 11' 1 x tE 14 SAIL L4f7 IATt ri:l I 24' H. 4' I111144 v slur/ 11 I I' 4 c 24 x O ALL POLES FUAH11110 WITH OAOUND LLD FlaltA DOOM (SO* 1'IxiAX H "1, 1) L*1 I161u • 311 Mxdwa kMu • itf Owt11MU•11I IWO • ILA MW POP I'm4bN - al" M U.S. POLE COMPANY 7900 CLY13OURN AVENUE, SUN VALLIM CA, 91352 5 Luminaire Classification AFLOODLIGHTING CLASSIFICATIONS The National Electrical Manufacturers Association has established several Type categories for Floodlights based on luminaire beamspread. Asymmetrical beam spreads are Indicated by a NEMA Type which shows both the horizontal and the vertical beam spreads in that order. 1AREA LIGHTING CLASSIFICATIONS TYPE I in Beam Spread NEMA Type 10 to 1 290 18 to 292 f� d 29 to 460 3 46 to 700 4 70 to 1001 5 100 to 130° 6 130° and over 7 TYPE III TYPE IV Width Mounted at Classification Pavement Normally used for. Type I Center Roadways up to 2 times the Mow sting Hgt. in width TYPE II Edge Up to 1 times the MH for one side mounting Up to 2 times the MH for both side mounting TYPE III Edge Up to 1.5 times the MH for one side mounting Up to 3 times the for both side mounting TYPE IV Edge Up to 2 times the MH for one side mounting Up to 4 times he mes tfor 4 ti he both mounting TYPE V Center Up to 4 times the MH in total width TYPE11 Spacing Classification Normally used for. Short Spacings up to 4 times the Mounting Height Medium Spacings up to 5 times MH Long Spacings up to 5 times MH Glare Control Classification Normaliv used for Cutoff Strict control of light above 80' Vertical "' Semi -Cutoff Medium control of right above80'Vertical '- Non -Cutoff No control requirements above 80- Vertical -" Ekc&'m Genlyle • P.O. Box 129 • Union. Nov Jersey 07083 • Tel t908) 964-7000 • FAX (908) 688.1388 SAR Luminaires —150 to 400 Watts 1 Fixture Per Pole ■■■■■■ ■■■■■■ Or �i51\■ M ■, ■BONE Footcandle Correction Different LampsfWatts Multiply the following factors times the fcotcandle values for dianges in lampshvatts: 40OW HIPS 1.0 40OW MH 1.0 25OW HPS .55 25OW MH .60 15OW MA .32 175W MH .41 Different Mounting Height Multiply the following factors limes the lootcandle values for changes In mounting height: To Change From 30' New Height 20' 25' W 36 40' SAR404LX SAR404MA Factor 2.25 1.4 1.0 .73 .56 W400 MH400/U 50,000 Lumens 34,000 Lumens 30' Mount. Hgt. 30' Mount. Hgt Forward Throw Forward Throw 1 Fixture Per Pole 2 Fixtures Per Pole @ 180 Deg. mom ■■ ■■ram ■ SAR403LX SAR403MA LU400 MH400N 50,000 Lumens 34,000 Lumens 30' Mount. Hgt. 30' Mount. Hgt Type III Distnb. Type III Distnb. SBR Cutoff Luminaires t Fixture Per Pole MIN SBR153NLXL LU150/55/MED 16,000 Lumens 10' Mount. Hgt. Type III Distdb. 1 Fixture Per Pole ii� SAR4021X SAR402MA LU400 MH400/U 50,000 Lumens 34,000 Lumens 30' Mount. Hgt. 30' Mount. Hgt Type II Distnb. Type II Distnb. 4 Fixtures Per Pole tsA ►��c�ir 1 1 �� SAR403LX SAR403MA SAR403LX SAR403MA LU400 MH400/U LU400 MH400/U 50,000 Lumens 34,000 Lumens 50,000 Lumens 34,000 Lumens 30' Mount. Hgt. 30' Mount. Hgt 30' Mount. Hgt. 30' Mount. Hgt Type III Distnb. Type III Dlstrib. Type III Distnb. Type III Distnb. Footcandle Corcechcn Different tampsWalla Multiply the 1o:ovring factors times the footcandle values for duryes ut IampsNretts: 35W HPS .14 50W MA .21 50W HPS .25 70W MA .34 70W HPS .34 100W MA .45 100W HFS 60 150W HPS 1.00 afferent Mounting Height Multiply the fclhrring factors tines the footcandle values for changes m malnhng height To Change From 10' NevrHeight 6 8' 10' 12' 75' Facia 2.8 1.6 1.0 .69 .44 SAR Forward Throw 1000W 1 Fixture Per Pole JAW YW 1MN 0 ,YX :"x )VX wx I I ,1� it I Ul ' o i SAR1004MA MH1000/ROJ 110,000 Lumens 40' Mount. Hgt. Forward Throw MMMO MM MM MM Genyte • P 0 Box 129 • Umon •New Jersey 07083 •Tel (906)984-7000 •FAX (909) 689-1389 t , 6'JMMISSIONERS MINUTES CITY OF NEWPORT BEACH October 19, 1995 ROLL INDEX CALL SUBJECT: Union Oil Item 1 1461 and 1465 Superior Avenue • Use Permit No.3566 UP 3566 TS 106 • Traffic Study No.106 • LoWneAr justment No. 95-10 LLA 95-11 • and the acceptance of an environmental EIR document APPLICANT: Philip Dedge Approved Ms. Temple noted that Mr. Delino, the Assistant City Manager was unable to attend tonight's meeting due to an illness in the family: Ms. Temple then noted that this item would allow for construction of a new carwash in the APF District. The site was previously a gasoline service station. Two technical studies have been conducted, a Traff'c Study and a Noise Impact Analysis. Design recommendations from these studies have been included in the Staff report. The Applicant has agreed to amend the hours of car wash operation to 8:00 a.m. to 6:00 p.m. daily. The gasoline service operation is to be 24 hours. There are two main issues raised in this item, the noise and light generated from a 24 hours. A 24 hours service station may be considered incompatible to adjoining residential land uses of an apartment complex and a senior congregate living facility. Ms. Temple then spoke of employee on -site parking. Comparisons were made by — - staff to other car wash facilities in the area. She noted that employee parking demand is not high as they tend to carpool or bus to work.. Commissioner Adams asked for and received clarification of elevations of the structure and asked for a revised plan showing length and structure effects on the site. Ms. Temple deferred to the applicant for explanation. -2- .t COMMISSIONERS MINUTES I _: kolp"M F9p CITY OF NEWPORT BEACH October 19, 1995 ROLL CALL INDEX Commissioner Kranzley asked staff if any study had been done on "stacking" of cars both before and after they are washed in comparisons to other facilities. Ms. Temple answered there were no "stacking" comparisons done and clarified that this was a full service car wash. Commissioner Selich asked staff about the lot line adjustment. He wanted to know if the applicant gave any reason for not aligning the parcels. Ms. Temple stated that the applicant wanted to keep the two parcels separate because of a future intention to add more retail uses if the City's ordinances were to be changed. She deferred more detail information from the applicant. The lot line adjustment is ordinarily done when development occurs on a property. There is a condition which requires that the parcels be held as a single building. Ms. Temple then proceeded to explain the site plan noting elevations, distance and wall extension with roofing. Plan Sheet GA-7 shows a change of parking arrangements verified by the applicant. Public Hearing -was -Opened. Mr. Scott Peotter, Project Manger, 17510 Von Karmen, Irvine. He noted that the previous Unocal gas station had been demolished over two years ago. He explained the service layout of the older station and compared it with the proposed station noting ingress and egress, acoustid remediation, underground vacuums, equipment housing and maintenance of noise standards of 55 decibels. A "stacking" analysis showed that there were 12 cars before and after loading. A revised site plan indicates the stacking areas for 15 cars after loading and 12 cars before loading. This is a full service car wash and gasoline station. An additional two parking spaces along the north property line and 4 parking spaces by the dry off areas will provide employee parking making a total of 14 spaces. The sides of the parcels will be landscaped. -3- COMMISSIONERS o 111`01 V CITY OF NEWPORT BEACH MINUTES October 19, 1995 ROLL CALL INDEX Commissioner Ridgeway asked about the extension of the roof line over the tunnel area. Mr. Peotter stated that the trellis areas in front of the building was used due to the requirements of the acoustical report. The requirement was to go over the width only of the tunnel area rather than extending whole roof area. A conventional roof framing could be incorporated within the trellis configuration if Commission requires. Commissioner Kranzley asked Mr. Peotter if cars are allowed to be left on site or will they be removed? Mr. Peotter stated that the cars will be removed due to the location of the site. If a problem occurs, then signage will be added. Commission noted a potential stacking problem with potential users in the office buildings across the street leaving their cars. Mr. Peotter stated that Unocal would post signage to eliminate/prevent addressing stacking problem from occurring. Mr. Peotter stated that a revised site plan was posted on the wall. These revisions/adjustments were done as a result of concerns raised in the staff report. At the request of Commissioner Selich, the Applicant explained the reasons for a lot line adjustment. There are two existing parcels that comply for zoning as individual parcels. It would be hard to re-establish if they were combined. By establishing an active property line, the building -code is used for distances and types of construction rather than imaginary property line which is arbitrarily placed in the middle between the projects. This allows for underground gas tank storage with no use on top to remain separate from the car wash and service area. If the Commission recommends consolidation rather than adjustment that would be acceptable to Unocal. Commissioner Adams referred to conditions of underground tank construction. Is this governed by building code and what measures are -4- . COMMISSIONERS MINUTES CITY OF NEWPORT BEACH October 19, 1995 ROLL CALL r � INDEX being taken to insure public safety and concerns of future site remediation? Staff answered that this is subject to other agencies' permits. County Public Health is the primary agency that reviews and governs tank installation and if affected, the Regional Water Quality Control Board would look at these issues. The uniform Fire and Building Codes contain standard requirements. The Building Department does not issue permit(s) until the Applicant receives permits from the County Public Health Department first. Mr. Al Newman, 811 West 15th Street, B-2 - noted that residential build -out has occurred since the demolition of the previous station including apartment complex and a senior congregate facility. He stated that the residents are concerned with the all night operations, holding space of cars so near their spa area, lights, and traffic patterns of ingress and egress, noting that many accidents have occurred at this intersection. Commissioner Ridgeway suggested that Mr. Newman read the staff report that would answer his concerns regarding traffic and noise, etc., particularly pages 7 thru 13. He noted that the Commission would take in consideration his concerns of noise and light. Commissioner Adams asked the date of the demolition of the previous gas station and what other types of uses are in the APF Zone? Staff answered that the date of demolition was August, 1992. Permitted uses in- an APF District (administrative, professional and financial commercial district) allows for a broad range of office and retail uses including restaurants, hotels and motels. Clarification was made that the apartment building and senior congregate facility were built when the previous gas station was in operation. Standard Conditions regarding light spillage and glare are included as part of the mitigation measures attached to the negative declaration. -5- COMMISSIONERS MINUTES CITY OF NEWPORT BEACH October 19, 1995 ROLL CALL INDEX The applicant stated that the existing station was opened 24 hours a day on and off according to market conditions and business promotions. - The lighting will be dimmed when the wash facilities are closed, but allow enough light for security; it will be high density discharge metal halite aimed directly down on to the site with sharp cut offs. The applicant then brought forward an old aerial map of the location for site determinations. Traffic concerns were addressed by W. Edmonston. He stated that the recommendations in the staff report regarding access have been discussed with the applicant. The proposal is not to have any left turn access onto this site off Superior or Placentia. A double, double yellow line area painted on the street could allow a narrow raised median. This could be an added condition that would be funded by the Applicant. The portion of the median that would be across the frontage of the proposed service station and car wash is presently stripped allowing left turns both north and south. Left turns could be made when the old station was in service. These double yellow lines were painted for traffic safety when the old gas station was closed. Mr. Newman approached the podium and looked at the aerial map and indicated his apartment building and pointed out the various destinations of use by the -service station. There is a building between the service station and the apartment complex. Commissioner Adams asked Mr. Edmonston if a Condition closing the access on Placentia could be considered. This would mitigate concerns of the local residents. Pierre Langevin, 403 Bolero Way - spoke up in opposition of this Use Permit. He expressed similar concerns with speeding and the noise o gas truck dropping gas loads any time of the day or night. Commissioner Kranzley asked Mr. Langevin the hours of operation, as he used to manage the old gas station. He answered, 6 a.m. to 10 p.m. and there was never all night service while he was managing. -6- .COMMISSIONERS MINUTES CITY OF NEWPORT BEACH October 19, 1995 ROLL CALL INDEX Commissioner Gifford asked if he had observed the exiting patterns onto Placentia turning left. He answered that it had been a frequent occurrence and that most people drove very fast coming into and going out. Debra Des 7ardins, 821 West 15th Street, No. 3A - spoke in opposition of this Use Permit. She presented a petition signed by several residents in the complex who are also in opposition. She addressed their concerns of increased noise. She asks the Commission to think about the residents and their property value. Commissioner Adams stated that all of the Commission are aware of the noise and the impact of land uses of surrounding residents. The conditions on this project are such that the applicant is required to provide noise attenuation and reduce noise levels established by City Ordinance. This is an established gas station site that has remained under the ownership of Unocal, anybody purchasing a condominium or taking residence in a retirement type facility next door should have known the established use. It should come as no surprise that the owner wants to rebuild the gas station. They are changing the use by proposing a car wash. This change in Land Use should not significantly impact the residences. Staff stated that supplemental acoustical analysis shall be performed to validate that the operation of the business stays within the parameters o the City's Noise Ordinance which is a maximum of 55 Decibels at each property line. The applicant is required to submit a lighting plan prepared by a licensed electrical engineer verifying that the proposed lighting' plan will not produce direct light spillage and glare onto adjoining properties. This is also validated in the field after construction. Any ongoing noise impacts, if the City receives reports o complaint they will be investigated by the Code Enforcement Division o Planning and Building Department and possibly by the Police Department if complaint occurred at night or on the weekend. Ivlr. Edmonston then responded -to the question of driveway closure on Placentia. He stated that from a public access standpoint, a closure -7- •COMMISSIONERS 9 CITY OF NEWPORT-BEACH MINUTES October 19, 1995 ROLL CALL INDEX would have no particular impact, whether or not it would impact the ability of tanker trucks to service the site in any manner, he has no information. There is in increased traffic use in that area due to the City of Costa Mesa putting in diverters in some residential neighborhoods that cut out access to northern Newport Beach. Discussion ensued regarding traffic egress and ingress to the gas station off from both Placentia and Superior Avenues. Mr. Bob Richardson, 19485 Mariposa, Riverside - owner of the structure between the condominium complex and the gas station addressed the Commission. He asked for copies of elevation and plot view of the car wash. He is concerned with the lot being vacant with no development. He is opposed to medians on Placentia Avenue. Mr. Tom Hyans, 217 19th Street - spoke for his mother-in-law who lives at the senior facility. The building is three stories with balconies on the second and third floors. The views from these balconies will'be directly down the tunnel of the car wash as it is proposed. He is concerned with the additional noise. He would like inserted into the Conditions that the trees on the southerly property line be mature trees rather than small plantings. The Applicant, Mr. Peotter addressed the hours of gas drops. They could be restricted between 7:00 a.m. and 10:00 p.m. There are two lighting levels, at the cashier with more intense lighting, and, by the gas canopies. The car wash closing at 6:00 p.m. would require a minimum of lighting in that area. The driveway on Placentia is where their tankers are proposed to come in to do gas drops. The driveway also allows extra stacking for gas pump queuing. Mature trees can be planted, with no protest by Unocal. Gas hours of operation are requested to be 24 hours because of their statewide push for uniformity. If not, they propose, close at midnight and open at 5 a.m. Discussion followed regarding gas deliveries timing, shut off time, conflict with uses on site during day and potential operational problems -8- COMMISSIONERS MINUTES mot: k'w CITY OF NEWPORT BEACH October 19, 1995 ROLL CALL INDEX relative to the driveway on Placentia being a danger to the motoring public. Mr. Peotter stated that they are expecting a volume of approximately 9,000 gallons of gas to be sold at night per month with $11,000 to $12,000/month generated revenue in this credit card facility. This would be facilitated by approximately five deliveries per week. Mature landscaping would be served by 40" box trees with minimum purposes height of 15 feet. Mr. Peotter then was asked to point out the locations of the new gas tanks in relation to the location of the old tanks. It was noted the new tanks are further away from the pool area and closer to Placentia at the same depth. Commissioner Adams asked the applicant to agree to constructing a raised concrete median for the distance of their property on Superior Avenue. Mr. Peotter stated that Unocal would be agreeable. Ms. 'Clauson requested a Covenant be recorded stating that the properties will be held as one as long as the use is there. The applicant stated Unocal would have no problem. Mr. Langevin stated that he is concerned with the gas drops being done at -any time. He -was assured -that if -there is a violation of any conditiom - or requirement, a call of complaint to the City or Planning Department would commence a Code Enforcement action to bring the operation into compliance with all Conditions of Approval. Public Hearing was Closed. Lon Motion was made to approve Use Permit No. 3566, Traffic Study No. 106, Lot Line Adjustment No. 95-10 and the acceptance of an environmental document with the following modifications: • Hours of gas delivery are limited to 7:00 a.m. to 8:00 p.m. • Hours of sales of gas limited to 6:00 a.m. to 12:00 a.m. • A concrete median is installed on Superior in a location to be designated by the Traffic Engineer at the cost of the applicant -9- Aye Abs 'COMMISSIONERS 9� MINUTES CITY OF NEWPORT BEACH October 19, 1995 e ROLL CALL INDEX • Authority is granted to Traffic Engineer to close or limit the ingress and egress on Placentia if appropriate • Mature landscaping along all the borders consist of 40" box trees with minimum 15 foot height • Signs to be posted • Resubdivision of the two parcels into one, to be consistent with the Municipal Code. Commissioner Selich requested an amendment to the motion requiring a parcel map consolidating the two parcels rather than a Lot Line Adjustment. This amendment was agreed to by all parties and incorporated in the motion. s * * * * ** MOTION CARRIED. 1 Absent, 6 Ayes. nt * A. ENVIRONMENTAL DOCUMENT: Accept the environmental document, making the following findings and requiring the following mitigation measures: Findin s: 1. That based upon the information contained in the Initial Study, comments received, and all, related documents, there is no substantial evidence that the project, as -conditioned or -as -modified - by mitigation measures identified in the Initial Study, could have a significant effect on the environment, therefore a Negative Declaration has been prepared. The Negative Declaration adequately addresses the potential environmental impacts of the project, and satisfies all the requirements of CEQA, and is therefore approved. The Negative Declaration was considered prior to approval of the project. 2. An Initial Study has been conducted, and considering the record as a whole there is no evidence before this agency that the proposed project will have the potential for an adverse effect on wildlife resources or the habitat upon which wildlife depends. On the basis of the evidence in the record, this agency finds that the presumption of adverse effect contained in Section 753.5(d) of Title 14 of the -10- ',COMMISSIONERS �i n cry R� CITY OF NEWPORT BEACH MINUTES October 19, 1995 ROLL CALL r INDEX California Code of Regulations (CCR) has been rebutted. Therefore, the proposed project qualifies for a De Mmimis Impact Fee Exemption pursuant to Section 753.5(c) of Title 14, CCR lyfitieation Measures: 1. That the project access along Superior Avenue, closest to Placentia Avenue, shall be eliminated unless otherwise approved by the Public Works Department and the City Traffic Engineer. 2. That the project access along Superior Avenue furthest from Placentia Avenue shall be restricted to "right-inhight-out" access only, unless otherwise approved by the City Traffic Engineer, and be signed in accordance with requirements of the shall appropriately City Traffic Engineer. 3. That the project access along Placentia Avenue shall be restricted to "right -in" access only, unless otherwise approved by the City Traffic Engineer. 4. Prior to the issuance of a building permit, the applicant shall provide written certification acceptable to the City's Building Department signed by a licensed Engineer that the area has -undergone -a. -son and any leakage or soil contamination has clean-up process gasoline been cleared. 5. Prior to the issuance of a certificate of use and occupancy, the applicant shall demonstrate to the Building Department and Fire Department that the project is in compliance with the County o Orange Health Department and the City's Fire Department Regulations. 6. The wash tunnels shall be extended approximately 20 feet at the entrance and approximately 16 feet at the exit, as described in Exhibit 3 of the noise analysis showing the recommended extensions. These tunnels are required to reduce noise to levels that comply with the City of Newport Beach Noise Control -11- COMMISSIONERS MINUTES \so��� o���oc, CITY OF NEWPORT BEACH October 19, 1995 ROLL INDEX CALL Regulations. The extensions shall have a roof that is at least as wide as the wash tunnel entrance and the inside wall of the tunnel extensions shall be constructed of a roueh block face. The roof and wall structures for the extension shall have a surface density of at least 4.0 pounds per square foot. Any masonry material will meet this requirement. Two layers of 3/4 inch plywood will also meet the requirement (although this should be checked with the architect or structural engineer, since plywood densities do vary). The inside surface of the wall of the extension shall be of non -reflective surface. Rough split face block would satisfy this requirement. Acoustic panels and other options are available that would also be non -reflective. 7. That the blower that is to be installed in the project shall meet a requirement of generating a noise level of 83 dBA at a distance of 5 feet (Worldwide blower with the silencer kit or equivalent blower/dryer). 8. That the vacuum accumulators shall be enclosed in a structure that reduces noise by at least 10 dBA. These enclosures are required to reduce noise to levels that comply with the City o Newport Beach Noise Control Regulations. 9. The proposed project will potentially generate noise levels that would exceed the City's maximum noise limits. The only noise source that is loud enough to exceed the maximum noise level limits are car horns. Therefore the use of car horns by attendants to customers that their cars are finished shall' be prohibited. 10. That the skylight in the tunnel wash area shall be 1/4-inch glass or 5/8-inch Plexiglas. A thin plastic skylight will not suffice to reduce the car wash noise to levels that comply with the City o Newport Beach Noise Control Regulations. 11. That the hours of operation of the car wash shall be limited to between the hours of 8:00 a.m. and 6:00 p.m., daily, and that the -12- COMMISSIONERS MINUTES CITY OF NEWPORT BEACH October 19, 1995 ROLL CALL INDEX gasoline dispensing shall be limited to 6:00 a.m. to 12:00 a.m. daily; unless further restricted by the Planning Commission or the City Council in conjunction with the use permit. 12. Prior to issuance of a certificate of Occupancy, a detailed acoustical analysis report shall be prepared describing the noise generation of the project based on the detailed project design, noise attenuation features, and equipment specifications. The report shall demonstrate that the project does not exceed allowable noise levels as described in County of Orange Noise Control Ordinance or the adopted Newport Beach Noise Control Regulations with respect to the residential properties adjacent to the project site, whichever is more restrictive. The report shall be subject to review and approval by the Director of Planning. 13. Prior to the issuance of any building permit the applicant shall demonstrate to the Planning Department that the lighting system is designed, directed, and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent residential uses. The plans shall be prepared and signed by a licensed Electrical Engineer, with a letter from the engineer stating that, in his opinion, this requirement has been met. B. USE PERMIT NO. 3566 Findings: 1. That the proposed development is consistent with the Land Use Element of the General Plan, and is compatible with surrounding land uses. 2. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. -13- 'COMMISSIONERS MINUTES \L CITY OF NEWPORT BEACH October 19, 1995 ROLL CALL INDEX 3. That public improvements may be required of the developer per Section 20.80.060 of the Newport Beach Municipal Code. 4. That adequate parking exists on -site to serve the gasoline station/car wash facility. 