HomeMy WebLinkAbout31A - 100 W. MACARTHUR BLVD.
REQUEST FOR
COUNCIL ACTION
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CITY COUNCIL MEETING DATE:
CLERK OF COUNCIL USE ONLY:
JUNE 6, 2005
TITLE:
CONDITIONAL USE PERMIT NO. 2005-08
AND VARIANCE NO. 2005-04 TO ALLOW
A CAR WASH, AFTER HOURS OPERATIONS
AND TO REDUCE THE REQUIRED FRONT
YARD SETBACK FOR A MOBIL SERVICE
STATION AT 100 WEST MACARTHUR
BOULEVARD - DAVID SHAMTOUB,
APPROVED
o As Recommended
o As Amended
o Ordinance on 15t Reading
o Ordinance on 2nd Reading
o Implementing Resolution
o Set Public Hearing For
VAPPLICANT(C".LJ I (2I~--
CIT MANAGER
CONTINUED TO
FILE NUMBER
RECOMMENDED ACTION
Receive and file the staff report:
1. Denying Conditional Use Permit No. 2005-08 (a) to allow a car wash.
2. Approving Conditional Use Permit No. 2005-08 (b) as conditioned to
allow after hours operation.
3. Approving Variance No. 2005-04 as conditioned.
PLANNING COMMISSION ACTION
On April 25, 2005, the Planning Commission held a public hearing on the
proposed project. After receiving public testimony on the applications,
the Commission denied Conditional Use Permit No. 2005-08 (a) to allow a
car wash due to concerns with potential noise impacts and the
incompatibility of the car wash with the adjacent residential uses. In
addition, the Commission approved Conditional Use Permit No. 2005-08 (b)
as conditioned to allow after hours operation and approved Variance No.
2005-04 as conditioned to reduce the required landscape setbacks for a
Mobil Service Station in the Arterial Commercial (C5) zoning district at
100 West MacArthur Boulevard. The Planning Commission staff report is
attached for your review (Exhibit A) .
31A-1
Conditional Use Permit No. 2005-08
Variance No. 2005-04
June 6, 2005
Page 2
FISCAL IMPACT
There is no fiscal impact associated with this action.
Stil!: !2fjg
Executive Director
Planning & Building Agency
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vf\reports\cup05-08&va05-04.cc
31A-2
REQUEST FOR
Planning Commission Action
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PLANNING COMMISSION SECRETARY
PLANNING COMMISSION MEETING DATE:
APRIL 25, 2005
TITLE:
PUBLIC HEARING - FILED BY DAVID SHAMTOUB
FOR CONDITIONAL USE PERMIT NO. 2005-08
AND VARIANCE NO. 2005-04 TO ALLOW A CAR
WASH, AFTER HOURS OPERATIONS AND TO
REDUCE THE REQUIRED FRONT YARD SETBACK
FOR A MOBIL SERVICE STATION AT 100 WEST
MACARTHUR BOULEVARD
Prepared by Vince Fregoso
~~)f!i
Executive Director
APPROVED
o As Recommended
o As Amended
o Set Public Hearing For
DENIED
o Applicant's Request
o Staff Recommendation
CONTINUED TO
~ Planning Manager
RECOMMENDED ACTION
1. Approve and adopt the Mitigated Negative Declaration and Mitigation
Monitoring Program, Environmental Review No. 04-240, with the
exception of the Noise Study.
2. Adopt a resolution denying Conditional Use Permit No. 2005-08(a) to
allow a car wash.
3. Adopt a resolution approving Conditional Use Permit No. 2005-08(b)
as conditioned to allow after hours operation.
4. Adopt a resolution approving Variance No. 2005-04 as conditioned.
DISCUSSION
Request of Applicant
Mr. David Shamtoub is requesting approval of two conditional use permits
and a variance in conjunction with the expansion of an existing Mobil
service station at 100 West MacArthur Boulevard. Specifically, the
applicant is requesting approval of a conditional use permit to allow a
car wash in conjunction with a service station and to allow a service
station and convenience store to operate between the hours of 12: 00
midnight and 5:00 a.m. and a variance for a reduction in the IS-foot front
yard setback requirement.
EXHIBIT A
31A-3
Conditional Use Permit No. 2005-08
Variance No. 2005-04
April 25, 2005
Page 2
Property Description
The project site is a 21,500 square foot parcel of land located on the
southwest corner of Main Street and MacArthur Boulevard. The site
contains a 1,900 square foot service station/auto repair building and
1,700 square foot canopy. The site is zoned Arterial Commercial (C-5)
with a corresponding land use designation of General Commercial (GC)
Surrounding land uses include commercial and multiple-family residential
to the north, single-family and multiple-family residential to the
south, commercial and vacant land to the east and commercial to the west
(Exhibits 1 and 2) .
Project Description
The proj ect consists of two components: The remodel of an existing
service station, including the removal of three existing service bays and
the conversion of that space to a convenience store; and the addition of
200 square feet to the rear of the building for use as a self service car
wash. Other improvements will be made to the site, including new wall
signage, the removal of a nonconforming monument sign, a new loading zone,
and additional landscaping that exceeds sizes required by the Santa Ana
Municipal Code (SAMC) (Exhibits 3, 4, 5 and 6) .
In accordance with the City's gas station parking standards, a
six parking spaces are required and are provided for the project.
station and convenience store intend to operate 24 hours a day,
week.
total of
The gas
7 days a
Analysis of the Issues
Car Wash Use
The proposed car wash, in conjunction with a service station use,
requires the approval of a conditional use permit within the Arterial
Commercial (C-5) zoning district. Given the car wash's close proximity
to residential uses, staff has concerns with potential noise impacts
generated from the use of the car wash. To address these concerns, a
Noise Study was prepared by The Planning Center. The noise study
analyzed both short-term construction and long-term operational impacts
from the car wash. The study concluded that the car wash would result
in noise levels that exceed the City's exterior noise standards found
31A-4
Conditional Use Permit No. 2005-08
Variance No. 2005-04
April 25, 2005
Page 3
within the Santa Ana Municipal Code (SAMC). Although mitigation
measures were proposed that could reduce the noise level to an
acceptable level, such as a 12-foot high sound wall along the southern
edge of the car wash, the installation of a specific type of car wash
system to minimize noise, and a restriction on car wash hours of
operations, concerns still remain with the operations. Although the
noise levels can be reduced, staff has concerns that the continual
washing and drying noise will have adverse impacts on the residents to
the south. Therefore, the proposed car wash will not contribute to the
general well being of the community as the car wash is not a compatible
use with nearby residential properties and due to the noise impacts
resulting from a car wash.
After Hours Operation
A conditional use permit is also required for retail markets having less
than 20,000 square feet and open anytime between the hours of 12: 00
midnight and 5:00 a.m. The proposed convenience store will be
approximately 1,600 square feet in size and will operate 24 hours a day, 7
days a week. To avoid possible impacts associated with a 24 hour use, it
is recommended that conditions be attached to the conditional use permit
for the after hour operations of the convenience store. The Police
Department conditionally supports the after hours operation of the service
station and convenience store provided alcohol is not sold at the
facility. Police Department conditions generally refer to business
operations and physical improvements to improve employee and customer
safety, such as requiring that pay phones be located within the interior
of the store and maintaining visibility of the store interior from the
street. The Police Department proposes a review of the project at 90
days, six months, one year and annually thereafter to ensure that the
business is in compliance with conditions approved for the project.
Setback Variance
A variance for a reduction in landscaped setbacks along MacArthur
Boulevard is required. Although Section 41-427 of the SAMC requires a
15 foot wide setback, Section 41-689 allows nonconforming service
stations the ability to reduce the required setback provided an
equivalent amount of landscaping is provided within view of the public
street. Due to the size and shape of the lot, the applicant is unable
to provide the required amount of landscaping. However, to bring the
site closer into compliance with this requirement, the applicant has
31A-5
Conditional Use Permit No. 2005-08
Variance No. 2005-04
April 25, 2005
Page 4
provided additional landscaping at the northeast corner of the project
site. Further, the applicant will be installing additional landscaping
within the parking areas and around the building perimeter where
feasible. Finally, the applicant will install landscaping that exceeds
the minimum sizes required by code.
Three Canary Island Pine trees, two within the MacArthur Boulevard setback
and one within the parking area, will be increased in size to 36-inch box
trees. These proposed enhancements will assist in bringing the site into
closer code compliance and are supported by staff.
At the April 11, 2005 Planning Commission public hearing, several items
related to the applicant's request were raised. These issues, which
included noise, 24-hour operations and architectural enhancements,
resulted in a two week continuance to allow time for the applicant and the
Nexus Companies to meet to discuss additional modifications to the
project. Based on this meeting, the applicant has agreed to make several
changes to the proj ect . These include incorporating a smooth trowel
finish on the building (formerly standard stucco), add a soffit element on
the east elevation to match the north elevation soffit and enhance the
appearance of the building, provide a roof over the "open to sky" section
of the car wash to increase the noise attenuation and the planting of six
pine trees along the south property line. In addition, the gas station
and car wash hours of operations were clarified to allow gas sales 24
hours a day, convenience store sales from 5:00 a.m. to 11:00 p.m., and car
wash operations from 7:00 a.m. to 8:00 p.m. Finally, staff has requested
the installation of a column and trellis along the east (exit) side of the
car wash. The column and trellis will terminate where the 12-foot sound
wall ends to the south and will assist in integrating the sound wall into
the car wash design. The applicant discussed this modification with staff
and has agreed to the concept. To ensure these items are addressed, staff
has incorporated these elements as conditions of approval for the project.
On April 25, 2005, the Planning Commission held another hearing on the
proj ect. At the conclusion of this meeting, the Planning Commission
determined that the car wash would create noise impacts that would
adversely affect the adjacent land uses. Further, the Commission
determined that the car wash was not a compatible land use with the
residential uses to the south.
31A-6
Conditional Use Permit No. 2005-08
Variance No. 2005-04
April 25, 2005
Page 5
Based on the above analysis, staff recommends that the Planning Commission
approve Conditional Use Permit No. 2005-08 (b) as conditioned to allow the
after hours operation of the service station and convenience store and
Variance No. 2005-04 as conditioned to allow a reduction in landscaped
setbacks for the project. Additionally, staff recommends that the
Planning Commission deny Conditional Use Permit No. 2005-08 (a) to allow
the construction of a car wash in the C-5 zone (Exhibits 8, 9, 10 and 11) .
CEQA Compliance
In accordance with the California Environmental Quality Act, Mitigated
Negative Declaration and Mitigation Monitoring Program, Environmental
Review No. 2004-240 has been prepared for this project (Exhibit 12).
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vf\reports\cup05-08&va05-04.pc
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MOBIL SERVICE STATION
100 WEST MAC ARTHUR BLVD.
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1. Introduction
Sound Wall Locations
Existing
Apartments
(Noise Sensitive)
12-Foot Sound Wall
Source: Omni Design Group. Inc.
Mobil Oil Expansion Noise Study
The Planning Center · Figure 5-1
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NOT TO 5CALE
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Conditional Use Permit No. 2005-08 (b)
April 25, 2005
Page 1 of 2
Findings of Fact
A.
Wi 11 the proposed
contribute to the
community?
use provide
general well
a service
being of
or
the
facility which
neighborhood or
will
the
The proposed after hours operation of the service station and
convenience store of between 12:00 a.m. and 5:00 a.m. will
allow motorists and the community to purchase items generally
unavailable during these hours from other retail
establishments.
B. Will the proposed use under the circumstances of the particular case
be detrimental to the health, safety, or general welfare of persons
residing or working in the vicinity?
The after hours operation of the service station and
convenience store will not be detrimental to individuals
residing and working in the area. Conditions have been
incorporated into the proj ect to reduce adverse impacts that
the proj ect might generate as the result of the after hours
operation such as the requiring that pay phones be located
within the interior of the store and ensuring that visibility
is maintained from the street to the interior of the store
will increase the safety of employees and users of the site.
The after hours operation of the service station/convenience
store, in conjunction with the proposed conditions, will not
be detrimental to the health, safety or general welfare of
persons working in the area.
C. Will the proposed use adversely affect the present economic
stability or future economic development of properties surrounding
the area?
The gasoline service station and convenience store will
generate City tax revenue and employment in the community.
During the hours proposed, the use provides services to the
community and therefore the use will enhance rather than
adversely affect the economic development or stability of the
area.
~.ijlf 5
Conditional Use Permit No. 2005-08 (b)
April 25, 2005
Page 2 of 2
D. Will the proposed use comply with the regulations and conditions
specified in Chapter 41 of the S.A.M.C. for such use?
The project has been designed to comply with the City's design
and development standards for a service station use and will be
in compliance with the regulations established in Chapter 41 of
the Santa Ana Municipal Code.
E. Will the proposed use adversely affect the General Plan or any
specific plan of the City?
The proposed gasoline service station and convenience store is
in an area designated General Commercial (GC) in the General
Plan. The use is consistent with the General Plan and the
Arterial Commercial (C- 5) zoning district which permits
service stations and retail stores less than 20,000 square
feet and open between midnight and 5:00 a.m. with a
conditional use permit.
31A-16
Conditional Use Permit No. 2005-08 (a)
April 25, 2005
Page 1 of 1
Findings of Fact
A.
Will the proposed
contribute to the
community?
use provide
general well
a service
being of
or
the
facility which will
neighborhood or the
The proposed car wash will not contribute to the general well
being of the community as the noise levels generated from the
washing and drying functions of the car wash will adversely
impact the surrounding residential uses.
B. Will the proposed use under the circumstances of the particular case
be detrimental to the health, safety, or general welfare of persons
residing or working in the vicinity?
The proposed car wash will generate noise levels a minimum of
12 hours per day that will affect the resident's quality of
life. Although the noise levels can be reduces, the car wash
operations will still generate a significant level of noise
that will affect the residents.
C. Will the proposed use adversely affect the present economic
stability or future economic development of properties surrounding
the area?
The car wash will adversely affect
the surrounding residents as the
attractive nuisance whose noise
resident's quality of life.
the economic stability of
car wash will become an
impacts will affect the
D. Will the proposed use comply with the regulations and conditions
specified in Chapter 41 of the S.A.M.C. for such use?
The project has been designed to comply with the City's design
and development standards for a service station use and will be
in compliance with the regulations established in Chapter 41 of
the Santa Ana Municipal Code.
E. Will the proposed use adversely affect the General Plan or any
specific plan of the City?
The car wash is in an area designated General Commercial (GC)
in the General Plan. The use is consistent with the General
Plan and the Arterial Commercial (C- 5) zoning district which
permits scar washes with a conditional use permit.
31A-17
APRIL 25, 2005
PAGE 1 OF5
Conditions for Approval
Conditional Use Permit No. 2005-08 (b) is approved subject to compliance,
to the reasonable satisfaction of the Planning Manager, with all
applicable sections of the Santa Ana Municipal Code, the California
Administrative Code, the Uniform Fire Code, the Uniform Building Code and
all other applicable regulations.
The applicant must comply in full with each and every condition listed
below prior to exercising the rights conferred by this conditional use
permit.
The applicant must remain in compliance with all conditions listed below
throughout the life of the conditional use permit. Failure to comply with
each and every condition may result in the revocation of the conditional
use permit.
A. Planning Division
1. The project shall remain in compliance with Site Plan Review
DP No. 04-96.
2.
Any amendment to this conditional use
to the Planning Division for review.
determine if administrative relief
conditional use permit must be amended.
permit must be submitted
At this time, staff will
is available or the
3. Lighting shall be provided along the south property line. The
lighting shall be designed to provide lighting on the site as
well as for the alley located to the south of the site.
4.
The plans submitted for Building Division plan check
note that the convenience store/car wash building
incorporate a smooth trowel finish.
shall
will
5. The plans submitted for Building Division plan check shall
note that a soffit element will be installed on the north and
east elevations of the convenience store building.