5. That the establishment of the subject business will not have an significant environmental impact. 6. That the approval of Use Permit No. 3566 for the proposed use Will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort and general welfare o persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood o the general welfare of the City. Conditions: 1. That the development shall be in substantial conformance with the approved plot plan, floor plans and elevations (and in accordant with development standards specified in Chapter 20.70), except as noted below. 2. That all improvements be constructed as required by Ordinance and the Public Works Department. 3. That Lot Line Adjustment No. 95-10 combining the two parcel into a single parcel or building site, shall be recorded and all Conditions of approval shall be fulfilled, prior to issuance of an Building Permits. 4. That the subject car wash facility shall be operated as an integral part of the gasoline station as a single business entity (subject t the provisions of Chapter 20.70 of the Municipal Code), and an change in the status to create two independent operations shall be subject to an amendment to the use -permit. -14- COMMISSIONERS MINUTES CITY OF NEWPORT BEACH October 19, 1995 ROLL CALL INDEX 5. That the sale of merchandise from other than vending machines is prohibited, except as specified in Chapter 20.70 of the Municipal Code. 6. That arrangements be made with the Public Works Department in order to guarantee satisfactory completion of the public improvements, if it is desired to record a parcel map or obtain a building permit prior to completion of the public improvements. 7. That a minimum of 14 parking spaces shall be provided on site for the proposed facility. S. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the Traffic Engineer. The Traffic Engineer may require the closure, or limit the ingress or egress on Placentia Avenue, if appropriate. 9. That the intersection of the private approaches and the public streets (Placentia Avenue and Superior Avenue) be designed to provide sight distance for a speed of 40 miles per hour. Slopes, landscape, walls and other obstruction shall be considered in the sight distance requirements. Landscaping within the sight line shall not -exceed -twenty -four --inches in height. 10. That the existing deteriorated drive approaches on Superior Avenue be reconstructed and that the deteriorated or displaced sections of sidewalk be reconstructed along the Superior Avenue and the Placentia Avenue frontages. A concrete median shall be Installed Superior Avenue in a location designated by the on Traffic Engineer. That all work be completed under an encroachment permit issued by the Public Works Department. 11. That the drainage from the car wash be collected on -site so that it does not track out onto the public right-of-way. 12. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper -15- COMMISSIONERS ,1 �0ill \y 9f f `(i-\0\\ CITY OF NEWPORT BEACH MINUTES October 19, 1995 ROLL CALL INDEX use of traffic control equipment and flagmen. Traffic control and transportation of equipment and materials shall be conducted in ,accordance with state and local requirements. There shall be no construction storage or delivery of materials within the Superior Avenue or Placentia Avenue right-of-way unless otherwise approved by the City Traffic Engineer. 13. That overhead utilities serving the site be undergrounded to the nearest appropriate pole in accordance with Section 19.24.140 of the Municipal Code unless it is determined by the City Engineer that such undergrounding is unreasonable or impractical. 14. That a sewer cleanout be provided at property line in conformance with City Standard 406-L. 15. That a landscape plan shall be approved by the Planning Director and the Public Works Department. Said landscaping shall be installed in accordance with the approved plan and shall be permanently maintained. That the landscaping installed on all property borders be mature, including 40" box trees with a minimum 15 foot height. 16. That the landscaping shall not obstruct th,eJl'ne� of vehicles exiting the subject property. That the Traffic Engme shall approve the final location of the landscaping pno o issuance of building permits. 17. That all mechanical equipment and trash areas shall be fully screened from view of Superior Avenue, Placentia Avenue, and adjoining properties (including from above). 18. That the outdoor storage of tires and other auto related parts or merchandise shall be prohibited on -site. 19. That the entire site shall be maintained in a clean and orderly manner. -16- COMMISSIONERS MINUTES CITY OF NEWPORT BEACH October 19, 1995 ROLL CALL INDEX 20. That the wash tunnel area shall also be protected so as to prevent drainage from the parking lot from entering the sewer system. The drain shall be connected to the sewer system and have a grease trap. The design and installation of the above facilities shall be approved by the Utilities Department. 21. That the hours of operation of the car wash shall be limited to between the hours of 8:00 a.m. and 6:00 p.m., daily, and that the gasoline dispensing shall be pemutted from 6:00 a.m. to 12:00 a.m. That hours of gasoline delivery are limited to 7:00 a.m. to 8:00 p.m., daily. 22. That all signs shall meet the requirements of Chapter 20.06 of the Municipal Code. 23. That all employees shall park on -site at all times. 24. That the Planning Commission may add or modify conditions of approval to this use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this use permit causes injury, or is detrimental to the health, safety, peace, -morals, -comfort, or general welfare of the community. 25. This use permit shall expire unless exercised within 24 months fr om the date of approval as specified in Section 20.80.090A of the I Newport Beach Municipal Code. C, TRAFFIC STUDY NO. 106 1. That a Traffic Study has been prepared which analyzes the impact, of the proposed project on the peak -hour traffic and circulation system in accordance with Chapter of the Newport Beach Municipal Code and City Policy Ir18 (formerly S-1). -17- COMMISSIONERS CITY OF NEWPORT BEACH MINUTES October 19, 1995 ROLL CALL INDEX 2. That the Traffic Study indicates that the project -generated traffic will neither cause nor make worse an unsatisfactory level of traffic on any'major,"primary-modified,' or 'primary' street. 3. That the Traffic Study indicates that the project -generated traffic will be greater than one percent of the existing traffic during the 2.5 hour peak period on the four study intersections and that the ICU analysis for all four intersections indicates an acceptable ICU value of less than 0.90. D. LOT LINE ADJUSTMENT NO.95-10 Findings: 1. The project site described in the proposal consists of legal parcels. 2. That no additional parcels will result from the lot line adjustment. 3. The project complies with the requirements of the California Environmental Quality Act. 4. The proposal is consistent with the General Plan. 5. The lot line adjustment, in and of itself, will not result in the need for additional improvements and/or facilities. 6. That in this particular case, the proposal would not be detrimental to persons, property or improvements in the neighborhood and that the modification as approved would be consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code. -18- COMMISSIONERS MINUTES CITY OF NEWPORT BEACH October 19, 1995 ROLL CALL INDEX Conditions: 1. Prior to recordation of the lot line adjustment, grant deeds indicating the changes in titles of ownership shall be submitted to the Public Works Department for review. 2. Upon approval of the lot line adjustment, the lot line adjustment shall be submitted to the Public Works Department for checking. 3. The lot line adjustment and grant deeds shall be filed concurrently with the County Recorder and County Assessor's Offices. 4. That all conditions of approval of Use Permit No. 3566 shall be fulfilled. 5. That this approval shall expire unless exercised within 24 months from the date of approval as specified in Section 20.81.090 of the Newport Beach Municipal Code. SUBJECT: Ciao Restaurant (Joseph Morano, Item 2 applicant) 2744 East Coast Highway • Use Permit No.3568 UP 3568 APPLICANT: Same Approves Establishment of a full -service restaurant with on -sale beer and wine and live entertainment. Also included in the request is a waiver of a portion o the required off-street parking. Staff explained that this was a request to convert an existing Use Permit of a fast food restaurant to a traditional restaurant operation. The primary issue -19- CITY OF NEWPORT BEACH PUBLIC WORKS DEPARTMENT P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915 (714)644-3311 FAX COVER SHEET DATE: /— /%—% 6P COMPANY: ATTENTION OF:_��F _ FAX NUMBER: iZZ41- // % SUBJECT: ��//..� �_,��.�i � • � ��!/icy /�.// C 11 Newport Boulevard Newport• .. Phone Numbers: ENGINEERING: (714) 644-3311 TRAFFIC: (714) 644-3344 FAX NUMBER: (714) 644-3318 Number Of Pages Including Cover Sheet: 45 Please Notify Sender If Transmission Is Incomplete. COMMENTS: ' b�4 mow, 884^ 't� j A, u Lpir a / ti C) �7 / r. i t d, U o;=, OO �4�1 • O ` O ,2 1' PALM Y PFtu IY' 2' x 2• CPA ,N-12' PALU 4' TREE RING RISERS T:WCRETE AKEA 1 VALLEY 2 STORY APARTw(mT .N.— GLITTER T STORY PARRHC STRUCTURE Z' AK $IANWAY PLANTER AC pAVEKMT 1, i rya C TUI 0.12 R41• T9' COT. CLOT. 0.14' C1R+> 18'-0 =o 6' WALL TRANS 8.OD I PAD G� PLANTER 47 IRE II � II T N �g� g ZI II II � Y3 II U7 II t� S SAIL r II o II � W II II WE b,6T CUR.Ln /a •� z •: PLANTER VIP I� 0 --A 4 J'q�\\\ by 4n. 1�427.00' 'PLANT \�..SLf—�__ F• / 4 y4 *L l r F+9� N yr 0 N Z t Q' t yt � a O Q li `w vN,tiE r S.u.K C 'k 40 Yl•jQ��; ; 8 O'er e 1 n t a uj a 1 SP.B 0 /Y X 1e VICINITY MAP !/ lgr exM IV #1455 '1, 2 STORY ApAR7YEH7 BUILDNG ticvpo%,TRETIREuEN� I£A Z i. lil ■ 7 StORY ~kK U*4 1451 PIKE COMMTE utu r4.92 O 00 36' IT dr` - AFT h OCk Mwll I `p. `--► PROPOSED NEW LOT LINE \ Y. I \ EXISTING LOT LINE \ .773 o 4' TREE O RING o I .© I -PROPOSED NEW LOT LINE �\ 0S, ♦♦♦ \`\ •l•J sqb� N♦♦ f ` ♦ Qr♦ ♦ / \ EXISTING LOT LINE [•J.89'47'56"-W 3 .77' 4 �\ `♦�/ Al .,'�1 H frl� t M6d3 4v��! T: I .p I ISmm�`�1`M\ r_ imp ma 4 I : of c PLACENTIA N ppry6-pp" W AVENU 10 `` T STORE AftMf W r ffi.RP�"°w Ea zzzz AC PA%Cf^UT tA$i PLAMNrA AV" CG�K1R[TE Anr.A , i AWOYRY ,,,r �r i .a6v " i f4v \Q (Y 2+' F enru�m• w � k o m O lol PROPOSED NEW LOT LINE \ EXISTING LOT LINE 3 Cl 0 U n v ri v O \\ ♦ ♦ J4pt ♦♦ / ;.k J 17 _ 1 I/ 0 ZUA R=RS !2 aRLti¢ §14 fd x s7ca' APARTU---UT "LONG RillKh<to NOME a 6N Ic IV PW.Uh Ir PM,a Ir II II II it II � II II II II i�- il II II a II II II -II 1E II < ^ II II = II II v II I I PROPOSED NEW LOT I I EXISTING t EST '41 *56" W / I Z STX AcPARTdA€ 197 >3i "G , h:UKIMY Uk ) P AZA F+'YA4£a 6f6+4 eSrWeP tZAL.—. aEWPoRr crrY of NEwPORT BEACH Hearing Date: October 19, 1995 p�@ PLANNING\BUILDING DEPARTMENT NEWPORT BOULEVARD Agenda Item No.: 1 330 Staff Person: Javier S. Garcia, AICP NEWPORT BFACK CA 92658 (714) 644-3206 (V4)64432�,FAX (V4)644VSO Appeal Period: 14days REPORT TO THE PLANNING COMMISSION SUBJECT: Union Oil (Phillip Dedge - applicant) 1461 and 1465 Superior Avenue SUMMARY: To construct a car wash and gasoline station facility in the APF District. Also included is a lot line adjustment realigning the interior lot he between two existing parcels of land. ACTION: If desired, approve, modify or deny: • Use Permit No. 3S66, (Continued Public Hearing) • Traffic Study No.106,(Continued Public Hearing) • Lot Line Adjustment No. 95-10, (Continued Public Hearing) • and the acceptance of an environmental document The Planning Department has in the recent past received inquiries related to the possibility of adding mini -marts or convenience markets to existing gasoline service stations. The applicants have indicated that the high cost of land, the relatively low profits generated from the sale of gasoline and service repairs make it difficult to survive economically. The original application submitted for this site included a convenience market in the area of the cashier. The applicant was presented with a copy of Chapter 20.70 of the Municipal Code related to Automobile Service Stations and subsequently redesigned the project to remove the upright refrigeration units and will only sell items as specified in Chapter 20.70 ofthe Municipal Code. OVERVIEW OF KEYISSIIP:S 1. Combining of Parcels Required: Is the approval of a Lot Line Adjustment which retains the two parcel configuration, where the Municipal Code requires that the two parcels be combined into a single building site, appropriate in this case. 2. Noise Impacts: Is the noise associated with the proposed facility compatible with the neighboring residential uses and if so, should the hours of the operation be limited? 41 e" A) t bar �i hl.wr MIeN C-2 ,e Y bt1� M-1-A t► t�P i � i L r rt nu e +� W �F�,pl ♦ APF 0lu4 fiOW } ♦ `� t` •h o f/f00/+j tl „p l M1♦�d1 u'�♦, t APF NetNrAL �1f1 FOv� *�� �I t• APF•M g 03 n tt! OF It* P•C Use Permit No. 3566 Traffic Study No.106 and Lot Line Adjustment No. 95-10, The &A joct property is C=ndY vacant and was formerly occupied by:' Unocal Service SlaHon and related 014ioct vaddna speoes. To the north, is a mull -wilt apartnxnt complex and tesidential Condominium project beyrorW; to the 2 /�'sout} /�_acrow Plsw& Avenue, is a commercial retail center (Seven-Elmn cOMMIenCe mart); to the saalr across u—,Q& Avenue, it a bank building and commercial omoe uses and to the southwest and west, arc a congregate case residential facility and a mixture of residential uses and commercial office » sm. Use Permit No. 3566, TrAn10 Study No.106 and Lot Una MjwtnelM No. 95.10 October 19,1995 Paget r 3. Traffic and Parkin; Impacts on Surrounding Neighborhood: Would the project create significant traffic and parking impacts on surrounding residential neighborhoods, and if so, what measures can be employed to reduce these impacts. These issues are discussed in the Analysis Summary and in greater detail in the Analysis Section of Appendix "A", attached at the end of this report. ANALYSIS SUMMARY - KEY ISSUES COMBINING OFLOTSREOUIRED - Lot Line Adjustment No. 95-10 Section 20.87.090 of the Newport Beach Municipal Code provides that where a building site is comprised of more than one subdivided lot, or fraction thereof a resubdivision is required when new construction or alterations to existing structures in excess of $20,000 is proposed in any one year period. The construction cost of the proposed car wash facility will be considerably in excess of that limit and, therefore a resubdivision can be required to combine the lots into a single building site. The applicant has chosen to submit the accompanying Lot Line Adjustment No. 95-10 to reconfigure and retain two separate parcels, rather than combine them into a single parcel or building site. Staff has no objection with the proposed configuration, but has provided the appropriate condition of approval requiring that the project be operated as a single entity and any change in that status will be subject to an amendment to the use permit. However, should the Planning Commission desire to require the applicant to combine the two lots into a single parcel of land for the proposed project, the following substitute Condition of Approval No. 3 to Use Permit No. 3566, should be incorporated into the attached Exhibit "A". That Lot Line Adjustment No. 95-10 combining the two parcels into a single parcel or building site, shall be recorded and all conditions of approval shall be fulfilled, prior to issuance of any Building Permits. Use Permit No. 3566 The applicant requests to establish a gasoline station (24 hour service) and a full service car wash facility. The car washing facility will be located within a tunnel structure at the southerly side of the subject property. The proposed facility is designed in accordance with all development standards for automobile service stations. The applicant has indicated that the facility will employ approximately ten to fifteen persons. Use Permit No. 3566, Traffic Study No. 106 and Lot Line Adjustment No. 95.10 October 19,1995 Page Lion Hours: car wash service 8:00 am, to 6:00 p.m, daily gasoline service 24 hour Gross Bldg, Area (sq.ft.): 854t Tunnel (sq.&): 1,240t 21094f TOTAL (sq.ft.) Canopy .tt.: 1960 Pump Islands(Total pumps): 3 12 pumps) Building Setbacks: Superior Ave: 72 ft. Placentia Ave: 184 ft, Northerly Property Line: 84 ft. Southerly Property Line: 18 ft. Canopy Setbacks: Superior Ave: 20 ft. Placentia Ave: 40 ft. Northerly Property Line: 34 ft. Southerly Property Line: 118 ft. Heights of Structures Building: 21t ft. Canopy: 20t ft, Parking: Required for gas station only: 4 space?: Provided: 10 spaces WOMMA10IMM. rMMMMI t .� Staff is of the opinion that the noise issues have been addressed by the noise analysis study and the mitigation measures as recommended and incorporated into the attache! Exhibit "A'; related to hours of operation and construction requirements. 2 A detailed discussion of the parking may be found in the attached Appendix "A". the permit No. 3M6,Tnak Sh*X*.106 Wd Lau Lkw AdiuMmart No.95-10 odow 19,1993 Page4 Hours of Operation The Plans submitted by the applicant show the proposed hours of operation of the gasoline dispensing as 24 hours and the car wash facility from 6:00 am. to 8:00 p.m.. Staff contacted the applicant and agreed to change the hours to between 8:00 am. to 6:00 p.m., daily. This would lessen the noise and traffic impacts on the neighboring residential uses.3 The representative for the applicant has indicated that he may address the issue of the hours of operation at the hearing. Due to the proximity of residential uses adjacent to the proposed project, the Commission may wish to consider public comments which will be presented at the hearing with regard to the proposed 24 hour gasoline dispensing operation, and may choose to fiuther limit the hours by changing Condition of Approval No. 21 of Use Permit No. 3566, accordingly. 7RAFFYCIMPACTISSUES- Traffic Study No. 106 Staff is of the opinion that these issues have been adequately addressed by the traffic study, discussed in detail in Appendix "A'. Since the site has been vacant for more than one year, the construction of the new facility is not entitled to credit for the previously existing use, and the facility would generate more than 300 additional trips, thereby triggering the requirement for a traffic study. The proposed project will have a nominal impact on the level of service at the key intersections identified the project -generated traffic will neither cause nor make worse an unsatisfactory level of traffic on any 'major,' 'primary -modified,' or 'primary street and the ICU analysis of the four identified intersections will not exceed 0.90. Therefore, the project satisfies the requirements of the City's Traffic Phasing Ordinance and Council Policy L-18. Off -Street Parkin The applicant has indicated that eight parking spaces will be provided on site to accommodate the employees and patrons. Staff is of the opinion that the parking may not be adequate to accommodate the projected 10 to 15 employees. The Commission may wish to consider requiring additional parking spaces for employees. The applicant has indicated a willingness to provide 2 additional parking spaces on site (not shown on the plan), by additional striping along the northerly property line, for a total of 10 spaces. The appropriate condition of approval has been incorporated into the attached Exhibit "A". Specific Findings and Recommendations Section 20.80.060 of the Municipal Code provides that in order to grant any use permit, the Planning Commission shall find that the establishment, maintenance or operation of the use or building applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, 3 It should be noted that the car wash facility located at 1200 West Coast Highway was conditioned to operate between the hours of 8:00 am and 6:00 p.m, daily. Uu PerniltNo.3566, Traffic Study No. 106 and Lot Line Adjustment No. 95-10 October 19,1995 Page morals, comfort and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfm of the city. Should the Planning Commission wish to approve these applications, suggested actions and appropriate findings and conditions am set forth in Exhibit "A." Should the Commission desire to -deny the applications the findings set forth in the attached Exhibit `B" are suggested. PLANNINGIBUMDING DEPARTMENT By ucFr avier S. Cy"a, AICP Senior Planner Attachments: Exhibit "A" Exhibit"B" APIendix"A» Negative Declaration Traffic Study No. 106 Noise Analysis Study Proposed Plot Plan, Floor Plan and Elevations F.%WP311PIANNMIPUW4OTMSr019Q1 M6.DW Ute?WWtNo.3W Tna'w9b*No.106 W Lot Lim A409a it No. 95d0 Odabr I9,199S Page 6 EXHIBIT "A" FINDINGS AND CONDITIONS OF APPROVAL FOR USE PERMIT NO.3566, TRAFFIC STUDYNO. 106 LOT LINE ADJUSTMENT NO.95-10 AND RELATED ENVIRONMENTAL DOCUMENT A. ENVIRONMENTAL DOCUMENT: Accept the environmental document, making the following findings and requiring the following mitigation measures: Findings: 1. That based upon the information contained in the Initial Study, comments received, and all related documents, there is no substantial evidence that the project, as conditioned or as modified by mitigation measures identified in the Initial Study, could have a significant effect on the environment, therefore a Negative Declaration has been prepared. The Negative Declaration adequately addresses the potential environmental impacts of the project, and satisfies all the requirements of CEQA, and is therefore approved. The Negative Declaration was considered prior to approval of the project. 2. An Initial Study has been conducted, and considering the record as a whole there is no evidence before this agency that the proposed project will have the potential for an adverse effect on wildlife resources or the habitat upon which wildlife depends. On the basis of the evidence in the record, this agency finds that the presumption of adverse effect contained in Section 753.5(d) of Title 14 of the California Code of Regulations (CCR) has been rebutted. Therefore, the proposed project qualifies for a De Mmimis Impact Fee Exemption pursuant to Section 753.5(c) of Title 14, CCR Mitigation Measures: 1. That the project access along Superior Avenue, closest to Placentia Avenue, shall be eliminated unless otherwise approved by the Public Works Department and the City Traffic Engineer. 2. That the project access along Superior Avenue furthest from Placentia Avenue shall be restricted to "right-in/right-out" access only, unless otherwise approved by the City Traffic Engineer, and shall be appropriately signed in accordance with requirements of the City Traffic Engineer. 3. That the project access along Placentia Avenue shall be restricted to "right -in" access only, unless otherwise approved by the City Traffic Engineer. 4. Prior to the issuance of a building permit, the applicant shall provide written certification acceptable to the City's Building Department signed by a licensed Engineer that the area has Use PemdtNo.3566, Traffic Study No.106 and Lot Line Adjustment No. 95.10 October 19,1995 Pagel undergone a soil clean-up process and any gasoline leakage or soil contamination has been cleated. 5. Prior to the issuance of a certificate of use and occupancy, the applicant shall demonstrate to the Building Department and Fire Department that the project is in compliance with the County of Orange Health Department and the City's Fire Department Regulations. The wash tunnels shall be extended approximately 20 feet at the entrance and approximately 16 feet at the exit, as described in Exhibit 3 of the noise analysis showing the recommended extensions. These tunnels are required to reduce noise to levels that comply with the City of Newport Beach Noise Control Regulations. The extensions shall tunnel extensions shall be -constructed of a rough block face. The roof and wall structures for the extension shall have a surface density of at least 4.0 pounds per square foot. Any masonry material will meet this requirement. Two layers of 3/4 inch plywood will also meet the requirement (although this should be checked with the architect or structural engineer, since plywood densities do vary). The inside surface of the wall of the extension shall be of non -reflective surface. Rough split face block would satisfy this requirement. Acoustic panels and other options are available that would also be non -reflective. 7. That the blower that is to be installed in the project shall meet a requirement of generating a noise level of 83 dBA at a distance of 5 feet (Worldwide blower with the silencer kit or equivalent blower/dryer). 8. That the vacuum accumulators shall be enclosed in a structure that reduces noise by at least 10 dBA. These enclosures are required to reduce noise to levels that comply with the City of Newport Beach Noise Control Regulations. 9. The proposed project will potentially generate noise levels that would exceed the City's maximum noise limits. The only noise source that is loud enough to exceed the maximum noise level limits are car horns. Therefore. the use of car horns by attendants to signal customers that their cars are finished shall be prohibited. 10. That the skylight in the tunnel wash area shall be 1/4-inch glass or 5/8-inch Plexiglas. A thin plastic skylight will not suffice to reduce the car wash noise to levels that comply with the City of Newport Beach Noise Control Regulations. 11. That the hours of operation of the car wash shall be limited to between the hours of 8:00 am and 10:00 p.m., daily; and that the gasoline dispensing shall be permitted to operate 24 hours, daily; unless further restricted by the Planning Commission or the City Council in conjunction with the use permit. 12. Prior to issuance of a certificate of Occupancy, a detailed acoustical analysis report shall be prepared describing the noise generation of the project based on the detailed project design, Uw ftrallo.3l66, Tna'w SW4 No, 106 aW I.at I.ioe AdjuMo�i No.9J-10 odow 19,1993 Page 8 noise attenuation features, and equipment specifications. The report shall demonstrate that the project does not exceed allowable noise levels as described in County of Orange Noise Control Ordinance or the adopted Newport Beach Noise Control Regulations with respect to the residential properties adjacent to the project site, whichever is more restrictive. The report shall be subject to review and approval by the Director of Planning. 