6. Six 36-inch box trees shall be provided along the south
property line as shown on a revised landscape plan.
7. Hours of operation for the convenience store shall be limited
to 5:00 a.m. to 11:00 p.m., seven days a week.
fl~'i 8
APRIL 25, 2005
PAGE20F5
Mitigation Measures
8. During construction, the contractor is required to comply with
SCAQMD Fugitive Dust Rule 403 to suppress dust generated by
construction operations.
9. All materials excavated or graded will be sufficiently watered
to prevent excessive amount of dust.
10. All clearing and earthwork activities shall cease during
period of high winds (winds greater than 25 mph averaged over
one hour) or during Stage 1 or Stage 2 smog episodes.
11. Streets surrounding the project site should be cleaned at the
end of each day of construction.
12. All materials transported off-site shall either be
sufficiently watered or securely covered to prevent excessive
amounts of dust.
13. Equipment engines shall be maintained in good condition and in
proper tune according to manufacturer's specifications.
14. To the extent feasible, gasoline powered equipment shall be
used for on-site and off-site construction activities.
15. The approved site plan for the project shall show the location
of all monitoring wells on the project site. The site plan
shall reflect that the monitoring wells would be accessible
for monitoring and maintenance during the construction and
operation of the project.
16.
Prior to issuance
shall coordinate
Commission.
of building permit, the proj ect
with the John Wayne Airport
applicant
Land Use
17.
Building plans for the
sand/grease interceptor is
wash area.
project
provided
shall
within
reflect that a
the proposed car
31A-19
APRIL 25, 2005
PAGE30F5
18. Building plans for the proposed project shall identify Best
Management Practices that shall be employed during
construction operations to minimize water quality impacts.
19. Building plans for the proposed project shall reflect that the
proposed car wash would be a Mark VII Automated Car Wash
System or the Ryko Car Wash System. Any
modification/replacement to the car wash equipment shall be
approved by the Planning Division to ensure compliance with
the City's noise standards.
20. Building plans for the proposed project shall reflect a sound
wall with a minimum height of 12 feet and a density of at
least 4 pounds per square feet. The location of the sound
wall shall be provided in accordance with the Noise Study.
21. Mitigation monitoring shall be conducted after construction of
the proj ect to ensure that noise generated by the automatic
car wash shall not exceed the City's exterior noise standard.
If the operation of the automated car wash exceeds the City's
standards, additional noise mitigation shall be required to
achieve compliance with the City's exterior noise standard.
Additional mitigation may include the installation of
automated doors at the entrance and exit of the car wash or
sound walls.
22. Construction plans for the proj ect shall reflect that
construction operations would be limited to 7:00 a.m. to 8:00
p.m. Monday through Saturday, with no construction permitted
on Sundays or Federal Holidays.
23.
Prior to issuance of building permits, the applicant
submit evidence to the Planning and Building Agency
appropriate school impact fees have been paid.
shall
that
B. Police Department
1. The existing building and parking lot must conform to the
provisions of Chapter 8, Article I I Division 3 of the Santa
Ana Municipal Code (Building Security Ordinance). These code
conditions will require that the existing project's lighting,
door/window locking devices and addressing be upgraded to
current code standards. Lighting standards cannot be located
in required landscape planters.
31A-20
APRIL 25, 2005
PAGE40F5
2.
The applicant shall be responsible for
premises free of graffiti. All graffiti
within 24 hours of occurrence.
maintaining the
shall be removed
3. The cash registers must be visible from the street at all
times and shall not be obstructed at any time by temporary or
permanent signage.
4.
Window displays must be kept to a minimum for
visibility and shall not exceed 25 percent of window
Windows shall be kept clear of any advertising
between three and six feet in height.
maximum
coverage.
materials
5. Window displays and racks must be kept to a maximum height of
three feet including merchandise and cannot obstruct the
cashiers view to the outside.
6. A timed-access cash controller or a money drop safe capable of
easily providing the cashier the ability to quickly deposit
money into it must be installed.
7. Install a silent armed robbery alarm.
8. There shall be no coin-operated games maintained on the
premises at any time.
9. All pay telephones shall be located inside the premises and be
designed to allow outgoing calls only.
10. The petitioner(s) shall be responsible for maintaining the
premises free of litter.
11. The conditional use permit shall be reviewed at ninety days,
six months, at one year and then annually thereafter by the
Police Department for any modification to the conditions of
approval.
12. "No Loitering/Trespass" signs/placards shall be posted in the
parking lot. The posted signs must conform to Penal Code
Section 602.
13. Provide a Closed Circuit Television System capable of viewing
and recording events inside the premises as follows:
31A-21
APRIL 25, 2005
PAGE50F5
(a) A minimum of one color camera at each cash register that
views the front of a customer, from the waist to the top
of the head.
(b) A minimum of one color camera that views the full-length
side of a customer at the cash register area.
(c) A color camera recorder capable of recording events on
all cameras simultaneously.
(d) A tape or disc storage library of recorded cameras kept
for a minimum of 60 days.
(e) If videotape is used, tapes cannot be taped over more
than six times.
(f) An audio recording component that will record sounds
occurring at the customer counter.
14. Clearly distinguishable height markers shall be installed on
the inside doorjamb of all doors used by the public to access
the store. Horizontal marks, one-inch wide by three-inch
long, in different colors, and in a contrasting color to the
background, shall be placed every six inches beginning at five
feet and ending at six feet, six inches.
31A-22
Variance No. 2005-04
April 25, 2005
Page 1 of 2
Findings of Fact
A. That because of special circumstances applicable to the subject
property, including size, shape, topography, location or
surroundings, that the strict application of the zoning ordinance
is found to deprive the subject property of privileges not
otherwise at variance with the intent and purpose of the provisions
of this chapter.
The project is an existing service station that had its
setback on MacArthur reduced due to a street widening project
several years ago. Due to this widening, and the location of
the existing fuel pumps and building, it is infeasible to
provide the required landscaped setback. The applicant has
provided additional landscaping at the northeast corner of the
site and within the interior of the project to mitigate the
reduced setback. Therefore, due to the size of the lot, the
strict application of the zoning ordinance would deprive the
subject property of privileges not otherwise at variance with
the intent and purpose of the provisions of this chapter.
B. That the granting of a variance is necessary for the preservation
and enjoyment of one or more substantial property rights.
The granting of the variance for a reduction in landscaped
setbacks will preserve the property owners ability to develop
the property with a use that will benefit the community by
providing gasoline and food service to commuters , individuals
who work in the area and motorists utilizing the SR-55 freeway
corridor.
C. That the granting of a variance will not be materially detrimental
to the public welfare or injurious to surrounding property.
The proj ect will not be materially detrimental to the public
welfare or injurious to surrounding property as proposed. It
is anticipated that the project will enhance the economic
stability of the area by allowing the car wash component,
thereby identifying the site as a vital, active commercial
development. Therefore, it is not anticipated that the
granting of the variance will be materially detrimental to the
public welfare or injurious to surrounding property.
~"213
Variance No. 2005-04
April 25, 2005
Page 2 of 2
D. That the granting of a variance will not adversely affect the
General Plan of the City.
The granting of the a variance will not adversely affect the
General Plan of the City since the proposed service station
and convenience store have been designed in conformance with
City zoning, development and General Plan requirements.
31A-24
APRIL 25, 2005
PAGE 1 OF4
Conditions for Approval
Variance No. 2005-04 is approved subject to compliance, to the reasonable
satisfaction of the Planning Manager, with all applicable sections of the
Santa Ana Municipal Code, the California Administrative Code, the Uniform
Fire Code, the Uniform Building Code and all other applicable regulations.
The applicant must comply in full with each and every condition listed
below prior to exercising the rights conferred by this variance.
The applicant must remain in compliance with all conditions listed below
throughout the life of the variance. Failure to comply with each and
every condition may result in the revocation of the variance.
A. Planning Division
1. The project shall remain in compliance with Site Plan Review
DP No. 04-96.
2. Any amendment to this conditional use permit must be submitted
to the Planning Division for review. At this time, staff will
determine if administrative relief is available or the
conditional use permit must be amended.
Mitigation Measures
3. During construction, the contractor is required to comply with
SCAQMD Fugitive Dust Rule 403 to suppress dust generated by
construction operations.
4. All materials excavated or graded will be sufficiently watered
to prevent excessive amount of dust.
5. All clearing and earthwork activities shall cease during
period of high winds (winds greater than 25 mph averaged over
one hour) or during Stage 1 or Stage 2 smog episodes.
6. Streets surrounding the project site should be cleaned at the
end of each day of construction.
7. All materials transported off-site shall either be
sufficiently watered or securely covered to prevent excessive
amounts of dust.
1f~1!'251
APRIL 25, 2005
PAGE20F4
8. Equipment engines shall be maintained in good condition and in
proper tune according to manufacturer's specifications.
9. To the extent feasible, gasoline powered equipment shall be
used for on-site and off-site construction activities.
10. The approved site plan for the project shall show the location
of all monitoring wells on the project site. The site plan
shall reflect that the monitoring wells would be accessible
for monitoring and maintenance during the construction and
operation of the project.
11.
Prior to issuance
shall coordinate
Commission.
of building permit, the proj ect
with the John Wayne Airport
applicant
Land Use
12.
Building plans for the
sand/grease interceptor is
wash area.
proj ect shall
provided wi thin
reflect that a
the proposed car
13. Building plans for the proposed proj ect shall identify Best
Management Practices that shall be employed during
construction operations to minimize water quality impacts.
14. Building plans for the proposed project shall reflect that the
proposed car wash would be a Mark VII Automated Car Wash
System or the Ryko Car Wash System. Any
modification/replacement to the car wash equipment shall be
approved by the Planning Division to ensure compliance with
the City's noise standards.
15. Building plans for the proposed project shall reflect a sound
wall with a minimum height of 12 feet and a density of at
least 4 pounds per square feet. The location of the sound
wall shall be provided in accordance with the Noise Study.
16. Mitigation monitoring shall be conducted after construction of
the proj ect to ensure that noise generated by the automatic
car wash shall not exceed the City's exterior noise standard.
If the operation of the automated car wash exceeds the City's
standards, additional noise mitigation shall be required to
achieve compliance with the City's exterior noise standard.
Additional mitigation may include the installation of
automated doors at the entrance and exit of the car wash or
sound walls.
31A-26
APRIL 25, 2005
PAGE 3 OF4
17. Construction plans for the proj ect shall reflect that
construction operations would be limited to 7:00 a.m. to 8:00
p.m. Monday through Saturday, with no construction permitted
on Sundays or Federal Holidays.
18.
Prior to issuance of building permits,
submit evidence to the Planning and
appropriate school impact fees have been
the applicant
Building Agency
paid.
shall
that
B. Police Department
1. The existing building and parking lot must conform to the
provisions of Chapter 8, Article I I Division 3 of the Santa
Ana Municipal Code (Building Security Ordinance). These code
conditions will require that the existing project1s lighting,
door/window locking devices and addressing be upgraded to
current code standards. Lighting standards cannot be located
in required landscape planters.
2.
The applicant shall be responsible for
premises free of graffiti. All graffiti
within 24 hours of occurrence.
maintaining the
shall be removed
3. The cash registers must be visible from the street at all
times and shall not be obstructed at any time by temporary or
permanent signage.
4.
Window displays must be kept to a minimum for
visibility and shall not exceed 25 percent of window
Windows shall be kept clear of any advertising
between three and six feet in height.
maximum
coverage.
materials
5. Window displays and racks must be kept to a maximum height of
three feet including merchandise and cannot obstruct the
cashiers view to the outside.
6. A timed-access cash controller or a money drop safe capable of
easily providing the cashier the ability to quickly deposit
money into it must be installed.
7. Install a silent armed robbery alarm.
8. There shall be no coin-operated games maintained on the
premises at any time.
31A-27
APRIL 25, 2005
PAGE 4 OF4
9. All pay telephones shall be located inside the premises and be
designed to allow outgoing calls only.
10. The petitioner(s) shall be responsible for maintaining the
premises free of litter.
11. The conditional use permit shall be reviewed at ninety days,
six months, at one year and then annually thereafter by the
Police Department for any modification to the conditions of
approval.
12. IINo Loitering/Trespass II signs/placards shall be posted in the
parking lot. The posted signs must conform to Penal Code
Section 602.
13. Provide a Closed Circuit Television System capable of viewing
and recording events inside the premises as follows:
(a) A minimum of one color camera at each cash register that
views the front of a customer, from the waist to the top
of the head.
(b) A minimum of one color camera that views the full-length
side of a customer at the cash register area.
(c) A color camera recorder capable of recording events on
all cameras simultaneously.
(d) A tape or disc storage library of recorded cameras kept
for a minimum of 60 days.
(e) If videotape is used, tapes cannot be taped over more
than six times.
(f) An audio recording component that will record sounds
occurring at the customer counter.
14. Clearly distinguishable height markers shall be installed on
the inside doorjamb of all doors used by the public to access
the store. Horizontal marks, one-inch wide by three inch
long, in different colors, and in a contrasting color to the
background, shall be placed every six inches beginning at five
feet and ending at six feet, six inches.
31A-28
MOBIL OIL
CARWASH/CONVENIENCE STORE
INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
ER 2004-240
Prepared By
City of Santa Ana
Planning Department
20 Civic Center Plaza
Santa Ana, CA
March 2005
ffa~g
MOBIL OIL
CAR WASH/CONVENIENCE STORE
INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
ER 2004-240
PROPOSED PROJECT
The proposed project is a request for a conditional use
permit to convert a portion of an existing service station
and add to 200 square feet to an additional to an existing
building to provide a convenience store and self-service
car wash.
SETTING
As shown on Exhibit 1, the project site is an existing
service station located at the intersection of Main Street
and MacArthur Boulevard. The site consists of 21,413 square
feet of area and currently contains four gasoline
dispensers, and a 1,912 square foot building that includes
a small snack shop and three service bays. Currently,
located on the project site are several monitoring wells
that are part of ongoing water quality remediation efforts.
The project site is generally surrounded by a commercial
strip center to the west, a vacant lot and the MacArthur
Place South mixed use development to the east, an existing
service station and multiple family apartments to the north
and multiple family condominiums to the south. An existing
alley and a 6-foot high block wall is located between the
service station site and the condominiums to the south.
The General Plan designation for the project site is
General Commercial. The General Commercial designation
applies to commercial corridors in the City, including Main
Street. The intent of the designation is to provide
neighborhood services such as service stations. The maximum
site coverage allowed under the General Commercial
designation is a FAR of 0.5.
The zoning for the project site is Arterial Commercial.
Under the Arterial Commercial designations, service
stations and carwashes are conditionally permitted.
1
3~O
Regional Location
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Exhibit 1
"j.JT TO $.:AlE
~
3t~1
PROPOSED PROJECT
The proposed project involves the conversion of a portion
of existing service station to a convenience store and car
wash. To construct the proposed project three existing
service bays would be eliminated. The area would be
converted to a convenience store and carwash. An additional
200 square feet of area would be added to the existing
building on the project site. The proposed project would
have a total building area of 2,120 square feet and a FAR
of .10. A site plan of the proposed project is shown on
Exhibit 2.
The proposed convenient store would consist of 1,598 square
feet of area and would have a height of approximately 15-
feet. The storefront would be along MacArthur Boulevard.
The proposed car wash would consist of approximately 500
square feet of area and would be located on the southern
end of the project site. The carwash would be set back 20-
feet from the property line.
Access to the project site would be provided from MacArthur
Boulevard and Main Street. Vehicles would access the car
wash along the western property line. The carwash lane
would have a stacking distance of 60-feet. Vehicles would
enter the carwash in easterly direction and would exit onto
Main Street. A total of six parking spaces would be
provided on the site.
PROJECT PHASING/CONSTRUCTION
The proposed project would be constructed in one phase. The
construction operations would most involve interior tenant
improvements and utility relocations.