13. Prior to the issuance of any building permit the applicant shall demonstrate to the Planning Department that the lighting system is designed, directed, and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent residential uses. The plans shall be prepared and signed by a licensed Electrical Engineer, with a letter from the engineer stating that, in his opinion, this requirement has been met. B. USE PERMIT NO. 3566 Findin s: That the proposed development is consistent with the Land Use Element of the General Plan, and is compatible with surrounding land uses. 2. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 3. That public improvements may be required of the developer per Section 20.80.060 of the Newport Beach Municipal Code. 4. That adequate parking exists on -site to serve the gasoline station/car wash facility. 5. That the establishment of the subject business will not have any significant environmental impact. 6. That the approval of Use Permit No. 3566 for the proposed use will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. Conditions: 1. That the development shall be in substantial conformance with the approved plot plan, floor plans and elevations (and in accordance with development standards specified in Chapter 20.70), except as noted below. 2. That all improvements be constructed as required by Ordinance and the Public Works Department. Use Permit No. 3566, Traffic Study No.106 and Lot Line Adjustment No. 95.10 October 19,1995 Page 3. That Lot Line Adjustment No. 95-10 shall be recorded and all conditions of approval shall be fulfilled, prior to issuance of any Building Permits. 4. That the subject car wash facility shall be operated as an integral part of the gasoline station as a single business entity (subject to the provisions of Chapter 20.70 of the Municipal Code), and any change in the status to create two independent operations shall be subject to an amendment to the use permit. 5. That the We of merchandise from other than vending machines is prohibited, except as specified in Chapter 20.70 of the Municipal Code. 6. That arrangements be made with the Public Works Department in order to guarantee satisfactory completion ofthe public improvements, if it is desired to record a parcel map, lot line adjustment or obtain a building permit prior to completion of the public improvements. 7. That a minimum of 10 parking spaces shall be provided on site for the proposed facility. 8. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the Traffic Engineer. 9. That the intersection of the private approaches and the public streets (Placentia Avenue and Superior Avenue) be designed to provide sight distance for a speed of 40 miles per hour. Slopes, landscape, walls and other obstruction shall be considered in the sight distance requirements. Landscaping within the sight line shall not exceed twenty-four inches in height. 10. That the existing deteriorated drive approaches on Superior Avenue be reconstructed and that the deteriorated or displaced sections of sidewalk be reconstructed along the Superior Avenue and the Placentia Avenue frontages. That all work be completed under an encroachment permit issued by the Public Works Department. it. That the drainage from the car wash be collected on -site so that it does not track out onto the public right-of-way. 12, Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements. There shall be no construction storage or delivery of materials within the Superior Avenue or Placentia Avenue right-of-way unless otherwise approved by the City Traffic Engineer. the Pamh No.3366, TBaio $h*No.106 wW Lot Line Adju*=*No.93d0 odow 19,1993 Page 10 13. That overhead utilities serving the site be undergrounded to the nearest appropriate pole in accordance with Section 19.24.140 of the Municipal Code unless it is determined by the City Engineer that such undergrounding is unreasonable or impractical. 14. That a sewer cleanout be provided at property line in conformance with City Standard 406-L. 15. That a landscape plan shall be approved by the Planning Director and the Public Works Department. Said landscaping shall be installed in accordance with the approved plan and shall be permanently maintained. 16. That the landscaping shall not obstruct the line of sight of vehicles exiting the subject property. That the City Traffic Engineer shall approve the final location of the landscaping prior to issuance of building permits. 17. That all mechanical equipment and trash areas shall be fully screened from view of Superior Avenue, Placentia Avenue, and adjoining properties (including from above). 18. That the outdoor storage of tires and other auto related parts or merchandise shall be prohibited on -site. 19. That the entire site shall be maintained in a clean and orderly manner. 20. That the wash tunnel area shall also be protected so as to prevent drainage from the parking lot from entering the sewer system. The drain shall be connected to the sewer system and have a grease trap. The design and installation of the above facilities shall be approved by the Utilities Department. 21. That the hours of operation of the car wash shall be limited to between the hours of 8:00 a.m. and 6:00 p.m., daily; and that the gasoline dispensing shall be permitted to operate 24 hours, daily. 22. That alLsigns shall meet the requirements of Chapter 20.06 of the Municipal Code. 23. That all employees shall park on -site at all times. 24. That the Planning Commission may add or modify conditions of approval to this use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this use permit causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 25. This use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. Use PcmdtNo. 3566, Traffic Study No. 106 and Lot Line Adjustment No. 95-10 October 19,1995 Page11 FUTUNFIMflri OTMO-ATIR 1. That a Traffic Study has been prepared which analyzes the impact of the proposed project on the peak -hour traffic and circulation system in accordance with Chapter of the Newport Beach Municipal Code and City Policy L-18 (formerly S-1). 2. That the Traffic Study indicates that the project -generated traffic will neither cause not make worse an unsadsfirctory level of traffic on any 'major,' or 'primary street. 3. That the Traffic Study indicates that the project -generated traffic will be greater than one percent of the existing traffic during the 2.5 hour peak period on the four study intersections and that the ICU analysis for all four intersections indicates an acceptable ICU value of less than 0,90. KOT OfNL 200 I I Findings: The project site described in the proposal consists of legal parcels. 2. That no additional parcels will result from the lot line adjustment. 3. The project complies with the requirements ofthe California Environmental Quality Act. 4. The proposal is consistent with the General Plan, 5. The lot be adjustment, in and of itself, will not result in the need for additional improvements and/or facilities. 6. That in this particular case, the proposal would not be detrimental to persons, property or improvements in the neighborhood and that the modification as approved would be consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code. Conditions: 1. Prior to recordation of the lot line adjustment, grant deeds indicating the changes in titles of ownership shall be submitted to the Public Works Department for review. 2. Upon approval of the lot line adjustment, the lot line adjustment shall be submitted to the Public Works Department for checking. Uee PandtNo.3566, Tit& SWdyNo,106 end Lot line Adjudnwot No. 95-10 Odoba 19,1993 Page 12 3. The lot line adjustment and grant deeds shall be filed concurrently with the County Recorder and County Assessor's Offices. 4. That all conditions of approval of Use Permit No. 3566 shall be fiilfille& 5. That this approval shall expire unless exercised within 24 months from the date of approval as specified in Section 20.81.090 of the Newport Beach Municipal Code. Use Permit No. 3566, Traffic Study No.106 and Lot Line Adjustmad No. 95.10 October 19,1995 Page 13 E/1Hmr NPM FINDINGS FORDENIAL OF USE PERMIT NO.3566, TRAFFIC STUDYNO.106 LOT LINE ADJUSTMENT NO.95.10 AND THE RELATED ENVIRONMENTAL DOCUMENT A. ENVIRONMENTAL DOCUMENT 1. No action is necessary for the environmental document on a project which is denied. 2. Make the findings listed below: Findings: 1. That the environmental document is complete and has been prepared in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and City Policy. 2. That the contents of the environmental document have been considered on the various decisions on this project. 3. That the guidelines indicate that environmental documents are not required for projects that are denied. 4. The Findings made in regard to the Environmental Document described above also apply to the denial of Use Permit No. 3566. $,. USE PERMIT NO, 3566 1. Deny Use Permit No. 3566 with the findings listed below. Findings: 1. That the proposed use could potentially result in an increase in the demand for off-street parking which is not provided on -site. 2. That the approval of Use Permit No. 3566 will, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort and general welfare ofpersons residing and working in the neighborhood, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. 3. That the noise generated by the proposed car wash facility will adversely affect the residential uses adjacent to the subject property. Use Pama No. W6, Tnaio OhWyNo.106 WA Ld Lino A4WUMA No.95.10 odob/t 19,1995 Page 14 4. That the facility cannot be adequately mitigated to alleviate the noise generation of the proposed car wash facility. 5. That the 24 hour operation of the gasoline station portion of the facility will generate noise problems which is not compatible with the adjacent residential uses. C TRAFFIC STUDY NO. 106 1. No action is required on the traffic study for projects which are denied. D. LOT LINE ADJUSTMENT NO.95-10 Finding: That the proposed lot be adjustment is denied without prejudice on the basis that it is not consistent with Section 20.87:090 A, of the Municipal Code, which requires the combining of lots or portions of lots into a single building site. Use PcmdtNo. 3566, Traffic Study No. 106 and Lot Line Adjustment No. 95.10 October 19,1995 Page 15 APPENDIX "A" LOCATION: That portion of the south 66 feet of the easterly one-half of Lot 817, and that portion of Lot $18, of the First Addition to Newport Mesa Tract; and that portion of the southerly 66 feet of the easterly one-half of Lot $17, and that portion of Lot 818, of the First Addition to the Newport Mesa Tract, located at 1461 and 1465 Superior Avenue ZONE: APF APPLICANT: Union Oil (Phillip Dedge - applicant), Industry OWNER: Union Oil Company of California, Industry • Environmental Compliance (California Environmental Quality Act) A Negative Declaration has been prepared by the City of Newport Beach in connection with the project application. The Negative Declaration states that, the subject development will not result in any significant effect on the environment. For the Planning Commission's information, staff has attached a copy of the environmental document. Conformance with the General Plan The Land Use Element of the General Plan designates the site for "Administrative, Professional and Financial Commercial" uses. The proposed use is a permitted use allowed under this designation subject to the securing of a use permit. The Land Use Element has also established area specific land use policies throughout the City. These "area" policies set a site-by4te floor area ratio (F.A.R) development limit of 0.510.75. The site consists of approximately 48,3041 square feet of land area which will permit 24,15U square feet of commercial use. Given that the application is for a structure consisting of 2,0941 square feet, the proposed development does not exceed the base development allocation of 24,152 square feet, and so the proposal is consistent with the Land Use Element policies and guidelines and Section 20.07 (RAIL Ordinance) of the Municipal Code. In accordance with Section 20.33 of the Newport Beach Municipal Code, automobile service stations and other uses which in the opinion of the Planning Commission are similar in character are permitted in the APF District, subject to the securing of a use permit in each case. Application procedures (traffic study, lot line adjustment and use permit) are set forth in Titles 15,19 and 20 of the Municipal Code and Council Policy L-18 (formerly S-1). Use PamitNo.3566, Tr4k StWyxo.106 ad Lot Line Adjudend No.03.10 odoba 19,1995 Page 16 Combining ofLots Required The subject property consists of two lots established by the original subdivision. Section 20.87.090 of the Newport Beach Municipal Code provides that where a building site is comprised of more than one subdivided lot, or fraction thereof; a resubdivision is required when new construction or alterations to existing structures in excess of $20,000 is proposed in any one year period. The construction cost of the proposed car wash facility will be considerably in excess of that limit and thereby requires that a resubdivision be approved to combine the lots into a single building site. The applicants have been made aware of this requirement and has been informed that the parcel map or lot line adjustment will have to be recorded prior to issuance of any building permits in conjunction with this application. However, the applicant has chosen to submit the accompanying Lot Line Adjustment No. 95-10 to reconfigure but retain the two lots, rather than combine them into one parcel as a single building site. The applicant has indicated that the proposed canopy will cross the existing interior lot line and that the lot line adjustment will eliminate that problem Staff has no objection to the proposed lot configuration which is intended to eliminate any building encroachments across the interior property be. Background According to Building Department records, the original gasoline station was constructed while previously a part of unincorporated Orange County and was demolished in August 1992. Records indicate that the site remediation was also completed in November 1993. ANALYSIS Reauired Off -Site Parkin Section 20.70.060 (c), provides that four parking spaces be provided when no service bays are included in the automobile service facility. No parking requirement is established for car wash facilities, however, the applicant is of the opinion that the provision of six spaces, in addition to the four spaces required for the gasoline station portion (ten parking spaces total), is adequate to accommodate the proposed gasoline service and car wash facility. Staff has also included a requirement that all employees park on site. The applicant has indicated that the majority of the ten to fifteen employees will either carpool, walk or otherwise arrive by public transportation. This is similar to the operation of the car wash which is located at 1200 West Coast Highway (The Car Spa). Vehicular Access and On -Site Circulation The site plan shows that the existing two drive approaches on Superior Avenue (39 ft. wide) and single drive approach on Placentia Avenue (40 ft 7 in. wide) will be retained. However, the traffic consultant recommendations in the traffic study recommends the elimination of the northerly drive access on Superior Avenue nearest Placentia Avenue. The City Traffic Engineer is working with the applicant Use PernitNo. 3566, Traffic Study No. 106 and Lot line Adjustment No. 95.10 October 19,1995 Page 17 Superior Avenue nearest Placentia Avenue. The City Traffic Engineer is working with the applicant and the traffic consultant to reach a compromise on the retention of the northerly drive approach. The attached Exhibit " A'' incorporates a requirement that the drive access issues be approved by the City Traffic Engnteer. The Traffic Study also indicates that the on -site circulation is adequate to accommodate the cueing of vehicles waiting for washing and at the drying end of the facility. Expanded Traffic Study Analvsis The attached traffic study satisfies the requirements of the City's Traffic Phasing Ordinance and Council. Policy L-18. The City Traffic Engineer has identified the four intersections which could be affected by the proposed project. These intersections are: 1. Superior Avenue at Hospital Road 2. Placentia Avenue at Superior Avenue 3. Balboa Boulevard at West Coast Highway 4. Newport Boulevard at Hospital Road The first step in evaluating intersections is to conduct a one percent traffic volume analysis, taking into consideration existing traffic, regional growth, and committed projects' traffic. For any intersection where, on any approach leg, project traffic is estimated to be greater than one percent of the projected 2%s hour volume in either the morning or aftemoon, an Intersection Capacity Utilization (ICU) analysis is required. Based on an analysis of each of the four intersections, the increase in traffic at each intersection leg exceeded 1% of the projected 2-%s hour moming and afternoon peak traffic on all four of the intersections, indicated on Table 13, located on Page 9 of the attached traffic study. Therefore, an Intersection Capacity Utilization (ICU) analysis was prepared for each of the above noted intersections, As indicated in Table C, located on Page 12 of the attached traffic study, the ICU values during the A.M. and P.M peak for these four intersections did not exceed 0.90. Therefore, it is determined that the proposed project will have a very nominal impact on the level of service at the key intersections and that the project is in conformance with the City's Traffic Phasing Ordinance. The proposed project would generate 67 morning peak hour trips and 84-evening peak hour trips. The additional trips generated by the project would not deteriorate the existing Level of Service at the specified intersections. Therefore, the proposed project would not have any significant impact on the Citys circulation network The ICU analysis is attached at the end of the Traffic Study. The Traffic Study for this project indicates that the proposed facility would generate 930 trip ends per day. Uee P*MKNo.3566, Trdk "No,106 and Lot Lino Adjwmtent No. 9340 October 19,1995 Page 18 FILED SEP 15 1995 By-Y L. GRAB rk. DEPUTY CITY OF NEWPORT BEACH 3300 Newport Boulevard • P.O. Box 1768 Newport Beach, CA 92658.8915 (714) 644.322S NEGATIVE DECLARATION Office of Planning and Research 1400 Tenth Street, Room 121 T� Sacramento, CA 95814 J County Clerk, County of Orange XX Public Services Division P.O. Box'838 Santa Ana, CA 92702 POSTED SEP 15 1995 GARY L. GRANVILLE, Clerk•Reeorder BY DEPUTY From: City of Newport Beach Planning Department 3300 Newport Boulevard - P.O. Box 1768 /. Newport Beach, CA 92658.8915 ( (Orange County) Date received for filing at OPR/County Clerk: Public review period OCTOBER 5, 1995 NanteofProject: UNOCAL CAR WASH AND GASOLINE STATION (USE PERMIT NO. 3566) Project. Location: 1461-1465 SUPERIOR AVENUE USE PERMIT TO ALLOW THE CONSTRUCTION OF A CAR WASH AND Project Description: GASOLINE STATION FACILITY WITH RETAIL VENDING MACHINE DISPENSERS. NO OTHER RETAIL SALES ARE PERMITTED. Finding: Pursuant to the provisions of City Council Policy K-3 pertaining to procedures and guidelines to implement the California Environmental Quality Act, the Environmental Affairs Committee has evaluated the proposed project and determined that the proposed project would not have a significant effect on the environment. A copy of the Initial Study containing the analysis supporting this finding is ® attached ❑ on file at the Planning Department. The Initial Study may include mitigation measures that would eliminate or reduce potential environmental impacts. This document will be considered by the decision-maker(s) prior to final action on the proposed project. If a public hearing will be held to consider this project, a notice of the time and location is attached. Additional plans, studies and/or exhibits relating to the proposed project may be available for public review. If you would like to examine these materials, you are invited to contact the undersigned. If you wish to appeal the appropriateness or adequacy of this document, your comments should be submitted in writing prior to the close of the public review period. Your comments should specifically identify what environmental impacts you believe would result from the project, why they are significant, and what changes or mitigation measures you believe should be adopted to eliminate or reduce these impacts. There is no fee for this appeal. If a public hearing will be held, you are also invited to attend and testify as to the appropriateness of this document. If you have an ucsti ns or would like further information, please contact the undersigned at (714) 644-3225. Date September 14, 1995 Javier arcia AICP Senior Planner KCV= IM) 1� 1. 2. 3. 4. 5. F� 7 CITY OF NEWPORT BEACH ENVIRONMENTAL CHECKLIST FORM Project Title: Unocal Carwash and Gasoline Station Lead Agency Name and Address: City of Newport Beach Planning/Building Department 3300 Newport Boulevard, Newport Beach, CA 92663 Contact Person and Phone Number: Javier S. Garcia, AICP (714) 644-3206 Project Location: 1461-1465 Superior Avenue (formerly 377 Superior Avenue) located on the southwesterly corner of Superior Avenue and Placentia Avenue Project Sponsoes Name and Address: Union Oil Company of Southern California 17700 Castleton Street Industry, CA 91748 General Plan Designation: Administrative, Professional and Financial Commercial Zoning: APF 8. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary.) The project involves the approval of a use permit for the construction of a gasoline station and car wash facility with vending machines. The site is currently vacant site and was formerly occupied by a gasoline service station which provided automobile repair as well as gasoline sales. In accordance with Section 20.33 of the Newport Beach Municipal Code the approval of a use permit is required in each case for such a use. 9. Surrounding Land Uses and Setting: (Briefly describe the project's surroundings.) The project is located at the intersection of Superior Avenue and Placentia Avenue on the Southwesterly corner. To the north, across Placentia Avenue is a Seven -Eleven in it CHEM r vwcAQwW k/QuAwsddu Page 1 i r commercial retail center; to the east, across Superior Avenue, is a bank and commercial office buildings; to the south, is a residential care facility and to the west, is a residential condominium project. 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) The County of Orange and the South Coast Air Quality Management District. cEEsr unoraarW=h/o#aoM�smm Page 2 R EN'VIRONMNTAL FACTORS POTENTIALLY AFFECTED: The environments! factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. 0 Land Use Piannin Transpo , ation/ Simulation ❑ Public Services ❑ Population & Housing ❑ Biological Resources ❑ Utilities & Service Systems ❑ Geological Problems ❑ Energy & Mineral 0 _Aesthetics Resources ❑ Water R1 Hazards ❑ Cultural Resources ❑ Air Quality CI lil l ❑ Recreation 0 Mandatory Findings of Sianifican CHECK= th.tCWWX$h/c omMsand. Page 3 DETERMINATION (To be completed by the Lead Agency.) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ❑ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and ENVIRONMENTAL ROPACT REPORT is required. ❑ I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An ENVIRONMENTAL RVTACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. ❑ ,1 r Javier S. Garcia Printed Name September 11, 1995 Date R\WPS 11PLANMalPUBN'OM95100SUMS66NDDW CHHCaMr UD0w CarNVwh/G=Me S(X" Page 4 w 1. LAND USE AND PLANNING. Would the proposal: a) Conflict with general plan designation or zoning?( ) b) Conflict with applicable environ- mental plans or poiides adopted by agencies with jurisdiction over the project? ( ) c) Be incompatible with existing land use in the vicinity? ( ) d) Affect agricultural resources or operations (e.g. impacts to soils or farmlands, or Impacts from incompatible land uses)? ( ) e) Disrupt or divide the physical arrangement of an established community Qnduding a low-income or minority community)? II. POPULATION AND HOUSING. Would the proposal: a) Cumulatively exceed official regional or local population projections?( ) b) Induce substantial growth in an area either directly or Indirectly (e.g. through projects In an undeveloped area or extension of major infrastructure)? ( ) c) Displace existing housing, especially affordable housing? poles&" paUtMWy Lou Mm No s MslU"M b sa nPad MalyMbe beorp — ❑ ❑ ❑ tt/ ❑ ❑ ❑ l3 ❑ at ❑ ❑ ❑ ❑ ❑ ar', ❑ ❑ ❑ t5� ❑ ❑ ❑ L9� ❑ ❑ ❑ or-,' ❑ ❑ ❑ 13)"' E potentLAy potwb* Less tim No svdcant SipWO=t slgniteant Impact Impact urk" Impact III. GEOLOGIC PROBLEMS. Incorporated Would the proposal result in or expose people to potential impacts Involving: a) Fault rupture?( 13 ❑ ❑ b) Seismic ground shaking () ❑ ❑ ❑ c) Seismic ground failure, Including ❑ ❑ ❑ CN' liquefaction? ( ) / 2 d) Seiche, tsunami, or volcanic ❑ ❑ ❑ hazard? () e) Landslides or mudflows? () ❑ ❑ ❑ 1' — 9// fj Erosion, changes in topography or ❑ ❑ ❑ 2 unstable soil conditions from excavation, grading, or fill? ( ) g) Subsidence of the land? () ❑ ❑ ❑ h) Expansive soils? ( ) ❑ ❑ ❑ u 1) Unique geologic or physical ❑ ❑ ❑ features? O IV. WATER.: Would the proposal result in: a) Changes in absorption rates, ❑ ❑ ❑ 13, drainage patterns, or the rate and amount of surface runoff? ( ) b) Exposure of people or property to ❑ ❑ ❑ L� water related hazards such as flooding? ( ) c) Discharge into surface waters or ❑ ❑ ❑ other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? ( ) d) Changes in the amount of surface ❑ ❑ ❑ water in any water body? ( ) e) Changes in currents, or the course ❑ ❑ ❑ or direction of water movements? 6 fj Change In the quantity of ground waters, either through dired additions or withdrawals, or through Interception of sin aquifer by oubr or excavations or through substantial loss of groundwater recharge capability? ( ) g) Altered direction or rate of flow of groundwater? ( ) h) Impacts to groundwaterquality? 1) Substantial reduction in the amount of groundwater otherwise available for public water supplies? ( ) V. AIR QUALITY. Would the proposal: a) Violate any air quality standard or contribute to an existing or projected air quality violation? b) Expose sensitive receptors to pollutants? ( ) c) After air movement, moisture, or temperature, or cause any change in climate?( ) d) Create objectionable odors? { ) VI. TRANSPORTATIOWCIRCULATION Would the proposal result In Impacts to: a) Increased vehicle trips or traffic congestion? ( ) b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment? ( ) c) Inadequate emergency access or access to nearby uses? ( ) PlAwftly PdWA* Lea Um No $~ SlpNearR Sig~ Imped WOO Unba Inped ko"M❑ ❑� ❑ ❑ ❑ ❑ (tag' ❑ ❑ ❑ ray' ❑ ❑ ❑ I� ❑ ❑ ❑ � ❑ ❑ ❑ tr' ❑ ❑ ❑ Ir7� ❑ ❑ ❑ or,"" ❑ 13'�' ❑ ❑ ❑ ta" ❑ ❑ ❑ ❑ ❑ [f� 7 �b Pdt lu* Potent ny Less 11m No significant slgnir" t Significant Impact impact Unbsa impact Mitigatbn d) Insufficlent parking capacity on -site ❑ trworpoiated ❑ / 12 ❑ or off -site? ( ) e) Hazards or barriers for pedestrians ❑ LB ❑ ❑ or bicyclists? ( ) f) Conflicts with adopted policies ❑ ❑ ❑ [� supporting alternative transportation (e.g. bus turnouts, bicycle racks)? g) Rail, waterborne or air traffic ❑ ❑ ❑ L� Impacts?( ) VII. BIOLOGICAL RESOURCES. Would the proposal result in impacts to: a) Endangered, threatened or rare ❑ ❑ ❑ species or their habitats Qncluding but not limited to plants, fish, insects, animals, and birds)? ( ) b) Locally designated species (e.g. ❑ ❑ ❑ 12111 heritage trees)? ( ) c) Locally designated natural ❑ ❑ ❑ ily" communities (e.g. oak forest, coastal habitat, etc.)? ( ) d) Wetland habitat (e.g. marsh, riparian ❑ ❑ ❑ and vernal pooq? ( ) e) Wildlife dispersal or migration ❑ ❑ ❑ corridors? ( ) Vlll. ENERGY & MINERAL RESOURCES Would the proposal: a) Conflict with adopted energy ❑ ❑ ❑ conservation plans? ( ) b) Use non-renewable resources in a ❑ ❑ ❑ Ly wasteful and Inefficient manner? c) Result in the loss of availability of a ❑ ❑ ❑ Ly known mineral resource that would be of future value to the region and the residents of the state? ( ) P 4:�nk Pawmay Pdwd* Lou awn No srsnalwt $*#IOW t sgNawt Ift"d MWOMOM IX. HAZARDS. hVIP01 Would the proposal Involve: a) A flak of accidental explosion or ❑ ❑ / [9' ❑ release of hazardow substances gricluding, but not limited to: oil, pesticides, chemicals or radiation)? b) Possible interference with an ❑ ❑ ❑ M11/4 emergency response plan or emergency evacuation plan? ( ) c) The creation of any health hazard or ❑ ❑ or, ❑ potential health hazard? ( ) d) Exposure of people to existing ❑ ❑ ❑ [B� sources of potential health hazards? hazard e) increased fire In areas with ❑ ❑ ❑ t9' flammable brush, grass, or trees? X. NOISE. Would the proposal result in: a) increases in existing noise levels? ❑ ©'" ❑ ❑ c) b) Exposure of people to severe noise ❑ at/' ❑ ❑ levels? ( ) XI. PUBLIC SERVICES. Would the proposal have an effect upon, or result in it need for new or altered government services In any of the following areas: a) Fire protection? ( ) ❑ ❑ L9' ❑ b) Police protection? ( i C) ❑ ❑ e C) Schools? ( ) ❑ ❑ ❑ N d) Maintenance of public facilities, including roads? ( ) e) Other governmental services? ( ) XII. UTILITIES d, SERVICE SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities? A) Power or natural gas? ( ) b) Communications systems? ( ) c) Local or regional water treatment or distribution facilities? ( ) d) Sewer or septic tanks? ( ) e) Storm water drainage? ( ) f) Solid waste disposal? ( ) g) Local or regional water supplies? Xlil. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? ( ) b) Have a demonstrable negative aesthetic effect? ( ) c) Create light or glare? ( ) d) Affect a coastal bluff? ( ) XIV. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? b) Disturb archaeological resources? c) Affect historical resources? ( ) Potwu* potat* Less Man No SigNrn nt sigN50 nt Slpnitkant Impact Impad UnIm Impact o or/* ❑ ❑ ❑ ❑ ❑ 21,110 ❑ ❑ ❑ [9� ❑ ❑ O C-1/ ❑ ❑ ❑ Gd ❑ ❑ / a ❑ ❑ ❑ ❑ G7� ❑ ❑ ❑ M-- ❑ ❑ ❑ L� ❑ ❑ ❑, [�/ ❑ ❑ ❑ C9' ❑ R"I ❑ ❑ ❑ ❑ ❑ 19,11" ❑ ❑ ❑ 011-� ❑ ❑ ❑ ram/ ❑ ❑ ❑ 10 pd"* pdwd y t.eu tnn No $00=nt sgnUc«,t so"Cra Im d Imp"d urim r Imped d) Have the potential to cause a ❑ lWrpondw ❑ ❑ 12/ physical change which would affect unique ethnic cultural values? ( ) e) Restrict existing religious or sacred ❑ ❑ ❑ IVY uses within the potential impact area? ( ) XV. RECREATION. Would the proposal: a) Increase the demand for ❑ ❑ ❑ W/ neighborhood or regional parks or other recreational facilities? ( ) b) Affect existing recreational ❑ d ❑ Cd" opportunities? ( ) XVI. MANDATORY FINDINGS OF SIGNIFICANCE. A) Does the project have the potential ❑ ❑ iB' ❑ to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major period of California history or prehistory? b) Does the project have the potential ❑ ❑ ❑ to achieve short-term, to the disadvantage of long-term, environmental goals? 11 Potentially Pdenti* Less then No Slgaloant Sbniacant SoAcsnt Impact Imped Unless Impel Mitigation Incorporated c) Does the project have Impacts that ❑ ❑ ❑ t'� are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) d) Does the project have ❑ 101/ ❑ ❑ environmental effects which will cause substantial adverse effects on human beings, either directly or Indirectly? XVII. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEOA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were Incorporated or refined from the earlier document and the extent to which they address site -specific conditionsfor the project. F:XW IndowsW lanntrpU-MIDEPTEIR-DOCSOR-FORM 12 ENVIRONMENTAL ANALYSIS CHECKLIST EXPLANATIONS Unocal Car Wash / Gasoline Station 1461-1465 Superior Avenue Use Permit No. 35" Protect Description The s to was formerly occupied by a Union Oil service station. The proposed project is a mechanical car wash operation and dispensing of gasoline. The project is located at the intersection of Superior Avenue and Placentia Avenue on the Southwesterly corner. To the north, across Placentia Avenue is a Seven -Eleven in a commercial retail center, to the east, across Superior Avenue, is a bank and commercial office buildings; to the south, is residential care facility and to the west, is a residential condominium project. The height of the proposedbuilding is 2111 and the structure contains a total of 2,012 sq.& area. The subject parcel is approadmately 1.11 acre in size. ANALYSIS The following discussion provides explanations for the conclusions contained in the Environmental Analysis Checklist regarding the proposed projecVs environmental Impacts. L Land Use and Planning The site is designated for Administrative, Professional aid Financial Commercial by the CitYs General Plan Land Use Element and the Zoning is APF which designates the site for commercial development subject to approval of a Use Permit prior to the construction of a car wash or automobile service station on the site. The previous use of an automobile service station was consistent with the City s general Plan and Zoning requirements. This project is located outside the Coastal. Zone Boundary and a Coastal Permit is not required. The proximityof residential uses may be adversely impacted by the noise and traffic generated by the proposed use unless the mitigation measures recommended later in this report are implemented. M Population and 11ousing Population The proposed project would not cause any growth or reduction in the area's population. Housing No additionall housing demand would result from the project since only a minor employment increase is anticipated. CMcX=E%TLA!MT"s tMoutc�rw.mrcudee sacra. Page 1 lb Geologic Problems (Earth) The proposed project would be built on a level developed site. The construction activities associated with the removal and installation of underground gasoline storage tanks as part of the proposed development will result in some soil disruption and will require excavation, compaction and soil displacement. Soil contamination is discussed under Risk of Upset (item no.10). Compliance with the City Excavation and Grading Code (NBMC Sec.15.04.140) would reduce the impacts to an insignificant level. IV. Water The proposed project would take place on a site that is already developed, therefore no drainage impacts would be anticipated. Provisions for drainage requirements are contained in the City Excavation and Grading Code. Gasoline spill would be contained from entering storm drain system by the provisions of the Uniform Fire Code. Underground water contamination is discussed in item no. 10 of the analysis. The project is located outside flood hazard area. V. Air Quality During the course of construction some dust and objectionable odor from diesel exhaust and asphalt paving may be created. However, dust will be minimized as a result of site watering required by The City and Air Quality Management District regulations. Odor effects shall be eliminated upon the completion of the project. No additional stationary equipment is proposed that could generate additional emission as part of the project. VL Transportation/Circulation/parldng Currently the parcel is vacant and was formerly occupied by an automobile service station with three access driveways which are proposed to be retained, no new access driveways are proposed... Additional vehicular movement will be generated as a result of the proposed development. The City's Traffic Engineer has reviewed the proposal and determined that based on traffic data of published source's, trip generation rate for car wash with gasoline service is equivalent to trips generated by a car wash with gasoline service. The proposed gasoline service station with car wash would generate approximately 930 trip ends per day an increase of approximately 930 trips, per day since the site has been vacant for a number of years. Therefore, a comprehensive traffic study was required since the traffic increase of the proposed development exceeds trip generation MOW C,rwAShrcambu sbom Page 2 requirement(300 or more trips per day) of the City's Traffic Phasing Ordivance. The project is proposes 8 parking spaces per the general commercial puldng requirement of the Zoning Code for the building and 12 spaces for the cueing of vehicles entering the carwash and 12 vehicles exiting the carwash.. There are 8 parking spaces proposed on the site plan and the project has satlsfled the parking requirements and no adverse impact is anticipated. The study indicates that the parking provided is adequate to meet the demands of the proposal cam -ash facility. The study's analysis of the project access, identilled a number of recommendations which should be incorporated into the site plan. Mtigation Measures No. 1, 2 and 3 ensure that any foreseeable access problems due to access drives would be maintained to a level of insignificance. Mtigadon Measure No. I 1. That the project access along Superior Avenue, closest to Placentia Avenue, shall be eliminated unless otherwise approved by the Public Works Department and the City Traffic Engineer. Mtigation Measure No. 2 2. That the project access along Superior Avenue fluthest from Placenia Avenue shall be restricted to "right-intiight-out" access only, unless otherwise approved by the City Traffic Engineer, and shall be appropriately signed in accordance with requirements of the City Traffic Engineer MflgAtion Measure No. 3 3. That the project access along .Placentia Avenue shall be restricted to "right -in" access only, unless otheriwise approved by the City Traffic Engineer, VIL Biological Resources (Plant and Animal Life) Plant Life The proposed site is located in a developed area of the City and the projectwill not affect any natural vegetadon. Anunal Life Ct ff,CKf W EKPIAtiAMONS Lhiod Gr�1'rh / Ge"IM Shaw Page 3 The project is located in an urbanized area of the community and no significant impact to wildlife would be anticipated. VIM Energy and Mineral Natural Resources Energy No significant increase in the use of energy is anticipated. Natural Resources The use of natural resources will not be significantly affected by this project. IM Hazards Although the proposed project utilizes hazardous materials on the site however, with the provisions contained in Mitigation No. 4(b), no adverse affect on human health is anticipated. Risk of Upset The proposal does not include the removal of any underground gasoline storage tank. The former tanks were removed some time in 1992 and remediation was also completed at that time Replacement of the underground storage tank may involve a risk of the release of hazardous substances during the construction and development of the project in the event of an accident or upset condition. Any liquid or non -liquid flammable and combustible substances on the site is controlled by Uniform Fire Code. Mitigation Measure No. 5 ensures that any foreseeable hazard due to upset would be maintained to a level of insignificance. Mitigation Measures No. 4 and 5 4.. Prior to the issuance of a building permit, the applicant shall provide written certification acceptable to the City's Building Department signed by a licensed Engineer that the area has undergone a soil clean-up prooess and any gasoline leakage or soil contamination has been cleared. 5. Prior to the issuance of a certificate of use and occupancy, the applicant must demonstrate to the City' Building Department and Fire Department that the project is in compliance with the County of Orange Health Department and the City's Fire Department Regulations. CHECKMEXPLANAMONS Unow Ur'"'nh/cosoane StnUon Page 4 X Noise Msting noise levels are anticipated to be increased during the construction period primarily due to construction related activities, and operational noise produced by the forced air dryers, vacuum cleaners, hom honking and door slarmning. Construction noise is short term and insigaeant since construction time is expected to be short due to the small scope of the project and construction hours are limited to the hours of operation regulated through the provisions contained in the City Norte Control Regulations (NBMC Chapter 10.28). Because of the close proximity of residendal properties to the west and south of the site, and the potential for adverse noise impacts on these properties, an acoustical consultant was retained to perform a noise analysis for the project. A copy of the study, prepared by Mestre Greve Associates is attached and is also available for review at the Newport Beach Planning/riding Department. The City Council recently adopted quantitative standards for noise generating services. The Noise Control Regulations were adopted on September 11, 1995 and will become effective in 30 days.. The study performed is based on the proposed standards contained in the Draft Noise Control Regulations which were adopted. The Ordinance specifies maximum allowable noise levels that may be generated by non -transportation sources adjacent to noise sensitive land uses such as residential neighborhoods. The analysis found that the yard areas of the adjacent residential neighborhood are already impacted by noise levels in excess of standards due to traffic along Superior Avenue. In such cases, allowable noise limits for new sources of non - transportation noise are adjusted so that no perceivable increase is permitted. The study concluded that the proposed car wash operation would exceed allowable noise limits in the adjacent residential neighborhood if no mitigation were inooWrated into the design of the pwject but through proper design (e.g., orientation and enclosure of the drying area), equipment(e.g.,dryer silencers), and restrictions on hours of operation and operational characteristics to preclude the use of automobile horns of patrons vehicles, the noise level could be reduced to comply with Newport Beach Noise Control Regulation standards. in order to ensure that the proposed project would be designed and equipped so that noise levels are not increased, the following mitigation measures are recommended. The adoption of these requirements as conditions of approval on the project would ensure that no significant noise impacts are generated. CHECIO,t EXPI.AM nON3 thaw car W"b l a"ORW AIN11M Page 5 l flization Measure No. 6 6. The wash tunnels must be extended approximately 20 feet at the entrance and approximately 16 feet at the exit. Exhibit 3 of the attached noise analysis shows the recommended extensions. These tunnels are required to reduce noise to levels that comply with the City of Newport Beach Noise Control Regulations. The extensions must have a roof that is at least as wide as the wash tunnel entrance and the inside wall of the tunnel extensions must be constructed of a rough block face. The roof and wall structures for the extension must have a surface density of at least 4.0 pounds per square foot. Any masonry material will meet this requirement. Two layers of 3/4 inch plywood will also meet the requirement (although this should be checked with the architect or structural engineer, since plywood densities- do vary). The inside surface of the wall of the extension shall be of non -reflective surface. Rough split face block would satisfy this requirement. Acoustic panels and other options are available that would also be non -reflective. Iyfitigation Measure No. 7 7. The blower that is to be installed in the project must meet a requirement of generating a noise level of 83 dBA at a distance of 5 feet (Worldwide blower with the silencer kit or equivalent blower/dryer). Mtiga6on Measure No. 8 8. The vacuum accumulators must be enclosed in a structure that reduces noise by at least 10 dBA. These enclosures are required to reduce noise to levels that comply with the City of Newport Beach Noise Control Regulations. Mitigation Measure No. 9 9. The proposed project will potentially generate noise levels that would exceed the City's maximum noise limits. The only noise source that is loud enough to exceed the maximum noise level limits are car horns. Therefore. the use of car homsby attendants to signal customers that their cars are finished shall be prohibited. C[]ECK=WLINAIIONS Unocal CLr wash / Casoaae Station Page 6 XL XxIL 10. The skylight in the tunnel wash area must be 1/4- inch glass or 5/8--inch Plexiglas. A thin plastic skylight will not suffice to reduce the car wash noise to levels that comply with the City of Newport Beach Noise Control Regulations. 11. The operations of the car wash shall be limited to between the hours of 8 a.m. and 10 p.m. Hti,gation Measure No.12 12. Prior to issuance of a certificate of Occupancy, a detailed acoustical analysis report shall be prepared describing the noise generation of the project based on the detailed project design, noise attenuation features, and equipment specifications. The report shall demonstrate that the project does not exceed allowable noise levels as described in County of Orange Noise Control Ordinance or the adopted Newport Beach Noise Control Regulations with respect to the residential properties adjacent to the project site, whichever is more restrictive. The report shall be subject to review and approval by the Director ofPlanning. Public Services There are sufficient public or governmental services that serve the area and the project would not create additional demand for these services. Utilities and Service Systems The site has already been served by the utility System and no significant alteration or expansion of existing utility system is anticipated. Aesthetics The site is located in a commercial would not result in any significant other adjacent commercial uses. Light and Glare zone, and the proposed car wash aesthetic impacts as compared to If exterior lighting is required, the proposed project could produce light and glare that would adversely affect the adjacent residential properties. CrOaC=iXftMA 3 UWWCrW"h/C 0§M99tMdM Page 7 The following mitigation would ensure that any exterior lighting is designed such that direct rays are confined to the site to the extent feasible. Nfitigation Measure No 13 13. Prior to the issuance of any building permit the applicant shall demonstrate to the Planning Department that the lighting system shall be designed, directed, and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent residential uses. The plans shall be prepared and signed by a licensed Electrical Engineer, with a letter from the engineer stating that, in his opinion, this requirement has been met. XIV.. Cultural Resources The parcel has been developed previously and no archaeological or paleontological resources are expected to exist on this site. There is no impact on the cultural resources or historic structures. XV. Recreation Recreational activities and opportunities would not be affected by the project. XVL Mandatory Findings of Significance On the basis of the foregoing analysis, including the mitigation measures listed, the proposed project does not have the potential to significantly degrade the quality of the environment. 2. There are no long-term environmental goals that would be compromised by the project. 3. No cumulative impacts are anticipated in connection with this or other projects. 4. That, with incorporation of the mitigation measures listed, there are no known substantial adverse effects on human beings that would be caused by the proposed project. F.\WP51TLANNNGUPWNaM951005 UM-%6CKD00 CHBMUSrF34'rANAMONS UWWCarKSsh/cz0hWsf W Page 8 MITIGATION MONITORING AND REPORTING PROGRAM (EIR/Negative Declaration No, I. OVERVIEW This mitigation monitoring program was prepared in compliance with Public Resources Code Section 21086.6 (AB 3180 of 1988). It describes the requirements and procedures to be followed by the applicant and the City to ensure that all mitigation measures adopted as part of this project will be carried out. The attached table srunmarizes the adopted mitigation measures, implementing actions, and verification procedures for this project. IL MITIGATIONMONiTORINGPROCEDURES Mitigation measures can be implemented in three ways: (1) through project design, which is verified by plan check and inspection; (2) through compliance with various codes, ordinances, policies, standards, and conditions of approval which are satisfied prior to or during construction and verified by plan check and/or inspection; and (3) through monitoring and reporting after construction is completed. Compliance monitoring procedures for these three types of mitigation measures are summarized below. A. Mitigation measures implemented through project design, Upon project approval, a copy of the approved plans will be placed in the official project file, As part of the review process for all subsequent discretionary or ministerial permits, the file will be checked to verify that the requested permit is in conformance with the approved plans and project description. Field inspections will verify that construction conforms to approved plans, B. Mitigation measures implemented through compliance with codes, ordinances, policies, standards, or conditions of approval: Upon project approval, a copy of the approved project description and conditions of approval will be placed in the official project file. As part of the review process for all subsequent discretionary or ministerial permits, the file will be checked to verify that the requested permit is in compliance with all applicable codes, ordinances, policies, standards and conditions of approval. Field inspections will verify that construction conforms to all applicable standards and conditions. C. Mitigation measures implemented through post -construction monitoring. If any mitigation measures require verification and reporting after construction is completed, the City will maintain a log of these mitigation monitoring and reporting requirements, and will review completed monitoring reports. Upon submittal, the City will approve the report, request additional information, or pursue enforcement remedies in the event of noncompliance. Final monitoring reports will be placed in the official file. FA ..VOHN-DIFORMSIMM-COVER.PRI r ;� ;ORING AND REPORTING PROGRAM SUMMARY Unocal Car Wash! Gasoline Station 1461-1465 Superior Avenue Use Permit No. 3566 Implementation Method of Timing of Responsible Verification Mitigation Measures Action Verification Verification Person Date L TraneportaflorAirculadouWang 1. That the project access along Supvior Avenue, closet to Conditionof Plan Check Priortotheisuarheed Public Works Ptaardia Avenue, shall be dirtdnated unless o0rawise approved by the approval any uildmgpermit Department and the Public WaksD%mMneotwgtbe CkyTrafficFn&m .. City Traffic Engineer 2. That the project access along Superior Avenue fluffiest from Condition of Plan Check Priortothe bsuarced Public Works Piave of Avenue shall be rc*sded to `nght m/n&oul^ access only, approve( anyhUldingpamit Department and the vies otherwise approved by the City Traffic Erg'in=, and sball be City Traffic Engineer appropriately signed in accordance with mWiremaas of the City Traffic Engineer 3. That the project access along .Placentia Avenue shall be Conditionof Plan Check Priortotheirsuanced Public Works rcdrktedto'rigid•fzccessonly,unksaWaiwiseappmvodbythe Cdy approval anyba7diglxmid Department and the Traffic b*Ac City Traffic Engineer DG Hazards 4- Prior to the issuance of building prank the applicant stall Conditionof Plan Check Priatodwiswma:ed Public Waks provide wrdlat oatilicrtion acceptable to the Cdys Buitdmg DepnAaad approval anygndagorbu0ding Director, and Building signed by a licensed Engineethd the area has undergone a soil dean up permit Department process and m ygawfineleakage asoilco dazmoationhasbeatelected, S. Puiortthe ismmceda eertfcete dun and occupancy, the Condition of Plan Check Priatotaisuanceof Public Works applicant rust demonstrate to the Cr3e Bm'Idiag Department and Fre approval Ca tilicatedtxaupany Dilator, and Building Department that the project is in waptiance With the Coady of Qange DeparWeN. Health Depadtnat and the Cityh Fre Department Regulations. R. Nobe 6. The wash trmnelsmust be extended approximately 20fed Condition of Plan Check Priortotbeawanced Planning Dtpedment at the enhance and approximately 16 feetatthe exit Exhrbit3ofthe approval anybw'Wiogpecmit and Building Dept attached noise analysis shows the recommended extensions. Tbese tumels are required to reduce mix to levels that comply with the City of Newport Beach Noise Control Regulations The extensions must have a roofthm is at least as wide m the wash tumid entrance and the inside wall of the t mnel extensions must be constructed of a rough block face. The roof and wall structures for the extension Page 1 CORING AND REPORTING PROGRAM SUMMARY Unocal Car Wmhl GaoAaeStation 1161-1465 SngeriorAvmue UaePermitNsa3%6 Implementation Method of Timing of Rapomible Veritfation MI Nan Measures Action Verifiation Verification Person Date asut have a serf o deosuy of at ead 4.0 pmWt par spare foot. Anymsaoeryasasidwllanedthianquirmet Twwiaysad3/4 inchplywoodwill also matfa rapeiemad (alt woA this should be dseked Wilk the aeadiad ar shuchvai enlp ; saw plywood d nsitis do vary). The iside sshoc dthe was dt6e eateaim " be of nwAd kctra s dace. Rom* split hoe bock would satisfy this roquortmed. Acoustic purls and okher optima are avaeTabiefstwould abbenmteflektim 7. Thebowrrthat isbbeindalfedinthe pojedmust wed Con"cad pinch" PSW101heimenoed Pls®R Deprhaat areWkmatdSenm*kpa>niakrddE3dEkAatadwwmof3 approval asybaifiaggposit aadBwlft Dept red (Worldwide 6lawer with the s'Imcc kit or equivalent bowa/dups). S. The wenum aoaautalm met be mdoad in a Coedwasof PlmCbak Nortofniasamd Plasieg DVwtnet shucuradviraduotsmiahyat aatlOdEUL Thsemdossars sppkoval saytssftioo2 aadHuUft Dept sequk to reduce soia to levee gat comply w;& the City of NewportBeachNobe Cmsd RepJstimt 9. The I pojat will poladally Prorate min Caeditimof PlsnChedk Hurbfniaeuooed kvdsfwtwould eweadthe CoWs m duaa coin&nitc Theody approval asybeelftPunit sdBsidig Dapt noia soorcefaat is low a "Aso earoed dw marisns now lewd lmiamesrbotaL 7leeefera the wedarhoea by asesudaasb lima mnomm tot their oars am fsmbed shot be robuted. Con"cod PlmCbwk Priorbffieiassmed Pbming D Vwbn t 10. The slgf* in tar taune wa a era aset be V4-in* Sb=*r3194oahPkrifet Atha Aasticakylieldwll not saSwab approval anybuTftPansit sadBa""Dept rodaoe *a car wah mia to evils hd coo* with the City of Newport new h Nowt Ca W d Repdatmos, IT. Tlsttbehws dapsntimdt6e arwsir airf 6e isiadb Casdifiaad FiddVai6adon Peiorbtbeissmoed Plssies Deprtmat bdwem fn ham of M as and lo:W pm, duly, untm hnbr approval aykalk wank wAll leing Dept ratricW byd o PlasaRCaaision orcityCouaal 12 Nor b iaasooa d a cuffirolc *f 0wpa,% a coaled sondWandyarapmtslaibel psadI iNgfwaoing im Condition of Pastcondro kit Pefortofnhumnaed din prWd bard on in dtsid project dimok sum adema6m approval Aoms"Repat sryborT npesit and &Qfiq Dapt fesaasR and "Oust sparltatimt. the repoetshd.demoaa. ad thspgacdasnotsnsedatlowu— naiseemcbst * a lacau tyd Page 2 OrmW Noise ( Corlett RcplW theprgedsle,l reviewa dappr L ri<o fh nmhtffi F:\WP51\PLA7 Page 3 0-1 DRAFT LSA Macum, Inc. Principals Rob Balers Lyndon Caledine Les Cad Steve Granholns RogerHarrn Art Homrighansen Lang Kennings George Knniko Carolyn Lobel( Bill.11arer Rob ,ilkGmn Rob Schonholn .Nalcobn f. Spronl Associates Deborah Sacr lQtker Connie Oka CaryDam Kevin Pincher Richad Harlrcher Michele Hnddlesron Gina Jnrick ChntKelbier Rams Kirtland Benion Lee Sabnna Aicholls Anthony Ntros Jill Mho" LSA August 8, 1995 Richard Edmonton City Traffic Engineer City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658 Eirrobnmenm(Analysn Tramportation Engineenng ResoMrce 3/anagement COMMMnit) Planning £rokivulRestoration Rewnnx Etononsia Subject: Traffic Study for Unocal Gras Station and Car Wash at 1465 Superior Avenue, Newport Beach (Traffic Study 106) Dear Rich: LSA Associates, Inc. (LSA) is pleased to provide the following traffic analy sis for the proposed Unocal iris Station and Car Wash, located at the southwest corner of Placentia Avenue and Superior Avenue in the City of Newport Beach. The analysis has been prepared at the request of City staff to Identify off - site project Impacts per the Traffic Phasing Ordinance ('I'PO) analysis, to examine on -site circulation conditions to ensure that the proposed ac- cesses provide adequate ingceWegress to the local street system, and that on -site storage areas are adequate to meet the demands of the proposed project. SUMMARY OFMNDINGS 1. The site Is currently vacant. Three full access driveways provide access to the adjacent street system: two along Superior Avenue and one along Placentia Avenue. The driveways closest to the PlacentiOuperior Intersection ate located at the crosswalks to the Intersection. The project does not propose any new access drive. ways. 2. Placentia Avenue and Superior Avenue adjacent to the project site are fully built out to their Master Plan arterial designations. 