ENVIRONMENTAL ANALYSIS
The following is an environmental analysis on the proposed
project based on the City of Santa Ana CEQA Environmental
Checklist Form. The analysis incorporates by reference the
analysis and findings provided in the City of Santa Ana
General Plan Land Use Element EIR. For each environmental
issue, the analysis identifies the level of impact that is
2
3~~2
Proposed Project Layout
MAC ARTHUR BLVD.
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[']
Exhibit 2
31A8'033
anticipated to occur. Where applicable, mitigation measures
have been identified to reduce potentially significant
impacts to a level considered less than significant.
I. AESTHETICS
A. Have a substantial adverse effect on a scenic vista?
B.
Damage scenic resources,
trees, rock outpourings
a State highway?
including but not limited to
and historic buildings within
No Impact
According to the City's General Plan Land Use Element EIR,
the project site is void of any scenic vistas or scenic
resources. Additionally, there are no scenic resources
associated with a State Highway within the vicinity of the
project site. Therefore, implementation of the proposed
project would not result in adverse impacts to any scenic
resource.
C. Substantially degrade the existing visual character or
quality of the site and it's surrounding?
Less Than Significant Impact
The City of Santa Ana has an adopted Urban Design Element
that establishes policies, programs and design elements to
enhance the aesthetic environment of the City. Development
projects proposed in the City are reviewed for consistency
with the Urban Design Element to measure aesthetic impacts
to the environment. The design elements that are relevant
to the project site includes; Districts and Paths.
Districts
According to the City's Urban Design Element, the project
site is located within the Sandpointe Design District. The
Urban Design Element establishes goals and policies to help
guide the design of development projects proposed within a
Design District. Specifically, land uses proposed within a
Design District should exhibit high quality design and
should incorporate design elements that are proportional
and aesthetically related to the District setting.
3
31A~34
The proposed project has included architectural
modifications, signage and landscape treatments to
compliment the existing aesthetic environment. Through the
City's site plan review process the design of the proposed
project was determined to be in compliance with the intent
of the district design element. Implementation of the
proposed project would not degrade the existing visual
character of the Sandpointe District setting.
Paths
Paths are means by which people travel throughout the City
and serve as the framework for the City's urban form.
Within the project area, the Urban Design Element
identifies Main Street and MacArthur Boulevard as Paths.
The proposed project would be consistent with the Path
design element in that landscape planters would be provided
along Main Street and MacArthur Boulevard to enhance the
streetscape.
D. Create a new source of substantial light or glare,
which would adversely affect day or nighttime views in
the area?
Less Than Significant Impact
The project site is currently improved with existing on-
street lighting. Implementation of the proposed project
would not introduce substantial new sources of light and
glare into the project area.
II. AGRICULTURE
A. Convert Prime Far.mland, Unique Far.mland or Far.mland of
Statewide Importance to non-agriculture use?
B. Conflict with existing zoning for agriculture use or a
Williamson Contract?
C. Involve other changes in the existing environment,
which, due to their location or nature, could
individually or cumulatively result in loss of
Far.mland, to non-agriculture use?
No Impact
According to the California Department of Conservation
Farmland Mapping and Monitoring Program, the project site
does not contain Unique Farmlands, Prime Farmlands or
4
31A8~5
Farmlands of Statewide Importance. Based on the City's
General Plan, the project site is not planned for
agricultural uses. Additionally, the project site is not
included within any existing Williamson Contracts. A site
visit conducted by the City's Environmental Coordinator
confirmed the project site is currently not in agriculture
production. Therefore, implementation of the proposed
project would not result in adverse impacts to any
agriculture resources.
III. AIR QUALITY
A. Conflict with or obstruct implementation of applicable
Air Quality Attainment Plan or congestion Management
Plan?
No Impact
The project site is located within the South Coast Air
Basin and subject to the requirements of the Clear Air Act
at both the Federal and State level, as implemented by the
South Coast Air Quality Management District. The South
Coast Air Quality Management Plan (AQMP) is the primary
planning document to monitor if air quality standards and
objectives are being achieved in the South Coast Air Basin.
The air quality objectives in the AQMP are based upon
population and growth projections provided in regional
planning programs and local general plans. A project could
be in conflict with the AQMP if it results in population
and growth impacts beyond those identified in regional
planning programs and/or local general plans.
The proposed proj ect is consistent with the General Plan.
Implementation of the proposed project would not exceed the
population and traffic growth projections in the General
Plan and would not be in conflict with the air quality
objectives established in the South Coast Air Quality
Management Plan.
B. Violate any stationary source air quality standard or
contribute to an existing or proposed air quality
violation?
Potentially Significant Unless Mitigation Incorporated
As mentioned previously, the South Coast Air Quality
Management District (SCAQMD) regulates air quality
5
31A'8J6
pollutants in the South Coast Air Basin. Pollutants for
which ambient standards have set are referred to as
criteria pollutants. Criteria pollutants include Ozone
(03), Carbon Monoxide (CO), Nitrogen Dioxide (N02), Sulfur
Dioxide (S02), and Particulate Matter (PMI0). The South
Coast Air Basin is currently a non-attainment area for
Carbon Monoxide, Ozone and Particulate Matter. The SCAQMD
considers an air quality impact to be significant if it
exceeds the criteria pollutant thresholds identified in the
Table A-I.
Table A-I
EMISSION THRESHOLDS OF SIGNIFICANCE
Project
Pollutant Construction Tons/ Operations
Pounds/Day Quarter Pounds/Day
Carbon Monoxide 550 24.75 550
Reactive Organic
Compounds 75 2.5 55
Nitrogen Oxides 100 2.5 55
Particulate
Matter 150 6.75 150
Long-ter.m Operational Air Quality Impacts
The primary source of long-term operational emissions
associated with the proposed project would be generated by
vehicle travel to and from the project site. A relatively
minor amount of gaseous emissions would also occur from
natural gas and electricity usage. The proposed project is
consistent with the General Plan. The long-term operational
emissions generated by the proposed project would be
consistent with the air pollutant emissions projected
within the General Plan Land Use Element ErR. Additionally,
the proposed project would be developed at a level of
intensity that would be less than maximum allowable
intensity under the General Plan. Therefore, long-term air
quali ty emissions generated by the proposed proj ect would
be less that what was proj ected for in the General Plan
Land Use Element EIR.
Short-ter.m constructed Related Air Quality Impacts
The majority of the construction operations for the
proposed project would be interior tenant improvements.
6
31As-J 7
Given the minimal amount of area that would be excavated,
less than significant air quality impacts are expected.
However, dust generated from construction operations could
be a nuisance to nearby land uses. To minimize dust impacts
during construction, the proposed project would be subject
SCAQMD Fugitive Dust Rule 403. To insure compliance with
Fugitive Dust Rule 403 the following mitigation measure
shall be implemented.
Mitigation Measure
· During construction, the contractor would be required
to comply with SCAQMD Fugitive Dust Rule 403 to
suppress dust generated by construction operations. To
ensure compliance with SCAQMD Fugitive Dust Rule 403,
grading plans and construction plans for the proposed
project shall reflect the following notes:
1. All material excavated or graded will be
sufficiently watered to prevent excessive amounts
of dust.
2. All clearing and earthwork activities shall cease
during period of high winds (winds greater than
25 mph averaged over one hour) or during Stage 1
or Stage 2 smog episodes.
3. Streets surrounding the proj ect site should be
cleaned at the end of each day of construction.
4. All material transported offsite shall either be
sufficiently watered or securely covered to
prevent excessive amounts of dust.
5. Equipment engines shall be maintained in good
condition and in proper tune according to
manufacturer's specifications.
6. To the extent feasible,
equipment shall be used for
construction activities.
gasoline
onsite and
powered
off site
c. Result in a cumulatively considerable net increase of
any criteria pollutant for which the project region is
non-attainment under an applicable federal or state
ambient air quality standard?