06MM(1:%CNB502%77t HG-LU) One ParkPlarO,Smite XV 7elephone714503 66 Irvine, Cad jornu 02714 Panimik 714 31MM 4A DRAFT !SA Araxuto, Inc. 3. At the project driveways, approximately 1,860 vehicle trips per day are forecast to enter and exit the site, with 133 vehicle trips occur- ring during the am. peak hour and 166 vehicle trips occurring during the p.m. peak hour. Extensive studies have shown that much of gas station traffic gen- erated at the project driveways is already on the street for another purpose. These trips are denoted as pass by trips, and account for approximately 50 percent of the total daily and peak hour trips generated at the project driveways. As a result, the proposed project generates approximately 930 new project trips, 67 new a.m. peak hour trips, and 84 new p.m. peak hour trips on the arterial circulation network. 4. Per the Traffic Phasing Ordinance (TPO) analysis, no significant impacts are forecast at the study area intersections with the addi- tion of new project trips to the circulation network. 5. Per the project access analysis, the following recommendations should be incorporated into the final site plan: The project access along Superior Avenue closest to Placentia Avenue should be eliminated. The project access along Superior Avenue furthest from Placentia Avenue should be restricted to "right-in/right-out" access only. The project access along Placentia Avenue should be re- stricted to "right -in" access only. 6. Per the proposed site plan presented in Figure 1, sufficient on -site storage area is available for a total of 12 vehicles at the car wash entrance and 12 vehicles at the car wash exit. The on -site storage areas are adequate to meet the peak demand at the car wash. No adverse impacts are anticipated with respect to the on -site storage of vehicles, with the proposed site plan. 7. Per the current site plan and the access restrictions identified previously, on -site circulation between the gasoline fueling area and the car wash area is adequate. 08/09/95 (I:%CNB502%TRAFFIC.LTR) 2 Il tom11 l� Source: Un=l. WMICNBS02% LSA Noswe Figvrc i Site Plan DRAFT rSA Ar, ;xes,bu PROPOSED PROJECT The project site is currently vacant, and is proposed to be developed with a gas station and car wash. The proposed site plan is illustrated in Figure 1. Development of the site would allow for the construction of a 56 foot full service car wash and operation of the primary business of gasoline sales via 12 pump dispenser. The proposed site plan retains the existing access driveways: two along Superior Avenue and one along Placentia Avenue. As identified in the site plan, the existing driveways adjacent to the Placentia/Superior Intersection are located at the crosswalks to the intersection. The project does not propose any new access driveways. Project Trip Generation The City of Newport Beach Traffic Analysis Model (NBTAM) does not define trip rates for gas station/car wash land uses. ISA reviewed avail- able trip generation rates for gas/service station and car wash facilities for application to the project site. Table A provides a summary of various trip generation rates based on: 1. Industry standard publications such as the Institute of Transporta- tion Engineers (ITE) Trip Generation and the SANDAG Traffic Generators; 2. The City of Irvine Traffic Analysis Model (ITAM) trip rates for a Gas Station and a Car Wash; and 3. Surveyed trip generation rates presented In Service Station Trip Generation, ITE Journal, March 1993 (p.23-28). ITAM trip rates are on a per site basis, while the industry standard trip rates, published in ITE and SANDAG, and the surveyed rate are based on per vehicle fueling position (vfp). Table A presents the total trip genera- tion resulting from application of the Industry standard trip rates and the surveyed trip rates to the proposed 12 vehicle fueling positions at the project site. For purposes of this project analysis, the average trip generation Identi- fied in Table A is used to determine traffic conditions on site and at the project driveways. The average trip generation volumes represent reason- able estimates based on industry standard rates, modelled trip rates for service station and car wash uses, and survey data gathered at similar facilities. As Identified in Table A, at the project driveways approximately 1,860 vehicle trips are forecast entering and exiting the site per day, with 133 08,MM (1: �CNB502 %TRAFFIC.LTR) 4 DRAFT ISA Associates, Inc Table A - Service Station/Car Wash Trip Generation Rates AM Peak dour PM Pak Hour Trip Generation Rates Dolly In Out Total In Out TOW Per nebiclefuellnp position ITE Trip Generation Manual, Update to 5th Edition' 145.7 5.54 5.33 10.87 6.20 6.20 12.39 SANDAG Traffic Generators, October 1993' 155.0 6.20 6.20 12.40 6.98 6.98 13.93 Avenge Trip Generation Rates 150.0 5.90 5.80 11.70 6.60 6.60 13.20 Per site ITE Trip Generation Manual, Update to 5th Editiont 1,748 67 64 131 74 74 148 SANDAG Traffic Generators, October 19934 1,860 74 74 148 84 84 165 MAM Trip Rote for Gas Station and Car Wash' 1,912 62 62 124 102 102 204 ITEJoutnal,Service Station Trip Generatfon' 1,900 65 65 130 73 73 145 Avenge Trip Generation 1,860 67 66 133 83 83 166 AM Peak Hour PM Peak Hour Recommended Trip Generation Daily to out Total In Out Total Project driveway trips 1,560 67 66 133 83 83 166 Pau by trips (50%)7 930 33 33 66 41 41 82 New project trips 930 34 33 67 42 42 84 soumet t Trip Generation, institute ofTra"vortation Engineers, Update to tbe5th edition, February 1995 (land Use 846). a Traffic GeneratorA San DfegoAsroclationofGouernmentyOctober 1993forGasoline WftbFoodAfartlCarWasb. 3 Application of ITE trip rates to tbeproposed project number of vebide fuelingpositionr, twelve. e Application of&WDAG trip rates to the proposed project number of neblele fueling position; lwelae. d City of Irvine,Trd icAnalysisModel(ITMnlrtpratesforGasStatlonalldCarWasbarecombined t Trip generation for GarStatton witb Mart & Car Wash are from I7Efournat, Marcb 1993 (P.23.28)for 12 ojpk 6 Pass by trip reduction based on tTETrip Generation manual, 5tb Editfon January 1991(land Use 846), 613195 (1.1 CN850117POWCXLS) A DRAFT L" - s" Ates, lnt. vehicle trips occurring during the a.m. peak hour and 166 vehicle trips occurring during the p.m. peak hour. Pass by Trip Reduction Per the ITE Trip Generation manual, much of the service station traffic generated at the site driveways is already on the street for another pur- pose. Based on vehicular movements traced at eight service stations surveyed in the ITE Trip Generation manual, the findings indicate that 54 percent of the a.m. peak hour volume and 58 percent of the p.m. peak hour volume involves vehicles passing by the site on their way to another destination. Based on these findings and considering that the site Includes a car wash facility, which may be regarded as a destination use, a pass by trip reduc- tion factor of 50 percent, rather than the 54-58 percent factor identified above, was used. This factor is applied to the daily and peak hour trips generated at the project driveways in Table A. As a result, the proposed project generates approximately 930 new project trips, 67 new am. peak hour trips, and 84 new p.m. peak hour trips on the arterial circulation network. These "new project trips" are used to determine offsite project impacts per the Traffic Phasing Ordinance (TPO) analysis. Project Trip Distribution Figure 2 presents the trip distribution plan for the proposed project. The distribution plan shows project trip distribution percentages to/from the project site. The majority of project trips (60 percent) are distributed north of the site along Superior Avenue, Placentia Avenue, and Newport Boulevard. The remaining 40 percent are distributed southbound, and split equally along Pacific Coast Highway. A nominal number of project trips (three percent) is distributed to and from Balboa Peninsula. Project trip assignments are based on these overall distributions with adjustments at the project driveways and the adjacent intersections of Placentia/Superior and Superior/Hospital to account for the driveway access restrictions as follows: The project access along Superior Avenue closest to Placentia Avenue should be eliminated. The project access along Superior Avenue furthest from Placentia Avenue should be restricted to "right-in/right-out" access only. The project access along Placentia Avenue should be restricted to "right -in" access only. 08/09ry5(I:+CNB502%TRAFF1C.LTR) 0 1A DRAFT LEGEND; 25% Project Trip Distribution 20% Q Study Ara Intersection Ile 44-0 30% 15th ST PLACEPrM AVE ,� PROJECT 6 It SITE 110% PROJECT SITE e MEDICALLN root�10% 25% HOSPITALRD 25% 15% ff Q 18% 15%� gnf95(CNE502) S? N LSANot to scale 2 2� It 1% 19% V%W Figure 2 Project Trip Distribution 'ED DRAFT LSA A, smixa. htc. Based on the assignment plan, "new project trips" Identified in Table A are assigned at the TPO study area intersections. TRAFFIC PHASING ORDINANCE (TPO) ANALYSIS The City of Newport Beach TPO requires an analysis of potential project related traffic impacts on critical intersections for any office, commercial, or industrial projects having a gross floor area greater than 10,000 square feet and for all residential developments of more than ten dwelling units. Consistent with the City of Newport Beach Administrative Procedures for implementing the TPO analysis, trips are generated, distributed and as- signed to the four study area intersections presented in Figure 2. These Intersections were selected because they are anticipated to be influenced by traffic generated by the proposed project. The list of intersections was reviewed and approved by the City's Traffic Engineer. Existing traffic conditions for the intersections are based on winter/spring 1994 and winter/spring 1995 counts. The intersection at Balboa- Superior/Coast Highway is based on a winter/spring 1993 traffic count. Committed project traffic volumes at the study area intersections are taken from the City's cumulative projects list prepared on July 19, 1995. Cumulative growth volumes, also included in this analysis, are based on City of Newport Beach Regional Traffic Annual Growth Rates for street segments within the City of Newport Beach's boundary. One Percent Trafflc Volume Analysis The "One Percent Traffic Volume Analysis" tests, as defined In the Traffic Phasing Ordinance No. 86-20, consist of a series of comparisons between the One Percent Test volumes and the proposed project's peak period trip assignment for the four study area intersections in the City of New- port Beach. The test year for the analysis is 1997, one year after occu- pancy of the proposed project. The "One Percent Traffic Volume Analy- sis" worksheets are presented in Appendix A. The results of the "One Percent Traffic Volume Analysis" are summarized in Table B. This Table identifies the four study area intersections, along with their respective peak period comparison volumes. For each ap- proach leg of an intersection, the 1997 a.m. and p.m. peak period one percent test volumes, the proposed project's peak period trip assignment, and a comparison of the peak period volumes are presented. Under the "Project Volumes Exceed 1% Test Volumes," those approach legs to an intersection where the project volumes exceed the one percent test vol- umes are Identified. 08/09/95(I:NCNB502%TRAFFIC.LTR) J-1 P LMAvoclala; Inc Table B - Traffic Phasing Ordinance (TPO) Analysis Summary I%TEST VOLUMES PROJECT VOLUMES AM TOTAL PM TOTAL AM TOTAL PM TOTAL EXCEED 1%TPO INTERSECTION NB SB EB WB NB SB EB WB NB SB EB WB NB SB EB WB AM PM SuperiorAvenue (NIS) /Hospital Road (EM 31 12 0 2 19 25 0 5 17 66 0 10 21 84 0 13 YES YES Placentia Avenue (N/S) / Superior Avenue (FM 6 I3 32 7 12 16 20 20 7 0 33 20 8 0 42 25 YES YES Balboa Blvd.-SuperiorAvenue (NIS) / Coast Highway (FA) 16 12 62 22 19 25 42 52 1 17 12 3 2 21 15 4 YES YES Newport Boulevard QVS) /Hospital Road (EM 45 31 12 8 39 50 16 9 10 7 17 0 13 8 21 0 YES YES 813195 (IPOCAW-W) DRAFTLSrt Us"utes, hic. As outlined in the Administrative Procedure for Implementing the TPO, critical intersections are defined as those locations in which project gen- erated traffic adds one percent or more to the peak 2.5 hour period traffic volume, to any leg of the intersections in the committed plus pro- ject condition. As indicated in Table B, all four study area intersections will exceed one percent of the intersection approach volumes. As a result, intersection capacity utilization (ICU) analyses are required at all four intersections. Intersection Capacity Utilization (TCL9 Analysis The ICU methodology examines the turn volumes for each intersection to determine the volume/capacity (v/c) ratio for each movement. Conflicting turn movement volumes and their v/c ratios are then examined to deter- mine the overall capacity utilization for each intersection in the form of a v/c ratio, termed ICU. In effect, an ICU is the percentage of an intersection's capacity needed to adequately accommodate all vehicles travelling through the intersection. Hence, the higher the ICU, the high- er the percentage of capacity utilization, where an ICU of 1.00 would equal the utilization of 100 percent of the intersection's capacity. With lower capacity utilization, residual capacity will prevail. The ICU calcula- tions presented in this analysis are consistent with the City of Newport Beach TPO implementation guidelines. As required by the TPO implementation guidelines, critical intersections, where project volumes exceed the one percent test volumes, will need mitigation if the project causes an intersection to exceed an ICU of 0.90 or makes worse an intersection that already exceeds the 0.90 threshold during the a.m. or p.m. peak hour. The ICU analysis worksheets for the four intersections examined In the City of Newport Beach are presented In Appendix B of this report. Figure 3 presents the peak hour project trip assignment at the study area intersections. Table C presents a summary of the ICU analysis for the existing, existing plus cumulative, and existing plus cumulative plus pro- ject conditions. Table C indicates that all the study area intersections are forecast to operate well below the 0.90 ICU (LOS D) threshold for cumu- lative plus project conditions. Therefore, per the TPO analysis, no signifi- cant impacts are forecast at the study area intersections with the addition of new project trips to the circulation network. 08I09M(L%CNB502%TRAFFIC.t.TR) 10 6 DRAFT LEGEND: 25/20 Project Trip Assignment (AM/PM) y Q Study Area intersection aw )3/4) Redistributed Puss Hy Trips (AM/PM) �oQF 5J 15th ST � v OJECT eL !If AVB � � ��' PRSITE PROJECT SITE s MEDICAL LN ♦a �-SM �► HOSMALRD 94--� 5M� tt � i ?CR A� 'fe O 8Yk95(CNB502) 41a, N LSh Not to Sale Figure 3 New Project Trip Assignment, LSAAssoclatcq Inc Table C - Intersection Levels of Service Analysis Summary Existing Conditions Existing + Cumulative Exstng.+Cum.+Project AM PM AM PM AM PM INTERSECTION ICU LOS ICU IAS ICU IAS ICU IAS ICU IAS ICU IAS Superior Avenue ONUS) / Hospital Road (FVV() 0.53 A 0.43 A 9.53 A 0.44 A 0.55 A 0.44 A Placentia Avenue ONUS)/Superior Avenue (F./W) 0.60 B 0.59 A 0.62 B 0.61 B 0.64 B 0.63 B Balboa Blvd. -Superior Avenue (NUS) / Coast Highway (I/W) 0.62 B 0.75 C 0.71 C 0.83 D 0.71 C 0.83 D Newport Boulevard (NUS) / Iospital Road (UW) 0.59 A 0.71 C 0.62 11 0.83 D 0.62 B 0.83 D IW 813195 ( MQUC-M) DRAFT cs4Awc,„K,kc. PROJECT SIM ACCESS As identified in the site plan presented In Figure 1, three existing drive, ways are proposed to provide access to the adjacent street system: two along Superior Avenue and one along Placentia Avenue. The project proposes to maintain existing curb cuts, and does not propose any new access driveways. The existing site was previously occupied by a service station. 'Therefore, the existing driveway locations are based on the previous development approval, which resulted in the two driveways closest to the Placend0upedor intersection being located at the crosswalks to the Intersection. LSA has examined the proposed access locations and visited the site to observe morning and evening peak hour operations at the existing drive- ways and the PlacentiOuperior intersection. The purpose of this on -site analysis is to ensure that adequate access to and from the local street system could be provided via the existing access driveways, and to examine whether full or partial access can be provided based on the ability of project traffic to enter and exit the site without conflicting with the traffic flow on the adjacent arterials. Based on this analysis, Figure 4 presents the recommended access con- trols for the project site. 'They are as follows: I. The project access along Superior Avenue closest to Placentia Avenue should be eliminated. This access is located at the wester- ly terminus of the pedestrian crosswalk across Superior Avenue. Inbound and outbound vehicular access at this location would conflict with traffic flow along Superior Avenue due to the prox amity of this access to Placentia Avenue. As a result, left turns In and out of the site would occur within the Intersection. Current. ly, the southbound right turn movement at the Placentia Avenue approach Is included as a separate phase In the signal cycle at Placenda/Superior. Observations indicate that when the through movement southbound along Superior Avenue Is stopped at the light, the right turn movement along Placentia Avenue is given the green light to proceed. This results in a constant stream of traffic southbound along Superior Avenue at the project driveway. Therefore, any vehicular turning movements at this driveway loca- tion would be difficult and would interfere with the traffic now along southbound Superior Avenue. 2. The project access along Superior Avenue furthest from Placentia Avenue should be restricted to 'rightdn/right-out" access only. 0avo9,vstr:%cams07%TturF CXM) 13 50 CAR WASH ENTRANCE (VACUUMING) STORAGEAREA (12 VEHICLES) aM rr ................. r ♦ UJ LEGEND: - - — - On -Site Circulation f— Direction of Travel Source: Unocal. N T SA No Scale e 1:� n� e� a •t[ • +tee,♦�� •.��/[; � "\i > CAR WASH EXIT (DRYINGMNISHING) STORAGE AREA (12 VEHICLES) RIGHT IN ACCESS ONLY 4'0 1> ACCESS/ F,LIMINATED OOOP RIGHT INAUGHT OUT ACCESS ONLY 4Q �o J4w 510 Figure 4 Circulation Recommendations DRAFT W Awwta.'"r. The existing street striping along Superior Avenue adjacent to the project site is double double yellow, thereby restricting all left turn movements across Superior Avenue. 3. The project access along Placentia Avenue should be restricted to "right -in" access only. This access Is located at the southerly ter• minus of the pedestrian crosswalk across Placentia Avenue. A left turn inbound movement Is not recommended as there is Insufii- dent left turn storage distance between the driveway and Superior Avenue. Due to the acute angle created by the intersection of Placentia and Superior, outbound left turn movements ate awk ward and would result in vehicles travelling along Placentia Ave- nue in the wrong direction for a short distance. Right turns out of the site cannot be accommodated because the approach strip- ing along Placentia Avenue provides a dedicated tight turn lane. Right turn vehicles exiting the site at this location would need to weave across this lane to reach the through lane along Placentia Avenue. The proximity of the driveway to Superior Avenue results in a very short weave distance, precluding the outbound right turn movement at this location. With the recommended access controls presented In Figure 4, adequate Inbound and outbound access to and from the site can be provided. However, the turn movement restrictions at the driveways could result in an increase In the number of "U-turns" being made tit Superior Avenue/ Hospital Road and at Placentia Avenue/15th Street. As identified in the TPO analysis, these additional turn movements at the intersections can be accommodated while maintaining acceptable peak hour levels of service. CAR WASHVEHICLESTORAGE AREA ANALYSIS The following stacking analysis Is based on "Entrance -Exit Design and Control for Major Parking Facilities" prepared by Robert W. Crommelin, P.B. This analysis methodology is consistent with the criteria used in the City of Newport Beach for determining vehicle storage areas. Determining the amount of storage area required at the car wash en. trance and odt requires defining the average arrival rate and dividing this by the average service rate, resulting in the site specific traffic intensity. Based on Crommelin's reservoir position needs data, the maximum num- ber of vehicles that will queue at the car wash entrance behind the ser- vice position can be determined at a 99 percent confidence level. Based on a survey of over 100 vehicles entering the Shell Gas Station, Mini Mart, and Car Wash, located at Barranca and Paseo Westpark in the City of Irvine, approximately 40 percent of the vehicles entering the site used the car wash; the remaining 60 percent visited the site for gas only. DRAFT15.4 .{ wlaro. Inc. Therefore, the peak arrival rate at the car wash entrance is estimated at 33 vehicles per hour, based on application of 40 percent to the total 83 inbound p.m. peak hour trips. The vehicle storage area analysis for the car wash is presented in Table D. Car wash service rates are based on similar type facilities, which Indicate that the vacuuming process takes approximately five minutes per vehicle and the drying/finishing process takes approximately nine minutes per vehicle. These estimated process times result in service volumes of 12 vehicles per hour per service position at the car wash entrance and 6.7 vehicles per hour per service position at the car.wash exit. Average service rates are determined by multiplying service volumes by the number of potential service positions Identified In the site plan. At the car wash entrance, four service lanes and two vacuum areas provide a total of eight service positions. Similarly, at the car wash exit five service lanes, accommodating two vehicles per lane, provide a total of ten service positions for drying/finishing. The resultant average service rates are 96 vehicles per hour at the entrance and 67 vehicles per hour at the exit. Dividing the average arrival rates by the average service rates results in traffic intensities of 0.34 and 0.50. Based on Exhibit 1 of the "Entrance - Exit Design and Control for Major Parking Facilities," these traffic intensi- ties equate to a maximum stacking of one reservoir position behind the service positions at the entrance and two reservoir positions behind the service positions at the exit. In combination with the number of service positions, the total stacking areas required are 9 vehicles at the entrance and 12 vehicles at the exit. Per the proposed site plan presented in Figure 1, sufficient on -site stor- age is available for 12 vehicles at the entrance and 12 vehicles at the exit. It should be noted that the stacking analysis is influenced by several vari- ables, including the estimated service rate. Reducing the service rate at the exit by adding additional dryers/finishers would reduce the vehicle stacking requirements and maintain efficient flow through the car wash. Therefore, it should be recognized that, although adequate storage area is provided at the car wash exit, it is unlikely that the vehicle stacking re- quirement would exceed the available storage area, as the operator could add dryers/finishers to prevent such a situation from occurring. As a result, the on -site storage areas are adequate to meet the peak de- mand at the car wash. No adverse impacts are anticipated with respect to the on -site storage of vehicles, with the proposed site plan. OBrO M(1:NCNB5O2%TWFIC.LrR) 16 DRAFT MAwclateq !ran 'fable D - Car Wash Entrance and Exit Vehicle Storage Area Analysis Car Wash Car Wash Entrance Exit Average Arrival Rate (vehicles per hour)' 33 33 Estimated Service Rate (per vehicle)= 5 mina. 9 muss. Service Volume (vehicles per hour per lane) 12 6.7 Potential number of service positions 8 10 Avenge Service Rate (vehicles per hours 96 67 Traffic Intensit)A 0.34 0.50 99% Confidence reservoir positions$ 1 2 Potential number of service positions 8 10 Maximum vehicle storage area required (vehicles)' 9 12 Available Storage Area (vehicles) 12 12 Notes: ' Average arrival rates are based on surveyed data wbicb indicates that 40percent of vebicles entering the site will use the car wasb. -'Estimated service rates are for vaccumIng the veblcle at the entrance and dryingffinisbing the vebide at the exit. s Average service rates are derived by multiplying the service volume by the potential number of servicepositlons in the siteplan e 7'rapeintensities are determined by dividing tbeAverage Arrival Rate by tbeAverageService Rate. s Number of reservoiepositionr bebW the serviceposition are based on "Entranee•F-tit Design Control forMaJorparking Facilities" study, Crommelba ' Recommended vehicle storage area is the sum of the number of reservolepositlons bebind The servicepositlon plus the number of service positions. e/ew wtun"ocncca v IN DRAFT LSA Awu tet. Inc. We appreciate the opportunity to prepare this traffic analysis. I trust that you will find the analysis useful in your planning needs. Should you have any questions, or if I can be of further assistance, please do not hesitate to call me at (714) 553-0666• Sincerely, LSA LS8qCUTESIINC. Ramzi Ammad 1 Project Manager CC: Javier S. Garcia, Senior Planner LiAAcadaft41e 1% Traffic volume Analysis TPO Sensitivity Analysis Superior Avenue (N/S) /Hospital Road (E/W) (Etcisting Traffic Volumes based on Average Winter/Spring 19%) AM Approach Direction Hxisting Peak21/LHour Volume Peak21/2 How Regional Growth Volume Approved Projects 21/2 Hour VoInme Projected Peak 21/2 Hoar Volume 1% of Projected Peak 21/2 Hour Volume Project Peak 21/2 How VoInme Northbound 3.061 0 26 3.087 3I 17 Southbound 1,106 0 74 1,180 12 66 Embound 7 0 0 7 0 0 Westbound 194 0 0 194 2 10 Project Traffic is estimated to be less than 1% of Projected Pak 21/2 Hour Traffic Volume. X Project Traffic is estimated to be greater than 1 % of Projected Pak 21/2 Hour Traffic Volume. iaterseetioa Capacity Utiliution (I.C.U.) Analysis is required. SON5 (1706ttCM) MA00datu 1n 1% Traffic Volume Analysis TPO Sensitivity Analysis Superior Avenue (N/5) / Hospital Road (E/W) (Existing Traffic Volumes based on Average Winter/Spring 1994)PM Approach Direction Existing Peak 2 1/2 Hour Volume Peak 1/2 Hour Regional Growth Volume Approved Projects 2 1/2 Hour Volume Projected Peak 2 112 Hour Volume 1% of Projected Peak 2 1/2 Hour Volume Project Peak 2 i/2 Hour Volume Northbound 1,831 0 79 11910 19 21 Southbound 2,472 0 43 2,515 25 84 Eastbound 23 0 0 23 0 0 Westbound 498 0 0 498 5 13 Project Traffic is estimated to be less than 1% of Projected Peak 2 1/2 Hour Traffic Volume. X Project Traffic is estimated to be greater than 1 % of Projected Peak 2 1/2 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. 61*95 (rPOCAECM) iY LFAAoodaMy Ina 1%Traffic Volume Analysis TPO Sensitivity Analysis Placentia Avenue QVS) / Superior Avenue (E/W) (Existing Traffic Volumes based on Average Winter/Spring 1995) AM Approach Direction Existing Peak 21/2 Hoar Volume Peak 21/2 Hoar Regional Growth Volume Approved Projects 2112 Hour Volume Projected Pealc2112 Hour Volume 1%of Projected Peak 21/2 Hour Volume Project Peak21/2 Hoar Volume Northbound 571 0 24 595 6 7 Southbound 1,204 0 74 1,278 13 0 Eastbound 3,115 0 59 3,174 32 33 Westbound 710 0 19 729 7 20 Project?ra!$c is estimated to be less than l%ofProjected Ptak 2112 Hour Traffic Volume. X Project Tragic IS atlmated to be grater than 1% of Projected Pak 21/2 HourTaffic Volume. Intersection Capacity Utilization (LC.U.) Analysis is required. �_ s/3NS lrior.AtC� LSAAMdate; Inc 1% Traffic Volume Analysis TPO Sensitivity Analysis Placentia Avenue (N/S) / Superior Avenue (E/W) (Existing Traffic Volumes based on Average Winter/Spring 1995) PM Approach Direction Existing Peak 21/Z Hour Volume Peak 2 1/2 Hour Regional Growth Volume Approved Projects 21/2 Hour Volume Projected Peak 21/2 Hour Volume 1%of Projected Peak 1/2 Hour Volume Project Peak 21/2 Hour Volume Northbound 1,155 0 74 1,229 12 8 Southbound 1,518 0 42 1,560 % 0 Eastbound 1,922 0 35 1,957 20 42 Westbound 1,893 0 60 1,953 20 25 Project Traffic is estimated to be less than i % of Projected Peak 2 112 Hour Traffic Volume. X Project Traffic is estimated to be greater than 1% of Projected Peak 2 1/2 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. OM95 IPOCAW-M.9 it tstw.a dahM l� 1% Traffic Volume Analysis TPO Sensitivity Analysis Balboa Blvd. -Superior Avenue QVS) /Coast Highway (F4W) (Existing Traffic Volumes based on Average WinterJSpring 1993) AM Approach Direction Existing Peak 2112 Hour VoIame Peak21/2 Hoar Regional Growth Volume Approved Projects 21/2 Hoar VoIame Projected Peak 2112 Hoar Volume 1%ofPsojected Peak 21/2 Hoar Volume Project Peak 21/2 Hoar Volume Northbound 1,595 0 18 1,613 16 1 Southbound I.207 0 22 1,229 12 17 Wstbound 5,349 214 670 6,233 62 12 Westbound 1.925 77 241 2,243 22 3 ProjectTrafic is estimated to be less than I % of Projected Peak 2112 Hoar Traffic Volume. X Project Traffic is estimated to be greater that 1% of Projected Peak 21/2 Hoar Traffic Volume. Intersection Capacity utilization (LC.U.) Analysis is required. 4^ 8SO5OP UCXL9 LYA Asxxiart; Inc. 1% Traffic Volume Analysis TPO Sensitivity Analysis Balboa Blvd. -Superior Avenue (N/S) / Coast Highway (E/W) (Existing Traffic Volumes based on Average Winter/Spring 1993) PM Approach Direction Existing Peak 2 1/2 Hour Volume Peak 2 1/2 Hour Regional Growth Volume Approved Projects 21/2 Hour Volume Projected Peak 2 1/2 Hour Volume 1%of Projected Peak 2 1/2 Hour Volume Project Peak 2 1/2 Hour Volume Northbound 1,864 0 32 1,896 19 2 Southbound 2,472 0 16 2,488 25 21 Eastbound 3,719 149 350 4,218 42 15 Westbound 4,252 170 739 5,161 52 4 X Project Traffic is estimated to be less than 1% of Projected Peak 2 1/2 Hour Traffic Volume. Project Traffic is estimated to be greater than 1 % of Projected Peak 2 1/2 Hour Traffic Volume. Intersection Capacity'Utlllzation (I.C.U.) Analysis is required. 0 813i95 aPOCALCXL9 LSA AaodafdA Inc 1% Traffic Volume Analysis TPO Sensitivity Analysis Newport Boulevard. (N/S) / Hospital Road (E,/W) (Existing Traffic Volumes based on Average Winter/Spring 1995) AM Approach Direction Existing Peak 219 Hour Volume Peak 2 1/2 Hour Regional Growth Volume Approved Projects 21/2 Hour Volume Projected Peak2 1/2 Hour Volume 1% of Projected Peak 21/2 Hour Volume Project Peak 21/2 Hour Volume Northbound 4,345 87 109 4,541 45 10 Southbound 2,663 53 379 3,094 31 7 Eastbound 1,149 0 50 11199 12 17 Westbound 733 0 20 753 8 0 Project Traffics estimated to be Iess than 1% of Projected Peak 21/2 Hour Traffic Volume. X Project Traffic is estimated to be grater than 1% of Projected Peak 21/2 Hour Traffic Volume. Intersection Capacity UtW=tion (I.C.U.) Analysis is required. 81i,95 QPOCALCXI9 LSAAssodare; Inc 1% Traffic Volume Analysis TPO Sensitivity Analysis Newport Boulevard (N/S) / Hospital Road (E/W) (Existing Traffic Volumes based on Average Winter/Spring 1995) PM Approach Direction Existing Peak 2 1/2 Hour Volume Peak 2 1/2 Hour Regional Growth Volume Approved Projects 2 1/2 Hour Volume Projected Peak 2 1/2 Hour Volume 1%of Projected Peak 2 112 Hour Volume Project Peak 21/2 Hour Volume Northbound 3,620 72 223 3,915 39 13 Southbound 4,692 94 227 5,013 50 8 Eastbound 1,461 0 144 1,605 16 21 Westbound 885 0 0 885 9 0 Project Traffic is estimated to be less than 1 % of Projected Peak 2 1/2 Hour Traffic Volume. X Project Traffic is estimated to be greater than 1% of Projected Peak 21/2 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. DRAFT City of Newport Bach Intersection Capacity Utilization Analysis Suporior Avenue 00) /Hospital Road (E/W) LMAMdafe* 1= EXISTING WITH CUMULATIVE GROWTH, CUMULATIVE GROWTH COMMITTED PROJECTS, AND PROJECT EXISTING 1994 AND COMMSTED PROJECTS PROJECT WITH PROJECT MITIGATION V/C V/C V/C V/C MOVE- VOLUMES RATIO VOLUMES RATIO VOLUMES RATIO VOLUMES RATIO MENT IN. CAP. AM PM AM PM AM PM AM PM AM PM AM PM IN. CAP. AM PM AM PM NBL 1 116W 4 3 0.00 0.00 + 0 0 0.00 0,00 • 0 0 0.00 0.00 + 1 116W 4 3 0.00 0.00 + NBT 2 3,200 1,328 59I 0.47 * 0.20 13 40 0.47 * 0.22 9 11 0.47 * 0.22 2 3.200 1,350 642 0.47 * 0.22 NBR 0 O 169 59 0.00 0.01) 0 0 0.00 0.00 O 0 0.00 0.00 0 0 164 59 0.00 O.tX) SBL 1 i,6W 32 30 0.02 * 0.02 0 0 0.02 * 0.02 40 50 0.04 * 0.05 1 1,600 72 80 0.04 * 0.05 SBT 2 3,200 469 I.116 0.15 0.35 * 37 22 0.16 0.36 + 8 11 0.16 0.36 * 2 3,200 514 1,149 0.16 0.36 * SBR 0 0 1 0 0.00 0.00 0 0 0.00 0.00 0 0 0.00 0.00 0 0 1 0 0.00 0.00 EBL 0 0 3 4 0.00 * 0.00 0 0 0.00 * 0.00 0 0 0.00 * 0.00 0 0 3 4 0.00 * 0.00 EBT 1 1,600 1 1 0.00 0.00 + 0 0 0.00 0.00 * 0 0 0.00 0.00 + 1 1,600 1 1 0.00 0.00 * EBR 0 0 0 1 0.00 0.00 0 0 0.00 0.00 0 0 0.00 0.00 0 0 0 1 0.00 0.00 WBL 1.5 2,400 ' 37 192 0.02 0,08 + 0 0 0.02 0.08 + O 0 0.02 0.08 * 2 2,400 37 192 0.02 0.08 * NM 0.5 800 1 1 0.04 * 0.03 0 0 0.04 * 0.03 0 0 0.04 * 0.03 1 800 1 1 0.04 * 0.03 WBR 0 0 28 20 0.00 0.00 0 0 0.00 0.00 5 6 0.00 0.00 0 0 33 26 0.00 0.00 NIS Critical Movements OA9 0.35 0.49 0.36 0.51 0.36 0.51 0.36 E/W Critical Movements 0:04 0.08 0.04 0.08 0:04 0.08 0.04 0.08 RightTurn C. M. 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Yellowclearance 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 ICU 0.53 0.43 0.53 0.44 0.55 0.44 0.55 0.44 LEVEL OF SERVICE A A A A A A A A 813,95 apocuc 9 MOVE- MENT IN. CAP. NBL 0 0 NET 2 3,200 NBR 0 0 SBL 1 1,600 SET 1 1,600 SBR 1 1,600 EBL 1 1,600 EBT 2 3,200 EBR 0 0 WBL 1 1,600 WBT 2 3,200 VIER 0 0 NIS Critical Movem EJW Critical Moven Right Turn C. M. Yellow Clearance ICU LEVEL OF SERVICE I11095 (rrocuC-M) DRAFT City of Newport Beach Intersection Capacity Utilization Analysis Balboa Blvd. -Superior Avenue (N/S) / Coast Highway (E/W) EXISTING WITH CUMULATIVE GROWTH, CUMULATIVE GROWTH COMMHTED PROJECTS, AND PROJECT EXISTING 1993 AND COMMITTED PROJECTS PROJECT WITH PROJECT MITIGATION Y/C V/C V)C Y/C MOVE- VOLUMES RATIO VOLUMES RATIO VOLUMES RATIO VOLUMES RATIO MENT I.N. CAP. AM PM AM PM AM PM AM PM AM PM AM PM IN. CAP_ AM PM AM PM NBL 1 1,600 205 323 0.13 0.20 * 0 4 0.13 0.20 * 0 0 0.13 0.20 * 1 1,600 205 '327 0.13 0.20 NBT 2 3,200 401 318 0.16 * 0.13 0 0 0.17 * 0.14 1 1 0.17 * 0.14 2 3,200 402 319 0.17 * 0.14 NOR 0 0 123 102 0.00 0.00 9 16 0.00 0.00 0 0 0.00 000 0 0 132 118 0.00 0.00 SBL 1.5 2,400 212 190 0.09 * 0.08 11 8 0.09 * 0.08 2 2 0.09 * 0.08 2 2,400 225 200 0.09 * 0.08 SBT 1.5 2,400 142 3W 0.06 0.16 * 0 0 0.06 0.16 * I 1 0.o6 0.16 * 2 2,400 143 381 0.06 0.16 SBR 2 3,200 186 568 0.06 0.18 * 0 0 0.06 0.18 * 6 8 0.06 0.18 * 2 3,200 192 576 0.06 0.18 * EBL 2 3,200 796 326 0.25 0.10 * 0 0 0.25 0.10 * 6 8 0.25 0.10 * 2 3,200 802 334 0.25 0.10 * EBT 3 4,800 1,634 892 0.34 * 0.19 402 210 o.42 * 0.23 0 0 0.42 * 0.23 3 4,8W 2,036 1,102 0.42 * 0.23 EBR 1 1,600 204 292 0.13 0.18 0 1 0.13 0.18 0 0 0.13 0.18 1 100 204 293 0.13 0.18 WBL 1 1,600 5o 204 0.03 * 0.13 3 9 0.03 * 0.13 0 0 0.03 * 0.13 1 1,600 53 213 0.03 * 0.13 WBT 4 6,400 597 1,740 0.12 o.29 * 137 473 0.14 0.37 * 0 0 0.14 0.37 * 4 6,400 734 2,213 0.14 0.37 WBR 0 0 187 130 0.00 0,00 3 9 0.00 0.00 2 2 0.00 0.00 0 0 192 141 0.00 0.00 NIS Critical Movements 0.25 0.36 0.26 0.36 0.26 0.36 0.26 0.36 E/W Critical Movements 0.37 0.39 o.45 0.47 0.45 0.47 0.45 0.47 Right Turn C. M. 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Yellow Clearance 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 ICU o.62 0.75 0.71 0.83 0.71 0.JD 0.71 0.83 LEVEL OF SERVICE B C C D C C D 8/3NSCrfvGItCXLS� n� �Y I D R, A City of Newport Beach Intersection Capacity Utilization Analysis Newport Boulevard (NIS) / Hospital Road (E/W) EXISTING WITH CUMULATIVE GROWTH, CUMULATIVE GROWTH COMMITTED PROJECTS, AND PROJECT EXISTING 1995 AND COMMITTED PROJECTS PROJECT WITH PROJECT MITIGATION V/C V/C V/C k V/C MOVE- VOLUMES RATIO VOLUMES RATIO VOLUMES RATIO VOLUMES RATIO MENT IN. CAP. AM PM AM PM AM PM AM PM AM PM AM PM IN. CAP. AM PM AM PM NBL 1 1,600 160 133 0.10 0.08 * 0 60 0.10 0.12 * 5 6 0.10 0.12 * 1 1,600 165 '199 0.10 0.12 * NBT 3 4,800 1,727 1,204 0.37 * 0.26 89 133 0.39 * 0.29 0 0 0.39 * 0.29 3 4,800 1,816 1,337 0.39 * 0.29 NBR 0 0 66 67 0.00 0.00 0 1 0.00 . 0.00 0 0 0.00 0.00 0 0 66 68 0.00 0.00 SBL 1 1,600 20 47 0.01 * 0.03 0 0 0.01 * 0.03 0 0 0.01 * 0.03 1 1,600 20 47 0.01 * 0.03 SBT 3 4,800 834 1,763 0.23 0.41 * 131 108 0.28 0.44 * 0 0 0.28 0.44 * 3 4,800 965 1,871 0.28 0.44 * SBR 0 0 287 184 0.00 0.00 75 39 0.00 0.00 3 4 0.00 0.00 0 0 365 227 0.00 0.00 EBL 1 1,600 201 238 0.13 * 0.15 * 25 77 0.14 * 0.20 * 3 4 0.14 * 0.20 * 1 1,600 229 319 0.14 * 0.20 * EBT 1 1,600 114 134 0.07 0.08 0 0 0.07 0.08 0 0 0.07 0.08 1 1,600 114 134 0.07 0.08 EBR 1 1,600 243 263 0.15 * 0.16 * 0 0 0.15 * 0.16 5 6 0.15 * 0.17 1 1,600 248 269 0.15 * 0.17 WBL 1 1,600 87 170 0.05 0.11 0 0 0.05 0.11 0 0 0.05 0.11 1 1,600 87 170 0.05 0.11 WBT 2 3,200 231 191 0.08 * 0.07 * 0 0 0.08 * 0.07 * 0 0 0.08 * 0.07 * 2 3,200 231 191 0.08 * 0.07 * WBR 0 0 14 36 0.00 0.00 tl 0 0.00 0.00 0 0 0.00 0.00 0 0 _ 14 36 0.00 0.00 NIS Critical Movements 0.38 0.49 0.40 0.56 0.40 0.56 0.40 0.56 E/W Critical Movements 0.21 0.22 0.22 0.27 0.22 0.27 0.22 0.27 Right Turn C. M. 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Yellow Clearance 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 ICU 0.59 0.71 0.62 0.83 o.62 0.83 0.62 0.83 LEVEL OF SERVICE A C B D B D B D Q TD RI A RESERVOIR NEEDS VS TRAFFIC INTENSITY 0 25 cn O 11. 20 W o U � X > 15 W In o Not exceeded a' 0 +. 1 time in 100 Z a 10 ... 1: Not exceeded ? A.� c 5 time in 100 Lr 5 7 _ � Average ueue L h W W , 00 0.2 0.4 0.6 0.8 1.0 TRAFFIC INTENSITY (Average Arrival Rate -- Average Service Rote) 1 Assumptions: 1. Arrivals follow a Poisson Distribution crentia Y. service rate can be represented by an exp prol)&biliLv 'unctiurs. 3. Flow is equally divided between sac.: laTe is than one is available. MMI-40 Tn hht�in raearvmir 140TPth. I 22 f!!L l( �1 Noise Analysis for the Newport Beach Car Wash City of Newport Beach Prepared For: City of Newport Beach P.O. Box 1768 Newport Beach, CA 92658-8915 Prepared By: Fred Greve, P.E. Martin Beal Mestre Greve Associates 280 Newport Center Drive Suite 230 Newport Beach, CA 92660 (714) 760-0891 Report # 95-144 August 22,1995 Mestre Greve Associates Newport Beach Car Wash Page 1 NOISE ANALYSIS FOR THE NEWPORT BEACH CAR WASH CITY OF NEWPORT BEACH 1.0 INTRODUCTION The proposed car wash will be located on the northwest corner of Superior Avenue and Placentia Avenue in the City of Newport Beach. The project site is shown in Exhibit 1. This report addresses the potential noise impacts due to the proposed car wash on the adjacent land uses. The land use of most concern is the residential areas in the project vicinity. The report will identify any significant noise impacts on the adjacent residences and compare them with the outdoor noise ordinance ordinance of the City of Newport Beach. Mitigation measures will be suggested, if necessary. 2.0 NOISE ORDINANCE The City of Newport Beach has adopted a noise ordinance. The ordinance is designed to protect sensitiveland uses from excessive noise levels generated by loudspeakers, mechanical equipment, people, animals, or any other non -transportation related noise source (noise levels from transportation related noise sources can only be regulated by the Federal government). The types of noise sources covered by the Newport Beach noise ordinance include car wash noise, music, voices (or any amplified sound), pumps, fans, and air-conditioning equipment. Essentially, any activities on pnvateproperty which generate noise can be regulated through the implementation of the City's noise ordinance. Noise from car wash facilities are typically comprised of both intermittent noise, like car horns and car doors shutting, and relatively constant noise such as that from car wash dryers and vacuums. To control these types of non -transportation related noise, communities have developed noise ordinances. The City of Newport Beach exterior noise criteria for non -transportation related noise are shown in Table 1. This criteria is given in terms of allowable noise levels for a given period of time at the residential property boundary. Greater noise levels are permitted during the day (7 a.m. to 10 p.m.) as compared to the night-time period (10 p.m. to 7 a.m.). Table 1 shows the day -time and night-time acceptable levels for different land uses. Mestre Greve Associates Newport Beach Car Wash Page 2 Table 1 City of Newport Beach Exterior Noise Ordinance Standards for Residential Areas MaximumTune Noise of Exposure Metric Noise Level Not to be Exceeded Daytime - 7 a.m. to 10 p.m. 30 Minutes/Hour L50 55 dBA 15 Minutes/Hour L25 60 dBA 5 Minutes/Hour L8.3 65 dBA 1 Minutes/Hour L1.7 70 dBA Any period of time Lmax 75 dBA Nighttime - 10 p.m. to 7 a.m. 30 Minutes/Hour L50 50 dBA 15 Minutes/Hour L25 55 dBA 5 Minutes/flour L8.3 60 dBA 1 Minutes/Hour L1.7 65 dBA Any period of time Lmax 70 dBA The 30 minute criteria is the median sound level interpreted as that noise level that cannot be exceeded for more than 30 minutes in any one hour period (abbreviated L50 for 50th percentile). The 15 minute standard is interpreted as that noise level that cannot be exceededfor more than 15 minutes in any one hour period (25 percent of the time, abbreviated L25). The 5 minute standard is that noise level that cannot be exceeded more than 5 minutes in any hour-long period (8 percent of the time, abbreviated L8.3), and so forth. The hours of operation for the proposed car wash will be between the hours of 8 a.m. to 10 p.m. Gasoline pumping operations may occur 24 hours per day (the gas station operations are not an area of concern in relation to the noise ordinance). Car wash operations will be subject only to the daytime noise standards because they will occur only during the hours covered by y the daytime noise ordinance. The City of Newport Beach Noise Ordinance states thatif the existing ambient noise levels at the sensitive receptor exceed those noise levels specified in the noise ordinance, then the period of time that the specified noise levels are allowed to exceed shall be extended to match the measured ambient noise levels. This is somewhat difficult to understand, but the stipulation is present in the ordinance because it would be unreasonable to restrict noise to levels that are lower than the ambient noise level. The ordinance means that if noise measurements show that existing ambient noise levels exceed the ordinance limits, then the ordinance shall be adjusted to make sure that the proposed project does not generate any noise that would be any louder than the existing ambient noise. Mestre Greve Associates Newport Beach Car Wash Page 3 3.0 AMBIENT NOISE MEASUREMENT LEVELS Ambient noise levels were measured at four locations surrounding the proposed project site. Exhibit 2 shows the four noise measurement locations (Sites MS through MS 4). The measurements were conducted between the hours of 2 p.m. and 4 p.m. on August 15th, 1995. The measurement survey utilized a Briiel & Kjaer Type 2231 Sound Level Meter, which was calibrated before and after each measurement series. The noise measurement results are presented in Table 2. Table 2 Ambient Noise Measurement Results (dBA) Time Lmax L1.7 L8.3 L25 L50 L99 Lmin Site MS 1 2:25 p.m. 75.8 65.3 60.8 58.3 57.3 54.8 54.2 Site MS2 2:46 p.m. 73.0 67.3 64.8 63.3 61.8 58.8 58.6 Site MS3 3:10 p.m. 69.6 66.8 62.8 60.8 58.8 55.3 54.6 Site MS4 3:20 p.m. 62.8 61.3 58.3 56.8 55.3 52.8 52.8 The ambient noise measurementlevels presented in Table 2 show that noise levels at the four receptors nearest to the project are in excess of the levels allowed by the City of Newport Beach Noise Ordinance. The sources of the noise levels during the measurements include traffic on Superior and Placentia Avenues, aircraft overflights, birds, and equipment on the proposed site. The following sections discuss how the proposed project will affect noise levels in the residential areas in the vicinity of the project site. 4.0 CAR WASH NOISE MEASUREMENTS The main noise sources associated with a car wash facility usually include semi -constant noise sources such as air dryer/blower and vacuum noise, as well as peak impulse noise levels such as car door slamming and car horn noise. Noise measurements for car -door closing and car horns were conducted by Mestre Greve Associates at car wash facilities similar to the car wash facility proposed for the projectsite. Car door closing levels were measured to be 57.0 dBA (at 10 feet from the source) and car horn levels were measured to be 83 dBA (at 33' feet from the source). The proposed car wash will be using the 4000 Series Aerojet Dryer manufactured by Worldwide Mestre Greve Associates Newport Beach Car Wash Page 4 Drying Systems. The dryer noise measurement data was also provided by the manufacturer. Based on the manufacturer noise measurementdata, the proposed dryer will generate a noise level of approximately 83 dBA at 5 feet (this noise level includes the effects of a "hush kit" that is available from Worldwide; the hush kit will be installed on this project). The dryerlblower represents the largest noise source for the car wash, and therefore, the noise measurements will be used to represent the typical car wash levels on the project site. Other sources of noise for this type of facility include vacuum noise. There are two sources of noise for vacuums. The rust is the turbulent air flow at the nozzle, the second is the mechanical equipment which generates the suction called the vacuum accumulator. The vacuum accumulator is located outside near the vacuuming area in an enclosure. Noise data for the vacuum producers was provided by the U.S. Turbine Company. A company representative verified that noise levels from the specific vacuum that will be used for the project will not exceed 85 dBA at a distance of three feet. The noise measurement data are shown in Table 3. The data in Table 3 represent the noise level near the source. These noise levels are then adjusted to account for the residences being further away and are presented the the following section. Table 3 Car Wash Noise Measurement Levels (dBA) jLnlitigated Levels Sources Distance (feet) L50 Lmax Dryer/blower 5 83 -- Vacuum producers 3 <85* -- Vacuum Nozzle 15 60 -- Car-door/closing 10 -- 57 Car hom 33 -- 83 * - This noise level is for an unenclosedaccumulator; the enclosure that will be used at the Newport Beach Unocal will reduce this noise level by at least 10 dBA. 5.0 POTENTIAL CAR WASH NOISE LEVELS The project -related noise levels with the greatest potential for noise ordinance violations will be generated by the blower and vacuuming operations. Project generated noise levels were calculated for seven locations surrounding the project site based upon the distance of the sites from the specific locations of these pieces of equipment. Exhibit 2 shows these seven sites (represented as CS 1 through CS7). Noise levels drop 6 decibels for every doubling of distance away from the source. For instance, if a noise source is measured at 65 decibels at a distance of 25 feet, the noise level at 50 feet will be 59 decibels (65 dBA - 6 dBA = 59 dBA). This 6 dBA dropoff for every doubling of distance was applied to the measurement data to produce the noise levels at the residences. Table 4 shows the noise levels at the sites caused by the individual pieces of equipment as well as the combined noise level from both sources, thus showing the potential for ptoxct related noise to exceed the ordinance criteria. C.Z MESTRE OREVE ASSOCIATES Exhibit 2 Site Plan on Mestre Greve Associates Newport Beach Car Wash Page 5 u Table 4 Unmitigated Project Generated Noise Levels Site and Source L50 LMU Site CS 1 Vacuum Producer 44.3 -- Vacuum Nozzle 28.9 -- Blower 53.1 -- Door Slam - 45 Car Horn -- 81.3 COMBINED 53.7 81.3 Daytime Ordinance 55 75 Exceedance? NO YES Site CS2 Vacuum Producer 47 -- Vacuum Nozzle- 33.2 - Blower 45.9 -- Door Slam - 45 Car Hom -- 81.3 COMBINED 49.6 81.3 Daytime Ordinance 55 75 Exceedance? NO YES Site CS3 Vacuum Producer 51.7 -- Vacuum Nozzle 43.9 -- Blower 40.4 -- Door Slam -- 45 Car Horn -- 81.3 COMBINED 52.6 81.3 Daytime Ordinance 55 75 Exceedance? NO YES Site CS4 Vacuum Producer 45.3 -- Vacuum Nozzle 41.7 -- Blower 50.9 -- Door Slam -- 38.9 CarHorn -- 75.3 COMBINED 52.3 75.3 Daytime Ordinance 55 75 Exceedance? NO YES ?a Mestre Greve Associates Newport Beach Car Wash Page 6 Table 4 (continued) Unmitigated Project Generated Noise Levels Source Distance L50 Lmax Site CS5 Vacuum Producer 49.7 Vacuum Nozzle 48 - Blower 36.1 -- Door Slam -- 45.9 Car Hom -- 82.2 COMBINED 52.1 82.2 Daytime Ordinance 55 75 Exceedance? NO YES SiteCS6 Vacuum Producer 46.7 - Vacuum Nozzle 43.5 Blower 35.5 -- Door Slam -- 49.4 Car Hom -- 85.8 COMBINED 48.6 85.8 Daytime Ordinance 55 75 Exceedance? NO YES Site CS7 Vacuum Producer 41.7 Vacuum Nozzle 37.5 Blower 38.7 -- Door Slam -- 51 Car Horn -- 87.3 COMBINED 44.4 87.3 Daytime Ordinance 55 75 Exceedance? NO YES Note that the noise levels shown in Table 4 assume that the wash tunnel is extended approximately 24 feet at the tunnel entrance and approximately 16 feet at the exit. Exhibit 3 shows these tunnel extensions. These extensions should be included as part of the project design in order to reduce noise levels in the residential areas that are directly adjacent to the proposed project site. The noise levels shown. in Table 4 do not include any mitigation except for the tunnels on the entrance to and exit from the car wash, the silencer kit on the blower and an enclosure around the vacuum producers. The silencer kit is included because the blower that was measured for this study had the silencer kit on it. The carwash proposed for the City of Newport Beach also will have the silencer kit. The vacuum producer at the Newport Beach facility should have an enclosure a © PUNTER I, 1 Open' • • i i I. 1 Ir----1 11 1 I I 11 I 1 a 0 /eN ® o 0 ----------- II I 11 I II 1 i � 1 1 1 I 1 CASHIER 1 I I Open/ 1 1 TER-"------------..,.. .