Less Than Significant Impact
7
31&38
The proposed project would be consistent with the City's
General Plan and the local growth forecasts for the Orange
County sub region and regional emissions budget developed
by the Southern California Association of Governments for
the 1999 Air Quality Management Plan. SCAG has determined
that the air pollution impacts of any project that conforms
to local growth forecasts would be consistent with this
forecast and the regional air quality impacts would be
adequately mitigated by the Plan to a level considered less
than significant.
D. Expose Sensitive receptors to substantial pollutant
concentrations?
Less Than Significant Impact
Implementation of the proposed project would not exceed the
South Coast Air Quality Management District threshold for
potentially significant long-term or short-term air quality
impacts. Therefore, implementation of the proposed project
would not expose sensitive receptors to any substantial
concentrations of air quality pollutants.
E. Create objectionable odors affecting a substantial number
of people?
Less Than Significant Impact
The operation of the proposed proj ect would not generate
significant objectionable odors to the public. During
construction operations some obj ectionable odors could be
emitted from construction equipment. However, the potential
odor impacts would be short-term and would not be
considered significant.
IV. BIOLOGICAL RESOURCES
A. Have a substantial adverse impact, either directly or
through habitat modifications, on any species identified
as a candidate, sensitive or special status species in
local or regional plans, policies or regulations or by
the California Department of Fish and game or U. S. Fish
and Wildlife Services?
B. Have a substantial adverse impact on any riparian habitat
or natural community identified in local or regional
8
31As39
plans, policies, and regulations or
Department of Fish and game or u.s.
Service?
by the California
Fish and Wildlife
C. Adversely impact federally protected wetlands either
individually or in combination with the known or probable
impacts of other activities through direct removal,
filling hydrological interruption, or other means?
D. Conflict with any local policies or ordinances protecting
biological resources, such as tree preservation policy or
ordinance?
No Impact
The project site is situated within an urban setting.
According to the California Department of Fish and Game
Natural Diversity Data Base and the City's Updated General
Plan Land Use Element ErR, there are no sensitive
biological resources located on or within the nearby
vicinity of the project site. Therefore, implementation of
the proposed project would not result in any adverse
impacts to any sensitive biological resources.
V. CULTURAL RESOURCES
A. Cause a substantial adverse change in the significance
of a historical resource as defined in Section
15064.5?
No Impact
According to the City of Santa Ana Local Register of
Historical Structures and the Federal Register of Historical
Structures, there are no historically significant structures
located on the project site.
B. Cause a substantial adverse change in the significance
of a unique archaeological resource pursuant to
Section 15064.5?
C. Directly or indirectly disturb or destroy a unique
paleontogical resource or site?
D. Disturb any human remains, including those interred
outside of for.mal cemeteries.
No Impact
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According to the City's General Plan Land Use Element EIR
there are no known cultural resources on the project site.
Additionally, the project site is currently improved. The
probability for the discovery of unknown cultural resources
during construction operations would be remote.
VI. GEOLOGY/SOILS
A-I. Rupture of a known earthquake fault, as delineated on
the most recent Alquist-Priolo Earthquake Fault Zoning
Map issued by the State geologist for the area or
based on other substantial evidence of a known fault?
No Impact
According to the Seismic Hazard Zone Map, the proj ect site
is not located within a current Alquist-Priolo Earthquake
Faul t Zone for fault surface rupture hazard. The surface
traces of any active or potentially active faults are not
known to pass directly through or extend towards the project
site. Therefore, the potential for surface rupture due to
faulting occurring beneath the site during the design life
of the proposed project would be considered low.
A-2. Strong Seismic Ground shaking?
Less Than Significant Impact
The project site is situated within a highly active seismic
region of southern California. A total of 38 active faults
have been identified within an approximate 60-mile radius
of the project site. The NewportjInglewood Fault located
approximately 13 miles south from the City of Santa Ana is
considered to be one of the most dominant faults in regard
to potential seismic shaking impacts. The project site
could potentially be subj ect to a maximum credible
horizontal ground acceleration of O. 30g from a magnitude
6.9 earthquake along the NewportjInglewood fault zone. A
seismic event of this scale could potentially result
significant damage to the proposed proj ect. However, the
seismic risks at the project site would not be considered
significantly different from other areas in the southern
California region. The proposed project would be subject to
the seismic safety standards of the Uniform Building Code.
Compliance with the Uniform Building Code would reduce
potential seismic hazard impacts to a level considered less
than significant.
10
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A-3. Seismic-related ground failure, including
liquefaction?
Less Than Significant Impact
Soil liquefaction occurs when loose soil deposits below the
water table are subjected to large ground accelerations
generated from seismic events. Liquefaction is generally
known to occur in saturated cohesionless soils at depths
shallower than about 50-feet.
According to the City's General Plan Land Use Element ErR,
the project site is considered to have a High to Very High
potential for liquefaction hazard impacts. The proposed
project would be subject to the seismic safety standards of
the Uniform Building Code. Compliance with the Uniform
Building Code would reduce potential liquefaction hazard
impacts to a level considered less than significant.
A-4. Landslides
No Impact
The project area is flat without any topographical relief.
According to City's General Plan Land Use Element EIR,
there are no landslide planes or slopes on the project
si te. Therefore, implementation of the proj ect would not
result in adverse impacts in regards to landslides.
B. Would the proj ect result in substantial soil erosion
or the loss of topsoil?
Less Than Significant Impact
Erosion refers to the removal of soil from exposed bedrock
surfaces by water or wind. The effects of erosion are
intensified with an increase in slope, the narrowing of
runoff channels and by the removal of groundcover, which
leaves the soil exposed. Construction operations for
proposed project would mainly involve interior tenant
improvements. No substantial amounts of soil would be
disturbed. Therefore, less than significant erosion impacts
would occur.
c. Would the project result in the loss of a unique
geological feature?
11
31A'l!42
No Impact
According to the City's General Plan Land Use Element EIR
the proposed proj ect does not contain any unique geologic
features. Therefore, implementation of the proposed project
would not result in adverse impacts to any unique geologic
feature.
D. In the project located on strata or soil that is
unstable or that would become unstable as a result of
the project and potentially result in on-or off-site
landslide, lateral spreading, subsidence, liquefaction
or collapse?
Less Than Significant Impact
According to the City's General Plan Land Use Element EIR
the project site consists of Omni Series Soils that have
high shrink/swell potential, high potential for corrosion
of uncoated steel and moderate potential for corrosion of
concrete. The soil conditions on the project site would not
provide a significant constraint to the geologic stability
of the project site.
E.
Where sewers are
wastewater is the
of septic tanks
systems?
not available for the disposal of
soil capable of supporting the use
or alternative wastewater disposal
No Impact
The project site is located within urban setting where
sewer service is available. The proposed project would not
require septic tanks or alternative disposal systems.
VII. HAZARDS/HAZARDOUS MATERIALS
A. Create a significant hazard to
environment through the routine
disposal of hazardous materials?
the public
transport,
or the
use or
B. Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substance or waste within one-
quarter mile of an existing or proposed school?
Less than Significant Impact
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31AtrA3
The proposed project would continue as a service station
and would continue to involve the routine transportation,
handling or storage of large quantities of hazardous
materials. The proposed project would be required to comply
with local, state and federal requirements regarding the
handling and storage of hazardous materials. Compliance
with local, state and federal regulations regarding the
handling and storage of hazardous materials would reduce
potential hazardous material safety impacts to a level that
is considered less than significant.
C. Be located on a site which is located on a list of
hazardous material sites compiles pursuant to
Government Code Section 659662.5 and, as a result,
would it create a significant hazard to the public or
the environment?
Potentially Significant Unless Mitigation Incorporated
The project site is currently occupied by an existing
service station. In 1984 three gasoline underground storage
tanks were removed. Both soil and groundwater on the
project site was impacted by elevated levels of petroleum
hydrocarbons, including MTBE. In 2001, the Santa Ana
Regional Water Quality Control Board (SARWQCB) approved a
corrective action plan for the project site, which involved
the removal of 539 tons of soil and installation of
groundwater extraction system. To monitor the progress of
the clean up operations and the presence of contaminated
water, five monitoring wells were installed on the project
site. Subsequently, six additional monitoring wells were
installed on the project site.
Since 2001, quarterly status reports have been submitted to
the SARWQCB. The reports indicate decrease levels of
contamination. However, the existing monitoring wells would
still need to be active during the construction
and operation of the proposed project, until the time a
closure letter would be issued by the Regional Water
Quality Control Board.
Mitigation Measures
The approved site plan for the project shall show the
location of all monitoring wells on the project site.
The site plan shall reflect that the monitoring wells
13
31A~44
would be accessible for monitoring and maintenance
during the construction and operation of the project.
D. For a project located within an airport land use plan
or where such a plan has not been adopted, within two
miles where a public airport or public use airport,
would the project result in a safety hazard for people
residing or working in the project area?
Potentially Significant Unless Mitigation Incorporated
According to the Orange County Airport Environs Land Use
Plan, the project site is not located within an accident
potential zone, or clear zone. The project site is included
within the FAA Notification Area and would require
coordination with the John Wayne Airport Land Use
Commission. However, given the single story height of the
proposed project, the proposed project would not pose an
obstruction to air navigation and would not pose a hazard
to people working in or residing in within the project
area.
Mitigation Measure
Prior to the issuance building permits, the project
applicant shall coordinate with the John Wayne Airport Land
Use Commission.
VIII. HYDROLOGY/WATER QUALITY
A. Violate Regional Water Quality Control Board water
quality standards or waste discharge requirements?
I. Resulting an increase in pollutant discharges to
receiving waters?
J. Result in significant alteration of receiving water
quality during or following construction.
E. Otherwise substantially degrade water quality?
K. Could the proposed project result in increased erosion
downstream?
N. Tributary to an already impaired water body, as listed
on the Clean Water Act Section 303(d) list. If so, can
14
31AtrA5
it result in an increase in any pollutant of which the
body is already impaired?
o. Tributary to other environmentally sensitive areas? If
so, can it exacerbate already existing sensitive
conditions?
P. Have a potentially significant environmental impact or
surface water quality to either marine, fresh or
wetland waters?
R. Cause or contribute to an exceedance of applicable
surface or groundwater receiving water quality
objectives or degradation of beneficial uses?
S. Impact aquatic, wetland or riparian habitat?
Potentially Significant Unless Mitigation Incorporated
The City of Santa Ana is included within four watersheds,
San Diego Creek, Santa Ana River, Talbert and Westminster.
Each of these watershed areas are under the jurisdiction of
the Santa Ana Regional Water Quality Control Board and
subject to the objectives, water quality standards and Best
Management Practice requirements established in the Santa
Ana River Basin Plan and Orange County Drainage Area
Management Plan. The City of Santa Ana implements the
goals, objectives and requirements of the Basin Plan and
Drainage Area Management Plan through the City's Local
Implementation Plan.
Storm water flows from the proj ect site would be conveyed
to Lane channel and the Santa Ana-Delhi Channel before
ultimately discharging into Reach 1 of San Diego Creek. The
Santa Ana Regional Water Quality Control Board has
identified San Diego Creek as impaired by nutrients,
sediments, metals and pesticides.
The primary concern for water quality pollutants associated
with the operation of the proposed proj ect would be from
the car wash operation. Degraded water resulting from the
washing of vehicles could result in adverse water quality
impacts to downstream receiving waters. To minimize water
quality impacts the proposed project would be required to
install sand/grease interceptor.
15
31A8~6
Additionally, nuisance is another source of potential water
quality impacts. Nuisance flows are defined as runoff that
occurs during periods that are not usually associated with
rainfall, and are most commonly produced from landscaping
irrigation, leaking pipes, and water used to wash off
surfaces tributary to the street. Since nuisance flows
usually originates in the street, they commonly contain
many common pollutants found in streets such as oil/grease,
metals and sediment. Because the proposed project includes
a service station use there is a higher potential for water
quality impacts associated with substances such as oil and
grease. The service station contains an existing clarifier,
which retains oil and greases from entering into the local
storm water system. Therefore, long-term water quality
impacts from the operation of the proposed project would be
less than significant.
During construction operations there is the potential that
surface water runoff could be degraded, if conveyed into
the local storm drain system, potential adverse water
quality impacts could occur to downstream receiving waters.
To minimize potential construction related water quality
impacts, the proposed proj ect would be required to employ
Best Management Practices during construction.
Mitigation Measure
· Building plans for the proposed proj ect shall reflect
that a sand/grease interceptor is provided within the
proposed car wash area.
· Building plans for the proposed project shall identify
Best Management Practices that shall be employed
during construction operations to minimize water
quality impacts.
B. Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge such
that there would be a net deficit in aquifer volume or
a lowering of the local groundwater table level.
Q. Have a potentially significant adverse impact on
groundwater quality?
No Impact
16
31A8~ 7
Construction operations for the proposed project would not
require de-watering activities. Additionally, the proposed
project would not interfere with ground water recharge
because the site is not located in an area that is known to
recharge the ground water system. The short-term
construction operations and long-term operation of the
proposed project would not have any adverse impact on
groundwater supplies.
C. Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the
course of stream or river, or substantially increase the
rate or amount of surface runoff in a manner, which would
result in flooding on or off-site?
D. Create or contribute runoff water which, would exceed the
capacity of existing or planned stor.m water drainage
systems or provide substantial additional sources of
polluted run-off?
L. Result in increased impervious surfaces and associated
runoff?
M. Create a significant adverse environmental impact to
drainage patterns due to changes in runoff flow rates or
volumes.
Less Than Significant Impact
The project site is located within an urbanized area with
improved drainage facilities. Based on a preliminary
analysis of drainage conditions and facilities on the
project site and the surrounding area, the City's Public
Works Department has indicated that it is feasible that
existing drainage facilities within the project area would
be able to adequately drain the proposed project.
F. Place housing within a lOO-year floodplain, as mapped
on a federal Flood Hazard Boundary or Flood Insurance
Rate Map or other flood hazard delineation map?
G. Place housing within a 100-year floodplain, as mapped
on a federal Flood Hazard Boundary or Flood Insurance
Rate Map or other flood hazard delineation map?
H. Place within a lOO-year floodplain structures which
would impede or redirect flood flows?
17
31A8~8
No Impact
According to the Flood Rate Insurance Map 0602320278H, the
project site is located within Flood Zone X and not subject
to lOO-year flood risks. Implementation of the proposed
project would not increase the risk of flooding.
IX. LAND USE/PLANNING
A. Physically divide an established community?
Less Than Significant Impact
The proposed project would not physically divide any
established community, in that no existing residential uses
are located on the project site. The proposed project would
essentially be the continuation of an existing use. No
adverse land use compatibility impacts would be associated
with implementation of the proposed project.
B. Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the
project adopted for the purpose of avoiding or
mitigating an environmental effect?
Less Than Significant Impact
The proposed project is consistent with the General Plan
and conditionally permitted in the City's Zoning Ordinance.
Implementation of the proposed project would not be in
conflict with any planning programs or policies in the
City.
C. Conflict with any applicable habitat conservation plan
or natural community plan?
No Impact
According to the City's General Plan Land Use Element EIR,
the project site is not included within any habitat
conservation plan or any natural community conservation
plan.
X. MINERAL RESOURCES
A. Result in the loss of availability of a locally
important mineral resource recovery site delineated on
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31A8~9
a local general plan, specific plan or other land use
plan?
No Impact
According to the City's General Plan Land Use Element EIR
there are no areas in Santa Ana designated as significant
Mineral Aggregate Resource Areas. Therefore,
implementation of the proposed project would not result in
the loss of any regionally or locally important mineral
resource.
XI. NOISE
The proposed project has the potential to generate noise
during project construction and operation, which may affect
sensitive receivers within the project area. Noise impacts
generated by the proposed project would be subject to noise
standards established in the City's Municipal Code Noise
Ordinance.
Noise Regulations
Noise is most often defined as unwanted sound. Sound
pressure magnitude is measured and quantified using a
logarithmic ratio of pressures, the scale of which gives
the level of sound in decibels or dB. Typically, a 3dB
increase over existing noise levels is perceptible to the
human hearing system.