__-- ---.-1♦ L---- __`---`----------'---------- ------ � Solid Wall I Solid Wall NI -Iowa -M!NWM �y r wiF / N ww'w w 4e4.97' f F1.t+:n AKA Exhibit 3 MESTRE GREVE ASSOCIATES Area Covered By Tunnel Extensions Mestre Greve Associates Newport Beach Car Wash Page 7 that will reduce noise levels by 10 to 20 dBA. Therefore, a 10 dBA noise reduction factor was applied to the noise levels generated by the vacuum producer. Table 4 shows that the proposed project will generate noise levels that exceed the maximum level allowed by the City of Newport Beach Noise Ordinance, but the the project will not generate noise levels that exceed the City of Newport Beach L50 Noise limit. Note that these noise levels are based upon worst case assumptions (i.e., no mitigation other than the silencer kit for the dryer system and the enclosure for the vacuum producers). No noise reduction provided by the block wall between the residences and the project site was considered, nor was any noise reduction added for the interior of the wash tunnel. Furthermore, the buildings that will be constructed as part of the shopping center will act as large noise barriers and will further reduce carwash- generated noise levels in the residential areas by 10 to 20 dBA. Mitigation measures that will bring the operations at the proposed carwash into compliance with the City of Newport Beach noise ordinance are discussed in the next section. 6.0 MITIGATION MEASURES This section discusses measures that will reduce the car wash generated noise levels that will affect the nearby residential areas. The following are measures that should be implemented in the project design in order to reduce the car wash generated noise to levels considered acceptable to the City of Newport Beach. 1. The wash tunnels must be extended approximately 20 feet at the entrance and approximately 16 feet at the exit. Exhibit 3 shows the recommended extensions. These tunnels are required to reduce noise to levels that comply with the City of Newport Beach Noise Ordinance. The extensions must have a roof that is at least as wide as the wash tunnel entrance and the inside wall of the tunnel extensions must be constructed of a rough block face. The roof and wall structures for the extension must have a surface density of at least 4.0 pounds per square foot. Any masonry material will meet this requirement. Two layers of 3/4 inch plywood will also meet the requirement (although this should be checked with the architect or structural engineer, since plywood densities do vary). The inside surface of the wall of the extension should be a non -reflective surface. Rough split face block would satisfy this requirement. Acoustic panels and other options are available that would also be non -reflective. 2. The blower that is to be installed in the project must meet a requirement of generating a noise level of 83 dBA at a distance of 5 feet (Worldwide blower with the silencer kit or equivalent blower/dryer). 3. The vacuum accumulators must be enclosed in a structure that reduces noise by at least 10 dBA. These enclosures are required to reduce noise to levels that comply with the City of Newport Beach Noise Ordinance. 4. The proposed project will potentially generate noise levels that would exceed the City's maximum noise limits. The only noise source that is loud enough to exceed the maximum noise level limits are car horns. Therefore the use of car horns by attendants to signal customers that 5. The skylight in the tunnel wash area must be 1/4-inch glass or 5/8-inch plexiglass. A thin S5 Mestre Greve Associates Newport Beach Car Wash Page 8 plastic skylight willnot suffice to reduce the car wash noise to levels that comply with the City of Newport Beach noise ordinance. 6. The operations of the car wash should be limited to between the hours of 8 a.rrL and 10 p.m. The measures listed above will insure that the car wash operations will comply with the City of Newport Beach noise ordinance. In order to further reduce noise in the adjacent residential communities, we believe that a six to eight foot wall constructed around the project on the property lines between the project and the adjacent residential land uses would be beneficial and urge Unocal to consider constructing such a wall. 1ti COMMERCIAL/INDUSTRPAL ZONING CORRECTIONS Telephone: 714) 644-3200 By:Genia Garcia, Associate Planner y: arc Myers, Associate Planner Date: ���� Address: Plan Check No: By:Christy Teague, Associate Planner Districting Map No. Des//c/jription of Project: U Zone\General Plan Land Use kr a /= Proposed Use r Corrections Required: '50.6 G aA-easlcr/ A iO7- 8/7/ OF 407- g�,)C7/4�sr A0a171_d,0 ra Legal Description: Lot Block � Section Tr t Resubdivision req fired to combine lot9 or p r ions o of when constru�c�on�/ or alterations are in excess of $20,480. p 6' Covenant required. Please have owner's signature notarized on the attached document and return to me. //JJ��� __ Lot Size/Tenant Sq. Footage /�1C�GGGO r/iC�S� [�, T uired Setbacks GG �% {p l _((//l f�l'�fi O r / Left Side p� U C� /O / Rear ono i 1 _ fight Side II 7yFAR ?�WORKSHEEST Lot area (site area sq.ft.): U(J Q sq.ft. Base Development Allocation (BDA): comet sq.ft. (0.5 x site area sq.ft., unless otherwise specified in Land Use Element) FAR permitted, with/without variance: (A)2 X;= res pkc Square footage permitted: comm res pkg sq.ft. ((A) x site area sq.ft.) PROPOSED DEVELOPMENT: (C) Base FAR use sq.ft. (D) Reduced FAR use sq.ft. (E) Maximum FAR use sq.ft. (F) TOTAL SQ.FT. [C+D+E] sq.ft. sq.ft. sq.ft. PROPOSED FAR: [ F + site area sq.ft. ] PROPOSED WEIGHTED DEVELOPMENT: FAR Use Category Weighting Factor Weighted Sq.Ft. (G) (H) ( G x H ) sq.ft. Base x 1.00 sq.ft. sq.ft. Reduced x 1.67 sq.ft. sq.ft. Maximum x 0.50, sq.ft. TOTAL WEIGHTED SQ.FT.(May not exceed BDA) Provide tissue overlay of calculations to verify provided square footage. Parking (Indicate number of stalls provided) Total On -Site Parking Required _Provided_ Dimension building height as measured from natural grad x9r 'dp - t and maximum ridge roof height c3vZ� .,� / X��/�le��� o2O / (� Show natural grade line on all elevations /f Show all rooftop mechanical equipment and dimension from grade directly below. _� /y_Indicate location of trash containers on site plan. Floor Plan fully dimensioned showing all room uses. Plot Plan fully dimensioned showing location of all buildings, fences, etc, in relation to the property line. A \ ` w_ *— Fair Share Contri; San Joaquin Hills SPECIAL APPROVAL REQUIRED THROUGH: Fee Please indicate any discretionary approval numbers o t the minutes and incorporate the attached/ p list of findings and conditions into the blueline drawings approval letter into the blueline drawings Modifications Committee: Indicate Approval No. on Bluelines Modification required for Plannin Commission/cit Councils O�M/gS� Use Permit: No. / Variance: No. Resubdivision/Tract: No. Site Plan Review: No. Amendment: No. Other , Public Works:5-�d Easement Encroachment Permit Subdivision Engineer Traffic Engineer 2 Approval of Landscape Plan Building Department: Grading Engineer Parks Department: Approval of Landscape Plans (Note: File 3 sets of plans: site, rioor, ana + Coastal Development Permit: No. Effective Date: Waiver/Exemption: No. Effective date L/ r . MARKS: %` 4M-1 ." NOTE: It is the responsibility of the applicant to circulate h a plans and obtain the necessary approvals from the departments checked above. If you have questions regarding your application, please contact me at (714) 644- 200/ 1'0 �\.LON.COa j Ilw. 7/YS FAIR SHARE FEE MEMO DATE: 1-16 ::Z�� TO: Rich Edmonton, Traffic Engineer FROM: Genia Garcia, Associate Planner Please provide a Fair Share Fee for located at �b( � A Traffic Study No.�� was Other approvals: S CI Fs� This project _ is Other comments: on is not in plan check. February 14, 1996 TO: GENIA GARCIA PLANNING DEPARTMENT FROM: TRAFFIC ENGINEER SUBJECT: FAIR SHARE FEE FOR UNOCAL STATION AND CAR WASH 1461 SUPERIOR AVENUE TRAFFIC STUDY NO. 106 and USE PERMIT NO.3566 The Fair Share Fee for this project is $40,936.50 based upon the following information from the project traffic study: 1. The service station and car wash operation will generate 1,860 daily trips. 2. The previous service station contained eight fueling stations would generate a trip credit of trips 1,200 trips (8 stations x 150 trips/station). 3. Total number of trips for this site = 1,860 - 1,200 = 660 trips 4. Assuming a pass -by trip credit of 50%, the total number of new trips = 660 x 0.50 = 330 trips. 5. Fair Share Fee equals 330 trips x $124.05/trip = $40,936.50 Please let me know if you have any questions about the fee. A'` Richard t Traffic Er falmhaftem Page 25 SIGN ORDINANCE Chapter 20.06 C. AUTOMOBILE SERVICE STATIONS IN ANY DISTRICT (except P-C). Permanent Exterior Signs -- A maximum of seven (7) permanent signs shall be permitted on any service station site as follows: 1. One double-faced free-standing sign, not exceeding a height of twenty-five (25) feet and an area of thirty-six (36) square feet for each side. 2. Two wall signs to be located on the exterior facades of the building and not exceeding ten (10) square feet each. 3. Price -signs for fuel products shall be permitted, provided that the number, size and location of such signs comply with and do not exceed that which is required to satisfy minimum price sign requirements as provided in Sections 13530 through 13534 of the Business and Professions Code of the State of California. Price signs shall be of materials in harmony with those utilized in the building. 4. One sign identifying the.operator of the premises and address of the building, to be located on the building and not exceeding a total of six (6) square feet. 5. All small signs advertising products for sale, trading stamps, credit cards and the inspection of pollution control devices, lamps and'brakes, as authorized by the State, shall be clustered into not more than three (3) sign groupings located on the building face and a total of which shall not exceed twelve (12) square feet in area, exclusive of the additional space required for signs advertising State -authorized services. The sign background . shall be of materials in harmony with those utilized in the building. 6. One double-faced sign, in a permanent frame, not exceeding an area of twelve (12) square feet for each side, for promotional purposes, but excluding any reference to price. , No rotating, flashing, blinking or signing with animation, flags, banners or other attention -attracting devices shall be permitted on a permanent basis: Attention -attracting devices may be permitted for thirty (30) days, however, when connected with an opening or change in ownership or management of a service station. D. DRIVE-IN AND OUTDOOR RESTAURANTS, IN ANY DISTRICT. Signs shall be subject to the following restrictions: 1. The subject matter of any signs shall -be limited to the name of the business and the food products and beverages sold on the premises.on which the signs are located. I SENT BY 2- 9-96 :10::.'l Nl 7 DRODUCT S1CN Total Sign Square Footage, 68.15 Steel Poke, 8'x6'xl/4' 0veratt Height: 25' 4-V9- voltage, 120 AMPS, 15.75 CIrCM.t, 1-20 AMPS ReFer to Drawing Number UN0299$E and UN02994E For Faces and Structures „ LII", vS V 't h Si'(+� Ir_ A ' ciewice Vemze 55' 1,FAMILY Aqnn „ Q�r�II A --SIGNS f tJ2 a1ru.'x� c5' -Dt :0 0 ( D D!n C 3 its 'a.- L kt&,WN C� ato., C�f P" "C k S;hOJ G VC e1.,1�Ji-' �1"(Ovn CkC�G�la.h'r x" IL7 Y V VI[;, � O zr .s LI 13 CJ• x .nv 6� a1 te NfI (N� I . INp(CTipl K01Yx® jllll.� ��tS{e[ uiag4 • • . PL_ASTOLITE- 71464133184 2/ 3 1 0 4 PRfl11l1 Totat Sign Square Footage, 77P Steel Pn,e, 8'x6'xl/4' 0veratt Height, 25' 4-5/8' voltage, 120 AMPS, t5,75 C1rcu,v t-20 AMPS Refer to Oraw,ng Number UNOR993E and IJN02994C For Faces and Structures SeJv fir 11 Z5'-Dn DATE APPRCVCD RY W�a z t? 1/4'H DATE T. NGUYEN AS NOTED A Total N Steel =i Overali vottag AMPSI ' Crcu' ReFer and t:, 7' L 1 F"OT" aw. OO_ t t o.rw a 30 PS , 1 SENT 6Y: 7 0110 2- 9-96 :1u:22Ati1 : PLASTOLITE- 7146443318i;� 3/ 3 toY'%I on I.E! j Y r' % 1i4' :.UL'-MN DRtL, 3i 8, --07. W i ,iR,[OI. FOR RRIN" HAND t'EIL JN, r 4 ~1 ~ 1 1, 4 • a va• IM ,iGi,Z ...'E ALM �w4lLAELc JJ �•._ _ I C^PTO T W F cry <0 I � ' Y� CLEifi Xt+[JROeuTE tLCW i � r lj�v".� .i �\ r "yL4•r( I ?LYJT :liV§-1QM iaj i/i a DBed-OLL°�F , ;.:ALE If[ NF. K SERVICE X . •v x J!! weir % MONUMENT SIGN w/3 P<OOUOT P810E SIGN fftt - I �3' 1/f xyTfli - -r GF rtro tYJEi . AS ,1 1 It. - +FZ vG1 -1r.= VEN' sl- D 2- - . J PROW` LI xli_^-GL '_Pi.CFJ:AFKNS lNNS a - F96Tt]CNNa • - Te.nzexlq I _ il2TiiCIM Kr I B/1LtS' - ASB-]M8-aBB: i - ASB-9[+D-2xB_ FYvS ' 70 MPS vx s 20 . - is MF ML_ fitWC �C:UxS & FEfrYO✓5 - NNIf: i FACT - 3+IG Sxi.S - axc+�xx,w - aE'tEY 81i 1 T rP5 0.t- "E YINWv - r-� I • :iPtFE - SY y1}w.e :scar'-c wr= 1 rx: vlxrL �. 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P_,T p m me.e nori,m,"""'rs J a �E\ O amm. mon rvslut ®o�ua+Aoercoort nnria P 2 1V l hLY O{[ tY]lal C CP9 CglKypq Y ,�tO%YC 1.LW^ tOU. :qq>s���rrwr«arc nc_ �YC4 A{ iFYE ��� IpIA[li Ql_ r-1 q�a GYIC 1i{m GLY 53 PAC V�SS - �j��� 'a MN NSLT OKR p.I jy 101Q _ as ma•oa er aMtpf }�p•M.la9.C. taaYafaill M,{fi 1ZC S1a+CiWY.C6 ��w'�iei w'�'oiw'{Fr�ieh c�asa3°��� x.•ezr ,.YrRv am san* fix nnnwG u+a r-e Rlrr n l� � xuY agrm,o.i sa,oi v 7 •, :9A5 tl l,mcs fr'NISH LEGEND WMIN ,1Prt m, it->) nan - Yctx� rnaa +.varo) w.r (r.11 rMll - UCry(/ C.RM M.KK fMLi (Iy} Nwt _ IOgpyJ 439C ,url1M r4L( Wu ran - +cw aaa,.arta nanr ;r-q I1VIe - BO.MY, ,SpY/ p)tap It Ha 1!-)) NM - rprMr vas[/ aaae /uw R-1p ivK - rrn m Yaf•.VaI ac am,p SFi7 II.a4+ mae au fPD a!Y @R aH,Ivi Ea nx: R-tl alt - wrraW aaae 0.Ead vo,a r-t) YS+IaiD -rs,G eumw Ho Y111q dOM R-St n[ - ,a nc 0.tcq eQ irnwa YII . va ra-er aes aaa ... - � SI.-» cotale wetov sma raaol t�-9 re.ne r+aair antes ras. 9�-J1 star vm asys iret GLASS AND PANEL SCHEDULE Vf M mr a.as Rak a-R a tsf M rtar ant �: o-q s i/f [ 9utti vlyg tvrWo ewf O,+a F,) zr XNERAL NOTES: s 9ai4 tli AM11 A K Gt2 r-] '! - ,)Bf BY b-9b •11•_'9AS1 PLA�fULIfE- 714b44jolb:g 11 6 Alcwolae P.O. Box5i9 Maywood, CA 90270.0649 Facsimile Cover Sheet To: ceena (Iareia Company: City of Newport gyl;ach Phone: (714) b44-J`J' 8 Fox: (714) 644 3208 "' From: DEBORA EDP' ARDS Company: PLASTOLfM- SIGN S Y STEMS Phone: (800) 423-4283 EX1 1025 Fax: (213) 500-7143 Date: 2-8-96 Total pages: 2 Dew, Geena, Please review the following signaga proposal for the Unocal at 1461 Superior Ave. As pet our prior discussion, you had indicated that you have a mechanism ra effect nt which ar, evaluation can be performed at staff level to determine whether or not we would , ivahly for a modification to allow excess square footage on our proposed monument sign. You had mentooniej that this process involves a public hearing which meets every Tues, , , ud requires 10 prior notification, and is subject to a 2 week appeal period. Please rued the attached sign package for the entire site, including wall signs. We have included (2) wall signs at 10 sq ft each as per your code. The monument sign exceeds your specified square footage. However, the section in your code that discusses price displays, mentioning that numerals cannot that which is specified by Elie State of California code suggests to me that this porupn of the sign would be exempt from square tootage calculation Other ciucs have made thisl,interpretatian as well. Please let me know what my next step is in following this process through. Do you need me to send over full size drawings, how many sets, pay a fee? Please contact me at (800) 423-4283 ext. 3025. 1 will look forward to hearing from you. Sincerely, DeboraEdw ds Account Manager 0 )7 M Cl n' Ko )/ 1('d(:: ADO, IDO 0090 OG):::D6 --ZQDOOMR7 Imagine. Hot, consistently fresh and always delicious fast food items — such as thick crusty pizza, hot crispy fries, pocket and breakfast sand«zches and tender chicken nuggets — a In about a minute. Imagine. A highly profitable food delivery system that runs itself. A reliable turnkey fast food operation — «zthout the investments in real estate, labor and everything else delivered to your customer. that goes Frith it. Imagine no more. HOT Choice9, the automated quick service restaurant, is here. •1011�]a, j'l• The heart of the HOT Choice® system is the consistently high quality and broad consumer appeal of the menu. The following is a summary of important characteristics of the food program in these specific areas: Menu Selection, Pricing Philosophy, Food and Packaging Specifications and Quality Assurance. MENU SELECTION The HOT Choice® system is a menu driven food program designed to appeal to a broad range of consumers throughout the day. Each item is selected based on the following three factors: • Appropriate Quality Level • Price/Value • Broad -Consumer Appeal — Quick Service Restaurants Once these requirements are met, each new item must complement the existing menu items and strengthen the menu in terms of day -part segments and food categories offered. Specifically these are: Segment Food Category Ethnic Mix Breakfast Pizza Mexican Lunch Sandwiches American Dinner Snacks/Entrees Chinese AM/PM Breaks Healthy Italian Variety, menu freshness and brands are key elements of the HOT Choice program. The variety is reflected in the 12 items that have been developed: Deluxe Pan Pizza Breaded Chicken Nuggets French Fries Mini Corn Dogs Spicy Pork Egg Rolls Hot Wings Breakfast Bites Ham & Cheese Calzone Pepperoni & Cheese Calzone Mexican Pizza (Fiestada) Cheeseburger Melt Ham & Cheese Scramble To assure menu freshness, 10-12 items will be available to operators at any one time. The operators will be encouraged through incentive programs to frequently change the slotting in the HOT Choice system. As the number ofinstalled HOT Choice systems increases, additional items will be rotated in inventory. Other new items will be continually under development, allouing the menu items to evolve in a flavor profile and category as food preferences continue to evolve. PRICING PHILOSOPHY The goal of HOT Choice is to be the highest value provider of quality food products for its food - service operator partners. Only items which offer a high perceived value to the consumer, while at the same time allowing the foodservice operator to achieve a targeted 100% mark-up, tivill be included in the menu. The pricing information for the current menu is as follows: French Fries J.R.Simplot 1320 0.550 1.00 45.0"% Chicken Nuggets Gold Kist Poultry 21.00 0.875 1.75 50.0% Deluxe Pan Pizza Schwart's 21.00 0.875 1.75 50.0% Spicy Pork Egg Rolls Schwan's 21.00 0.875 1.75 50.0% Pepperoni Calzone Michael Angelo's 24.00 1.000 2.00 50.0% Ham & Cheese Calzone Michael Angelo's 24.00 1.000 2.00 50.0% Cheeseburger Mclt Schumacher 24.00 1.000 2.00 50.0% Ham & Cheese Scramble Schwan's 21.00 0.875 1.75 50.000 Mexican Pizza (Fiestada) Schwan's 21.00 0.875 1.75 50.0% Mini Com Dogs State Fair 20.00 0.833 1.50 45.0% Breakfast Bites State Fair 20.00 0.833 1.50 45.040 SPECIFICATIONS All HOT Choice menu items are selected, designed and manufactured specifically for use within the HOT Choice° system. This includes the food items as well as the proprietary packaging which is designed to enhance the quality of the food products. Some important information regarding the HOT Choice food packaging follows: • Case Size: 19" x 10" x 5 1/2" (24 count) 0 Food Tray: Made of dual ovenable paperboard. Recyclable. • Sleeve: 24# paperboard with poly coating on inside. Recyclable. • Shelf -Life: Six Months • Terms: Net 30 Days QUALITY ASSURANCE A Quality Assurance program based on the Hazard Analysis and Critical Control Points (HACCP) concept has been established to assure the highest levels of quality are maintained as the items travel through the HOT Choice food chain, beginning with the supplier all the way through to the foodservice operator. HOT Choice® is committed to providing food products of the highest possible quality with maximum consumer appeal. KR1Y Thermal Systems is an emerging leadership company, breaking new ground in the foodservice, quick service and convenience store industries. The company applies technology to meet consumer demand for quality and speed in food preparation. The Company • KRii is a California -based company owned by Kaiser Thermal Systems, a wholly -owned subsidiary of Kaiser Aerospace and Electronics, and Thermaltech Development, Inc., a marketing and development company. • Kaiser and Thermaltech represent a partnership of complementary strengths. Kaiser offers its engineering, technological and manufacturing expertise; Thermaltech its management and marketing experience. KRH is managed by experienced business leaders from the food, manufacturing, heat trans- ference and electronics industries. • The company has established unique value-added partnerships with customers, distributors and suppli- ers within the markets it serves. Capitalized by solid financial sources, the company is committed to sound fiscal management and revenue -financed development and growth. The Technology • The KRfi oven is the key to the company's product line. Based on a patented, proven technology, the oven allows for the delivery of high quality, evenly cooked fast food products in a very short time, for a very low cost. • This may be the world's most powerful cooking system. It is up to 60 times more powerful than a conventional oven. • KRIi has obtained international rights from Enersyst Development Corporation for the commercial application of this patented system. Commercial Applications • KRh is applying this technology in the development of a line of innovative, market -driven commercial products. Each product is original; each marks the introduction of a new product category. • Commercial applications can be broken down into three market categories, each representing multi -billion dollar industries: the foodservice industry, convenience store and the fast food industry. PI113.�Vrr• What is HOT Choice®? HOT Choicem is a fully integrated freezer -to -oven automated foodservice system designed to deliver fully cooked quality fast food to the hungry and demanding consumer in about a minute. Who manufactures the HOT Choice® machine? Kaiser ElectroPrecision, a division of Kaiser Aerospace and Electronics, manufactures HOT Choicem exclusively for KRhThermal Systems. Who sells the HOT Choice® machine? HOT Choice® is sold directly to foodservice operators by MiThermal Systems. How much does it cost? Each HOT Choice® system, including bill validator; MSRP $12,000. An attractive lease plan is available. How can it cook frozen food so fast? HOT Choice® uses the patented KRh oven technology applied with microwave to allow for tremendous speed in the cooking process. What food products are available? The current HOT Choice® menu consists of several fast food items such as deluxe pan pizza, chicken nuggets, french fries, pocket sandwiches and hot snacks. Will any food work in the machine? The patented cooking technology used in HOT Choice® works effectively for a wide variety of baked and fried fast food products. However, the HOT Choice® delivery system will only work with prepackaged HOT Choice® items. .0.-'i101'-"1T/F'j Who makes the food? The current menu items are manufactured by large national frozen and retail food manufacturers. How is the food distributed? HOT Choice® food products are sold directly to the foodservice operators. KRh has contracted with leading distributors of frozen foods, to deliver food products directly to your operation. How are menu items selected? HOT Choices menu items are selected for their consistent quality and broad consumer appeal. Each selection is rigorously evaluated in terms of taste, perceived value and economic feasibility. How much does the food cost? The operator determines what price points will work best in the local market. Food prices include delivery to operator. What are the typical profit margins that can be expected on the menu items? Although the operator establishes the ultimate price points, the suggested retail price for each menu item is typically 100% markup over cost. For more information about HOT Choice® or other KRh Thermal Systems products, please call: 1 (800) 880-8363. Surprising The HOT Choice® menu includes such popular fast food selections as deluxe pan pizza, chicken nuggets, french fries, pocket sandwiches and Qualify & Taste hot snacks — each delivered oven -fresh and delicious. Each is tested and chosen for consistent quality, broad consumer appeal and profitability. Other menu selections include foods that appeal to customers through- out the day — at breakfast, snack time, lunch and dinner. Unsurpassed Fast food has never been this convenient. Or easy. Fast food that was Convenience previously available only after wading through traffic — and waiting in line — is now available at the office, school, factory or any other location that will accommodate the HOT Choice® system. The system is designed to be user-friendly — for the customer and for the operator. For the cus- tomer, it's as convenient as inserting money and pushing a button. For the operator, the entire HOT Choice® system, including its first -in, first - out (FIFO) inventory freezer, is easy to load and extraordinarily easy to maintain. Builtaln HOT Choice® is truly a product ofthe '90s. Designed and manufactured Performance by a division of Raiser Aerospace and Electronics, one of America's lead- . & Reliability ing aerospace firms, HOT Choice® is a perfect example of space-age engineering applied to commercial uses. Quality is built in. HOT Choice® meets the strictest standards of performance and reliability. The system is designed for years of trouble -free use, even under the most rugged conditions. The Advanced The oven is the key to the HOT Choice® system. This is much more than HOTChoice® a microwave or conventional oven. In fact, it may be the world's most Oven powerful oven. Based on a patented and proven technology, the HOT Choice® oven delivers high quality, evenly cooked food products in a very short time — at a very low cost. Unlike microwave ovens, the HOT Choice® cooking process actually enhances the flavor of the foods. The versatile hot air cooking environment allows for "deep frying" (although there is no hot oil involved) or "baking" — without downtime for reheating or cooling between selections. Higher Quality;, Higher Profits 110 1' C'hoicc' offers three important advantages that clearly set it apart from any other autonuttcd food dispensing system, All tiu•cc translate to improved profitability. i. Iligh Quality Past Food Mcnit HOT Choice, menu items are ser%ed hot, tasty and oven fresh -- providing a high yualin" alternati%c to traditional reti•igeratcd and frozen atnomated feuak. 2. Reliahilits and Ease ol'Service Becattsc I I(Y1' Choice' is so reliable, service and overall operating expenses are significant ly reduced. 3. Elimination of Spoilage Ali integrated freezer and inventory system keeps all HOT ( Imice" menu items fiozcn (rather than refirigeratcd ) until cook- ing time. fitt'f ('hood•' is a registered trademark of KRIi Thermal ,tStvm% 1051 Snvath I utc S.m Bruno, (",A 940(16 I � 800) 980 8.40 H0T A N D I S E R The Hot Drink Center delivers a perfect, consistent cup of coffee for every taste, plus the premium tastes of Cappuccino, Espresso and We Latte. ArrestingPoird-of-Purchasedspby andfasy- Select"Menu (laud sifth pg.hted bean disp ay .-formoresaks profit Popufarsagar-substitute option broadens con- sumerappeaformoresales volume. Hot Drink Center's award -::inning drip method brouing processproducestrue "restaurantstyfe" coffee. Optional dual product bre;:erand dual been grinders prevent cross-Pavrodng of ingredients, providing true taste everybme. Newimpro edAU7O-RINW? electronlcalty controlled dnse system automada4y deans the brewer and drink systems at operator selected intents. Each productcan have its oan mixing bowl, defriviingWe product taste, nithout cross-hravodng. Nev High-Ro-Haffi" aafervalves (up to 6Intel) reduce alciumandhme buildup, and can be adjusted without removing anyrahmet components. Ingredient canisters reston shelf and easily slide in and out of position. Ne;vsee-through bean canister.Cansterexte sionsleevrsprovde increased inventory. ELECTRONIC FEATURES Seff diagnostics —description appears in plain English on credit display w,iven cabinet door Is opened, and all failures are stored and shovm in order as corrected. Data ran be recalled for total machine saes and each individual selection and doom loaded into optional printer. Every selection can be indrdduay priced. Teletouch selection system is easy to use. Up to 8 drinks can be quickly selected writh alpha -numeric menu system. SALES PROMOTION Attention -getting, point -of -purchase display. Winner Mode builds customer traffic with pre- determined product and interval (from 1:10 to 1:9,999). Display slot provided. Product identification materials are easily removed and replaced —just slide out, slide in. Choose from standard or custom scrolling mes- sage display to communicate promotions. Now merchandise one or Am cup sins, choosing from7oz, 825 oz, 9 az,10 oz, or 12 az Offer consumer more selections. Increase revenue. Model 623 Fresh Brew— up to nine selections of Fresh Brew Regular and Decaf Coffee, Freeze Dried Tea Chocolate, Cappuccino, Espresso, Caffb Latte, two international coffee selections or soup. Model 625 Freeze Dded— up to nine selections of Freeze Dried Regular Coffee, Decaf Coffee, Tea, Soup, Chocolate, Cappuccino, Espresso and Caffe Latte Model 627Frah Brew with Bean Grinder —up to nine selections of Fresh Breve Regular and Decal Coffee, Free a Dried Tea, Chocolate, Cappuccino, Espresso, Caffb Latte, tvio international coffee selections or soup. CAPACITIES: Cup capacity -1250 cups - 7 oz:1125 cups - 8.25 oz.,1075 cups - 9 oz;1075 cups-10 oz; 1000 cups -12 oz. Coffee canister -14pounds ofbeans, 15 pounds of ground coffee. Decal canister- 9 pounds of beans Option aPaysUse of personarcoftee mug. Special Afug-only' price can be programed into merchandser. OPTIONAL FEATURES: Dollar Bill Validators: MARS VFMI, MAKA, Serial Validator, Coin Mechanisms: MARS TRC-6000; other nonintelligent mechanisms. Debit Card Varidator. DEX Interface. Data Printer. 24V Coln Mech. Filter Paper Roll (individual filter for each vend - 5,000 vends on one roll). Money Box Lock Rex Ace Luck and Key. Van Lockand Key. "Free Vend" Key Siach. Base Grill. "Mugger" (cup hold). Automatic Delivery Door. Dual product brewer. Dual International Coffee selection. Sugar Substitute Kd.6th Product ML Coffee Whipper for Cappuccino and Espresso. Snap-On ingredient Canister Extension Sleeves. Everpure Water Filter Kt Series 20D0 Styling. SIGNATURE Styling shown on cover. SPECIFICATIONS Height 72inchas Depth 2850 inches Width 38inches Weight 520 pounds Operation - electric, U.L listed, C.S.A. certified, FCC verified, NAMA approved. Electrical 115 volts; 60 Hz 15 amperes. All specifications subject to change Without notice. CRANE NA•TK*"LVB4Z1 R5 12955 Enterprise Way. 8ndgeton, Missouri 63044.1200 3t4.298.3500 orM025-6811 FAX 314i298-3505 394 PRINTEDi"Sk- . A Introducing The Revolutionary Dreyefs Grand Soft System. :�s Space -Saving Countertop Model Fits Right In. ■ Two -head countertop model serves the same great Dreyer's premium ice cream and fat free and low fat frozen yogurt. ■ Smaller stze fits your individual space require- ments and even the smallest countertops. Dimensions Two Head Countertop Model ■ Height ................ . ... ..431/2inches ■ Depth......... .... ............. 391/4 inches" ■ Width ................ . ...... . . 201/2 inches ■ Clearance .......... ttange side) 6 inches ..........................(opposite side) 2 inches •Footprint fits 26 inch counter with exposed hark area For more information regarding the Dreyer's Grand Soft"Svstem, call us toll -free at cliSirig'tidatt�%i�ls;�Cp i . L . S Is Specifications Two -Head Countertop Model ■ Electrical Power ....... 115v/12amp ■ Electrical Cord....................7 feet (no extension required) ■ Refiigeration Unit..........t/4 hp ■ Air Compressor ..... •........ ..... 1/3 hp ■ Shipping Weight ................. 440 lbs ■ System Warranty ....................... Iyear ■ Compressor Warranty,.... 5 years Listed Approval: Underwriters Laboatotni National Sanitation Foundation (pending, The Soft Serve System Thai Explained In Bits And Pie Easy to Operate ■Unique2'/:gallon"bag-in-box"pachagingallowsyou to change or replace flavors in less than a minute. Nr' ■ Dispenses ready -to -use premium ice cream and frozen yogurt, so no mixing is required. ■ Holds an additional 8 bags of product. ■ Product is never directly in contact with the machine, so clean-up is quick and easy. ■ Sanitation concerns are eliminated. Saves on Labor and Waste ■ Product waste is dramatically reduced compared to conventional machines. • Delivers the fastest serving rate of any soft serve system. • Offers significant savings on labor, energy consumption and air conditioning costs. Operator Friendly • Two models available: Four -head floor model and two -head countertop model. ■ Virtually foolproof to operate — employees can learn in less than 10 minutes. ■ Clean-up requires less than 10 minutes. ■ Simple --piece spigot assemby. • Plugs into a normal 110 volt wall socket. The Profit Opportunity Youve Been Waiting For. • The Dreyer's name is your assurance of maximum customer awareness and acceptance. • Ease of operation... labor savings... virtually no wasted product ... and proven customer demand. • A variety of lease, purchase and rental plans to meet your individual needs. Dreyer's Brand Name Gives You a Competitive Advantage ■ One of the most recognized ice cream names in the U.S. • Dreyer's offers a total branded concept with no costy franchise fees. ■ Dreyer's brand builds imme- diate incremental profits through increased customer purchases and check averages. 16 ■ Major television and radio consumer advertising cam- paigns continually build Dreyer's brand awareness. ■ Total operator support with quality point -of -sale and merchandising materials, plus on -going customer service. fT1 .Best :es. Your Customers Will Taste the Difference ■ One of the only soft serve systems to dispenseproduct With indulgent ingredients tine pieces of fruit, (I candy and nuts. Ereyer's Grand Soft' Advantages Compare the Drtyer's Grand Soft System to conventional soft serve machines. • I CONVENTIONAL SYSTEM •GR�iN01SOFi'•SYSTEM (, �:."'•.� PROnIICT I INF_ Not real Ice cream; only POPULAR FLAVORS 'IDlsppen;eeinloult,jnuisr=iuege „• mast sysmms (antis, ••, vg no.p,p„n�i u• -. , ,,; `;cyst +�");:•'+ aHEiceRH,�•p�eces; pz •I';n.,.;;( dispense perticulates gFs2piaidr`,',v4 BRAND NAME ^Cons`lsterillyeRce(len `�','•�•: Highly variable generic •BPandlrecegnitan,.gieatd�,Y RECOGNITION "breyeflshbfarld`; _, :.; •,;t'`li,; products ' cds bmerv'eatldfac{lon �,•, CONTAMINATION ••',Closed:•Vstein'°' -;'=9 ?,„°,�'� Open reservoir �t$a(es't('sy'•siem :lotieYllablity {i RISK requires mixing REFILLS AND FLAVOR ,,iTq'dei?§0�•seconJs�:;^,`•i� ?!�,:�i 30 to 45 minutes o-daWp,ihime;,eNreeo �t;' ;� ,1 CHANGES tC,,q• ; .;5�.8�-.. h.,• y; n.;.z: y '.00 11ea's.;,.• .., ELECTRICITY 'Costs,Just31¢%dayp Costs 38.33/day; uses ,il'IspslfErYes`s,e-n`etgy, `,' '• ;;,;�;. ,asesaI.. ! ?,O.yo fI.✓ZO�sjTlg,.,;6t `,4$'(J,*„1<i 208 to 230 volt, 30 amp I, not Oit, Kl[tg:(iecessary : • ,,;t ;•• DISPENSING "720,setv(ogsfheOF*, `:'•�.�•"� 400 servings/hour antl`So,•IsalmosC CAPABILITY "''';'• '� :-: `• '" % I -lcwis eat •;� SETUP AND +Les64ha`6.10` ii(ryuie`af �• - 30 to 45 minutes ; gaseioftope'Tdtlbn,,. CLEANING ••.1`:r.;"�'.'.'-..``- irerdu8er);latio'r> HEALTH DEPT. YNbrielfegnl jed, for%irilplei -a Mixpermitrequired, uNb"Ib9pd6bOi's, nb fees • ?;:•`•,, REGULATIONS caispansing �a >` , d as - WASTE i1,bi,'iP.er 320roz:'t6bb •;� • -• As much as 1 gallon per day �90%+I,es`s.Waste SHELF LIFE µ' : v° :14d'e_'ysii'mrtlechlne;_•�; s �• •,, 24 to 72 hours In machine, edh ddia of a e' ,� .•,,,,,L,,'i 3 R"',•;_;,...p 'k,mnnfhc,insi' aii -. • r" -'-? 30 days in storage Grilo7e.ilexlblEPstprage �•, �;_, ■ Our system uniquely dispenses different flavors of ice cream and fat free and low fat frozen yogurt at the same time. Fbur-Head'Elnol Mgde1 , :l Dedica"red'�ia�(et,:.11ov%2't),atiip•' •'• ■'EleG�ica1''•Goxd',.,.:;,c;'' .. ••:9rfeetyj %o extensioni i ea AiYecu '`;'Eefriget`appt�`U•>iit...;, ',:,�,..;, lfi',h�i, ■' Air Compressor. I ...... ,i?s'1�p ,r ■ Systetn V�aGrdnty.,,.;,,,.. . ressoi'Cv%ira, `" ars'•'; National SdniWDou7troun0an0tt - `- Increased Flexibility in The first time real premium ice cream has been available in a soft serve system. ■ Wider range of products — premium ice cream, fat free and low fat frozenyogurt— to satisfy more tastes. Dimensions Four -Head Floor Model ■ Height ................. .. ......... 813/e inches ■ Depth .... .................. ...... 39t/+inches ■ Width..............................32 inches ■ Clearance. .......... (hinge side) 6 inches ..........................(opposite side) 2 inches "Measurement includes topper The Ingredients of, Success ■ Premium ingredients like chunks of real OREO' cookies, Snickers® candy bars and California strawberries come pre -mixed in. OREO• is a aeb¢md nadmadsof Nabaco. Inc. 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(q Met) StEE: S V " 1e110EY 1 i/2 PR Buff 1� ICI 4110.OA'MtE•D SU3ACE MID-pDAY Acid E11161t pp NONE -BEETLE 3SRJE 3M - LEVER h-t MISCELLANEOUS eR3OLA.TE G SUE WGITERSf,aP M. LTR OOiTOM/SM L'J Sf F C CLORO SOLID CORE FL 1 M OSSER • t ,n PR BUTT LTf°Mw.vIDLD: O - OFFICE 35N7E 3M - LEVER FMEIC NON W.D`( �FRNE- CALV. H3L FL{EN OR (45 WL) L� LCNnTt0.OvpIEAp SLIKACE MIO-DELAY KIgN 11� nR 62PE6 t0 IJIEMLRNLCE JSNJi 3,i - LEYEIt SdACF ,EST RY-(OEOLEORC eF1'L tOENL SY,UOt-tMSlt MECEUAKOUS pOWATE G Sex, RTAOERSiRp PKO, OR BOTIOIi/SEV. ® oEscRpnaE OA.v. MIL MAI E- CALV. mL L TttsN OR 9ZE: SdaT-0• CL OES: , ,/2 PR BLETf LLO iCR% aP1 n'D-O.[RNEjo $UPPACE Mip-pELAY ACId F>t SplA PUE�ieMp 1T� 35L XF 3H - LEVER 5%Y. MCE REST RM-(OEOLEf1eC MI•L IOENE S,UOL-LRISEK ) 16LEtIME0tl5: ATCIUTATE G "+LIE WFAItETtSTieP PNO. OR BOROtf/SEX DETNFDOl CALV. SR -W OR. TRIQ t ,pOO tom. ,BESiY.9•-,V FWR9t �oCRRUCR w5@IAMELUS: NOTCH OR BOOOH FOR CARRASH Emp. DRIENSIDIE SHOWN ARE TAKEN RUM FACE OF SRO OR STRUCE PANEL SYSEEM. COLOIM CENrEftm . OR AS M TED. a5EER SHT 0000 y ��TpRE a PL 6Tp4CW M m ,,LF ""ER TO STE PLANS T00 CL t WALK LOGTpR De9EUEM AND Ex ME CRAOE.ELVVAll PAY PHONES TO BE pAO.ID[D W OWNER Alp MSULLED M COVPLIANCE RTTH TOLE 24. SECTION 2-31OWO)2. REFER TO alluMO " FUL ALL ApRlCj RE9UAD"M $LE sn PLANS EON LOG1d5. SOLACE TO BE PAO.IDEO t MSEA11m BY OIIETE, Alp PERYIf SEPAIUTE FR0,1 BMpR1O PERWES SEE SHT A-4. FOR TLR SMf a ORAM LOGT a THE PArrDM MADE BLOCRMO WORD WALL MOUNTED MURES a EOLMIpIT. NOT WATER ANO O PIPES 1*O ACCMy LA OTORKS SMM B RELATED AS PER TOLE 24. RESLROOM RYRME LOGRDNS ARE AS tNCldlm tFOR ROTN sRMIw FOR BOTH RESTROUS ACCCSSORES ARE TO BE PROWpED ! IETMtm 9. ,0. CUIiOORAipN OF TRENCH t CONtfYOR TX . BY CARWA511 EOIAP VENOM EMBEDS AND TRENCH ER PLATES M `ONT,ACTOR RESTROOM ACCESSORIES wR` OE�Id ,i. RENTER TO SOE PUN FOR POEM OF CLCtdS. EREtCH DFa k CARWASM CONTROL STATd OTT VE/'lam , CMWASH VENDOR TO COORD EODIP LoG1 uiO 6 •/ STRLIRWL TRUSSES a ©12. 1 I/upR z 'BOBIa,c e-fBs-11LTc i MAP °ISE"stw z 'eoewn Ti-,SS 1J' X a�TRErFLOORSEALM M Sue © ® - - < QPe 8M1 2 'BOBROC B-SSOA42 14. Exr.AveTHRDLpHan ALL C:KPOSED STEQ WTMN GRtM3H S11AL BE PAIRED W/ EPOrr BL9ED PANT T?. 3C Nta MLR 2 *900MCt 0-5S ,S SEE BETA( 1/O-2 FOR W. HALL t DOOR LOFATOH 1EUO5 '(•a' 1EiDE DL4DEOt 2 •pvnY o_r4 ,0. SEE W. F-1 FOR B%1URF5 A F..P — 5089 G. a u O Z. L L W L Z k Z - >' i ED ED Q Q Of Ln O Ui aC U) ♦• J 0 (n C U O Q C To Z iL V CIMSG 4+� p mAi m-�wM CITY OF NEWPORT BEACH P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915 PLANNING DEPARTMENT 644-3200 March 7, 1996 Application: Modification No. 4420 Applicant: Donco and Sons Inc. Address of Property Involved: 1461 Superior Avenue Legal Description: Parcel 1 of Resubdivision No. 237 Modification Requested: Request to permit the construction of various signs (pole sign canopy logo and service menu board) in conjunction with the construction of the Unocal Service Station and Car Wash. The Modifications Committee on March 5. 1996unanimously approved the application subject to the following conditions: 1. That development shall be in substantial conformance with the approved plot plan and elevations, except as noted in the following Condition No. 2. 1 2. That the panels on the pole sign shall maintain a vertical clearance of at least 10 feet. The Modifications Committee determined in this case that the proposal would not be detrimental to persons, property or improvements in the neighborhood and that the modification as approved would be consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code, and made the following findings: 1. That the proposed signage will not be detrimental to the surrounding area or increase any detrimental effect of the existing use. 2. That this project has been reviewed, and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 5 (Minor Alterations in Land Use Limitations) and Class 11 (Accessory Structures). 3. That the pole sign, as approved, will not interfere with sight distance from any street or driveway. 4. That the proposed signage is consistent with the intent of the service station sign ordinance. NOTE: This approval shall expire unless exercised within 24 months from the date of approval as specified in Section 20.81.090 of the Newport Beach Municipal Code. 3300 Newport Boulevard, Newport Beach y March 7,1996 Page 2 The decision of the Committee may be appealed to the Planning Commission within 14 days of the date of the decision. Any appeal filed shall be accompanied by a filing fee of $876.00. No building permits may be issued until the appeal period has expired. MODIFICATIONS COMMlT` g By 0�0, i, QA,mnn Dana Aslami Associate Planner DA:dk CONDITIONS OF APPROVAL 1461 AND 1465 Superior Avenue Plan Check 1407-95 Use Permit No. 3566 MITIGATION MEASURES 1. Access -Superior 2. Access 3. Access 4. Soil Clean-up 5. Health Dept. 6. Wash tunnels 7. Noise 8. Vacuums/Noise 0sv9. Car Horns 10. Skylight L Hours of operation e2. Acoustical analysis 4u 1 1 13. Lighting system - " U" DEPARTMENT ACTION Public Works Plans Approval Traffic Engineer f{ L[ Building Written certification Building & Fire Prior to C/O Building Plans Approval It (t Planning Letter of Compliance Building Plans Approval Planning Letter of Compliance Planning, Building Prior to C/O -HOLD ON FINAL -FIELD CHECK BY ENGINEER Planning, Bldg Prior to Issuance of permits -HOLD ON FINAL -FIELD CHECK i Use Permit No. 3566 CONDITIONS DEPARTMENT ACTION ��� VV p��.�,1. Substantial Conformance Planning Plans Approval 2. Improvements Public Works Plans approval 3. Lot Line Adjustment No.95-10 Public Works, Planning Prior to Issuance of permits 4. Car Wash operation Planning Letter of Compliance 5. Vending Machines Planning Letter of Compliance 6. Public Improvements Public Works Plans Approval 7. Parking Spaces Traffic, Planning Plans Approval- " ` HOLD -FIELD CHECK f8. Circulation Traffic " 9. Sight distance/lndscping Pub.Works/Planning Provide lndscp plan HOLD FIELD CHECK 10. Improvements Pub.Works Plans Approval 11. Drainage " {[ 12. Constr. Vehicles Traffic " 13. Utilities Pub. Works " Ic 14. Sewer ` 15. Landscape plan Planning/PublicWorks Plans Approval- j 111 " vvv HOLD,FIELD CHECK 16.`Landscaping Traffic } 'Prioxto-Is suance-of permits C/ 17. Mechanical/Trash Planning/Building Plans Approval HOLD -FIELD CHECK 18. Outdoor storage Planning Letter of Compliance 19. Maintenance Planning Letter of Compliance 20. Wash tunnel drainage Utilities Plans approval 21. Hours of operation Planning Letter of Compliance 22. Signs Planning Separate Permit 44 23. Employee Parking Planning Letter of Compliance M February 14, 1995 ZONING CORRECTIONS UNOCAL 1461 and 1465 Superior Ave. Plan Check No. 1407-95 Use Permit No. 3566 Per conversations and review of the project, the fdllowing corrections will be required prior to the issuance of building permits. 1. Chapter 20.700) of the Zoning Code (see attached) requires that automobile service ' APstations provide perimeter walls that separate the residential properties from the service i N tation and car wash site. The ordinance requires that the walls be a minimum of 6 feet in height, however, it has been recommended by the Mestre Greve Associates, who have onducted the preliminary noise study, that walls be constructed to a height of 6 to 8 feet „ to further reduce noise levels for the proposed project. �� �t/1°1y Block walls should be added to the site plan and grading plan and will be issued by D separate building permit. 2. Remove all references on any sheet in the plans that pertain to a snack shop or food service area, as vending machines" are the only allowed method,of dispensing food items. 13. he proposed plans are showing a "kiosk" located at the entrance to the wash tunnel. s kiosk was previously discussed with Planning Department staff at preliminary meetings and it was agreed to be removed or relocated. The Planning Commission did not consider it as part of the review process. It must be removed from the plans. If you have any questions regarding these corrections, please call 644-3208. PLANNING DEPARTMENT CITY OF NEWPORT BEACH Genia Garcia Associate Planner -S �1,f9`-c"v` ,�fG.0 b�`I!dh�dluu� ✓ m WE ImWlam �M/ .11 "Vow" 77 CONDITIONS OF APPROVAL 1461 AND 1465 Superior Avenue Plan Check 1407-95 Use Permit No. 3566 MITIGATION MEASURES DEPARTMENT ACTION 1. Access -Superior Public Works Plans Approval Traffic Engineer 2. Access " 3. Access " 4. Soil Clean-up Building Written certification 5. Health Dept. Building & Fire Prior to C/O 6. Wash tunnels Building Plans Approval 7. Noise " 8. Vacuums/Noise " 9. Car Horns Planning Letter of Compliance 10. Skylight Building Plans Approval 11. Hours of operation Planning Letter of Compliance 12. Acoustical analysis Planning, Building Prior to C/0-HOLD ON FINAL -FIELD CHECK BY ENGINEER 13. Lighting system Planning, Bldg Prior to Issuance of permits -HOLD ON FINAL -FIELD CHECK Use Permit No. 3566 CONDITIONS DEPARTMENT ACTION 1. Substantial Conformance Planning Plans Approval 2. Improvements Public Works Plans approval 3. Lot Line Adjustment No.95-10 Public Works, Planning Prior to Issuance of permits 4. Car Wash operation Planning Letter of Compliance 5. Vending Machines Planning Letter of Compliance 6. Public Improvements Public Works Plans Approval 7. Parking Spaces Traffic, Planning Plans Approval - HOLD -FIELD CHECK 8. Circulation Traffic " 9. Sight distanceMdscping Pub.Works/Planning Provide Indscp plan HOLD FIELD CHECK 10. Improvements Pub.Works Plans Approval 11. Drainage " " 12. Constr. Vehicles Traffic " 13. Utilities Pub. Works " 14. Sewer ` " 15. Landscape plan Planning/PublicWorks Plans Approval- HOLD,FIELD CHECK 16. Landscaping Traffic Prior to Issuance of permits 17. Mechanical/Trash Planning/Building Plans Approval HOLD -FIELD CHECK 18. Outdoor storage Planning Letter of Compliance 19. Maintenance Planning Letter of Compliance 20. Wash tunnel drainage Utilities Plans approval 21. Hours of operation Planning Letter of Compliance 22. Signs Planning Separate Permit 23. Employee Parking Planning Letter of Compliance 2 l �y ,II �I i' 1 I .A To• Build' g_Department /' { * Y6& No Activity: In Plan Check:= From: Planning Department Active Bldg Permit: Public Works Notified: Re: Hold on Building Permit Final Plan Checker Notified: Address 1-w 9L/�lo� c rJPifLd'1iPlan Check No. ///0 %'%S Planning Department Comments PRIOR RELEASE Of Building Permit FinapN%�'"''� [ ] Park Dedication Fee in the Amount of $ is DUE. J [) Fairshare Fee in the Amount of .$ is DUE. (] S.J.H.T.C. Fee in the Amount of $ is DUE. [ ] Coastal Commission Approval of Resubdivision Must Be Obtained. [ ] Parcel Map Recordation: Resubdivision No. Record date [ ] Use Permit Conditions of Approval: Use Permit No. Condition(s) No. [ ] After recordation of the map a building permit change must be processed with the Building and Planning Departments, PRIOR TO FINAL OF THE BUILDING PERMIT, to change the description of the permit to reflect condominium construction, the fee is nominal and payable at the time of the change. Proof of payment of the above mentioned fees may be required at that time if not collected at issuance of the original building or grading permits. Units Demdlished Units Built ate_ 916 Planning Department \ CC: --Code Enforcemen _Plan Checker F:\WPSO\JAY\MEM\BP-HOLD.MEM rev 4-5-90 March 5, 1996 TO: BUILDING DEPARTMENT FROM: PUBLIC WORKS DEPARTMENT SUBJECT: UNOCAL SERVICE STATION Building PC 95-1409 Use Permit No. 3566 1461 and 1465 Superior Avenue Prior to final inspection and issuance of an Occupancy Permit for the new service station, please check with the Public Works Department to verify that the owner has reconstructed public sidewalk along the Superior Avenue and Placentia Avenue frontages and the median island in Superior Avenue as required with the approval of Use Permit No. 3566. If you have any questions, please feel free to call me at extension 3311. Richard L. -offstadt Development/Subdivision Engineer --� cc: Genia Garcia, Planning Department letters.mis\unocal.bld CITY OF NEWPORT BEACH PUBLIC WORKS DEPARTMENT P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915 (714) 644-3311 May 30, 1996 Daniel Semaan Great West Contractor, Inc. 4562 Eisenhower Circle Anaheim, CA 92807 Subject: Use Permit 3566, Car Wash at Superior Ave. and Placentia Ave. Dear Mr. Semaan: Your proposal, dated May 28, 1996, to keep the median width at three feet and extend it by an additional 62 feet and provide the City with a $1,000.00 credit is not acceptable to us. The City, as one of the options, may consider that the three foot wide median be kept and extended by the 62 feet as per plan. However, this option would require a substantially higher credit than is being offered. Keep in mind that one of the alternatives is to remove the existing median and redo it per plan. Please note that several signs need to be placed in the median. In addition, the median noses need to be painted yellow. In order to obtain your occupancy permit in a timely fashion from the Building Department, the Public Works Department will require that a $5,000.00 cash deposit or Cashiers Check in the City's name be deposited. In addition, you are to obtain a separate encroachment permit for the median work. This will be a no -fee permit. The deposit will be fully refunded, provided the median improvements are completed per the original plan or some other negotiated alternative approved by the City. To expedite the permit application, please contact Dick Hoffstadt, the Subdivision Engineer, at 644-3311. Very truly yours, Horst Hlawaty, P.E. Construction Engineer cc: Rich Edmonston, Public Works Dick Hoffstadt, Public Works Mark Puglisi, Public Works Genia Garcia,'Planning & Building Department Jim Sinasek, Planning & Building Department Rusty Price, Building Department 3300 Newport Boulevard, Newport Beach From: Scott Peoller To: Javier'Jay' Garcia Date: 1/21196 Time: 10:13:08 UNOCAL40 Date : 1/21/96 To: Garcia, Javier "Jay" Company: City of Newport Beach Fax Number: 644-3260 From : Scott Peotter Pages: 3 LETTER OF COMPLIANCE 17510 Vol, I{arman Avenue, Irvine, California 92714 Telephone: (714) 250-7117 Fax: (714)250-7116 A From: Scott Peotter To: Javier'Jay' Garcia Date: 1/21196 Time: 19:13:49 Page 2 of 3 IV PRODUCTS COMPANY January 21, 1996 Via Facsimile (714) 644-3250 Mr. Jay Garcia Senior Planner City of Newport Beach Newport Beach, CA 62658-8915 RE: LETTER OF COMPLIANCE Use Permit 3566 5089 - Newport Beach 1461 Superior Avenue Newport Beach, CA Dear Mr. Garcia: This letter is to comply with the conditions for the approval of the Conditional Use Permit. UNOCAL agrees to the following, unless modified by the Planning Commission or City Council: 1. The hours of gas sales shall be within 6:00 a.m. to 12:00 midnight, seven days a week. 2. The hours of car wash operation shall be within 8:00 a.m. to 6:00 p.m., seven days a week. 3. The hours of gas delivery shall be within 7:00 a.m. to 8:00 p.m., seven days a week. 4. The car wash shall be operated as a single business entity in accordance with Chapter 20.70 of the Municipal Code. UNOCAL acknowledges that any change to operate as two separate facilities will require an amendment to the use permit. 5. No food or drinks will be sold, except through vending machines, as prescribed by chapter 30.70 of the Municipal Code. Irvine Office: Industry Office: 1 Corporate Park, Suite 101 17700 Castleton Street, Suite 500 Irvine, Ca 92714 City Of Industry, California 91, 413 P H: (714) 250-7117 P H (818) 854-7038 Fax: (714) 250-7116 AUNOCALCOMPANY From: Scott Pootter To: Javier'Jay' Garda Data: 1121196 Time: 19:14:38 Page 3 of 3 A January 21, 1996 y Page 2 6. There will be no outdoor storage of tires or auto related parts or merchandise shall be prohibited. 7. The site will be kept in a clean and orderly manner. 8. That all employees shall park on -site at all times while on duty. Thank you for your assistance in this matter. UNOCAL Oeott Pe tet r Project Manager cc: Philip Dedge / UNOCAL Jim Huntsaker / UNOCAL unou110009nbgg012190 sam 17510 Von Karman Avenue, Irvine, Ca 92714 Tel: 714/250-7117 Fax. 7141250-7116