The human hearing system is not equally sensitive to sound
at all frequencies. Therefore, to approximate this human,
frequency-dependent response, the A-weighting filter system
is used to adjust measured sound levels. When sound is
measured for distinct time intervals, the statistical
distribution of the overall sound level during that period
can be obtained. The energy-equivalent sound level, Leq, is
the most common parameter associated with such
measurements. The Leq metric is a single-number noise
descriptor, which represents the average sound level over a
given period of time.
To account for the increased sensitivity of people to noise
occurring at night, a number of noise metrics have been
developed. Two of the more commonly used metrics are the
Day-Night Sound Level (Ldn) and the Community Noise
Equivalent Level (CNEL). The Ldn, which was developed by
19
3tA8~O
the United States Environmental Protection Agency, is a 24-
hour average sound level (similar to a 24-hour Leq) in
which a 10 dB penalty is added to the Leg occurring between
the hours of 10:00 PM and 7:00 AM. CNEL, which was
developed for use in the California Airport Noise
Regulations, is similar to the Ldn except that a five dB
penalty is also added for noise occurring during evening
hours from 7:00 PM to 10:00 PM. Therefore, both the L~ and
CNEL noise metrics provide 24-hour averages of A-weighted
noise levels at a particular location. The distinction is
that Ldn includes a nighttime adjustment while the CNEL
metric includes both an evening and a nighttime adjustment.
For noise generated from vehicle traffic, CNEL and Ldn can
be used interchangeably because noise levels would differ
between these two noise descriptors by less than one dB.
Stationary Source Noise Standards
The City of Santa Ana uses an hourly exterior noise
standard to regulate stationary sources of noise. This
hourly exterior noise standard has allowances for higher
noise levels that would occur for shorter time periods.
For example, the exterior noise level standard is set at 55
dBA over 30 minutes of an hour. This means that 50% of the
noise levels measured in an hour can not exceed 55 dBA. The
corresponding noise statistic (Ln) for this is L50 which is
calculated by dividing 30 minutes over 60 minutes and shows
that noise level that is exceeded 50% of the time. Another
example is the 60 dBA exterior noise standard which is
allowed to occur for 15 minutes of a 60 minute hour or 25%
of the time (15 minutes divided by 60 minutes). Table N-l
below shows exterior stationary noise standards and their
corresponding Ln.
Noise
Table N-l
Standard and Correspond Ln
(dBA)
75 70 65
60
55
City Maximum Exterior
Noise Standard
Time Allowed to Occur
Maximum 2
minutes
Corresponding Ln
Maximum
L(2)
5
minutes
L (8)
15
minutes
L (25)
30
minutes
L (50)
The City of Santa Ana Noise Regulation is provided in
Article 6 of the Municipal code. The standards address
both exterior and interior noise impacts.
20
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Exterior Environment Noise Standards
The following standards from the City noise ordinance apply
to exterior noise impacts.
A. Table N-2 identifies the exterior noise standards for
residential areas. All residential uses are in Noise
Zone 1. The following noise standards, unless
otherwise specifically indicated, shall apply to all
residential property within a designated noise zone:
Table N-2
EXTERIOR NOISE STANDARDS
Noise Zone
Noise Level
Time Period
1 55 dB(A) 7:00 a.m. -
10:00 p.m.
1 50 dB(A) 10:00 p.m. -
7:00 a.m.
In the event the alleged offensive noise consists
entirely of impact noise, simple tone noise, speech,
music, or any combination thereof, each of the above
noise levels shall be reduced by five (5) dB (A).
B. It shall be unlawful for any person at any location
within the City of Santa Ana to create any noise, or
to allow the creation of any noise on property owned,
leased, occupied, or otherwise controlled by such
person, when the foregoing causes the noise level,
when measured on any other residential property, to
exceed:
. The noise standard for a cumulative period of more
than thirty (30) minutes in any hour; or
. The noise standard plus five (5) dB (A) for a
cumulative period of more than fifteen (15) minutes in
any hour; or
· The noise standard plus ten (10) dB (A) for a
cumulative period of more than five (5) minutes in any
hour; or
· The noise standard plus fifteen (15) dB (A) for a
cumulative period of more than one minute in any hour;
or
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31A~2
· The noise standard plus twenty (20) dB (A) for any
period of time.
C. In the event the ambient noise level exceeds any of
the first four (4) noise limit categories above, the
cumulative period applicable to said category shall be
increased to reflect said ambient noise level. In the
event the ambient noise level exceeds the fifth noise
limit category, the maximum allowable noise level
under said category shall be increased to reflect the
maximum ambient noise level.
Interior Noise Standards
The following standards from the City's Noise Ordinance
apply to interior noise impacts.
A. Table N-3 identifies the exterior noise standards for
residential areas. The following interior noise
standards, unless otherwise specifically indicated,
shall apply to all residential property within a
designated noise zone:
Table N-3
INTERIOR NOISE STANDARDS
Noise Zone Noise Level Time Period
1 55 dB (A) 7:00 a.m. -
10:00 p.m.
1 45 dB (A) 10:00 p.m. -
7:00 a.m.
B.
It shall be unlawful for any person at any location
within the City of Santa Ana to create any noise, or
to allow the creation of any noise on property owned,
leased, occupied, or otherwise controlled by such
person, when the foregoing causes the noise level,
when measured on any other residential property, to
exceed:
.
The noise standard for a cumulative period of more
than thirty (30) minutes in any hour;
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. The noise standard plus five (5) dB(A) for a
cumulative period of more than fifteen (15) minutes in
any hour;
. The noise standard plus ten (10) dB (A) for a
cumulative period of more than five (5) minutes in any
hour; or
· The noise standard plus fifteen (15) dB (A) for a
cumulative period of more than one minute in any hour;
or
. The noise standard plus twenty (20) dB (A) for any
period of time
C. In the event the ambient noise level exceeds any of
the first four (4) noise limit categories above, the
cumulative period applicable to said category shall be
increased to reflect said ambient noise level. In the
event the ambient noise level exceeds the fifth noise
limit category, the maximum allowable noise level
under said category shall be increased to reflect the
maximum ambient noise level.
Construction Noise Provisions
According to the Noise Ordinance noise sources associated
with construction, repair, remodeling, or grading of any
real property are exempt from regulation, provided said
activities do not take place between the hours of 8:00 p.m.
and 7:00 a.m. on weekdays, including Saturday, or any time
on Sunday or a federal holiday.
Existing Setting
The project site is located at the southwest corner of
MacArthur Boulevard and Main Street in the City of Santa
Ana. Both MacArthur Boulevard and Main Street are heavily
traveled roadway arterials. The project site is adjacent
to the MacMain Plaza to the west and condominiums to the
south the project site.
Certain land uses are particularly sensitive to noise. As
specified in the City's General Plan Noise Element, noise-
sensitive uses include residential, school, and open
space/recreation uses where quiet environments are
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26 of 85
necessary for enjoyment. The nearest sensitive receivers
are residential condominium uses located 61 feet to the
south of project site across a parking lot of the MacMain
Plaza. Currently, a six feet masonry block wall separates
the project site from the parking lot and another 6 feet
wall separates the parking lot from the condominiums.
Noise Monitoring
Noise monitoring was conducted on February 27, 2005
(Sunday) during the hours for which the automated car wash
would operate, which is 7 AM to 9 PM. Sunday was chosen
for measurements because this day would be expected to have
the lowest traffic noise and hence this would be the day
that any increases in noise from the project would be most
noticeable. Noise measurements were conducted in the
MacMain parking lot between the project site and the
condominiums to the south. The monitoring location is
described below and shown in Exhibit 3;
Time Leq Lmax Lmin L(2) L (8) L(25) L(50)
7:00 AM 57 74 47 64 60 56 54
8:00 AM 56 76 45 62 59 56 53
9:00 AM 58 73 46 67 61 58 56
10:00 AM 65 73 54 68 67 66 65
11:00 AM 66 76 63 68 67 66 66
12:00 PM 64 81 51 67 66 65 64
1:00 PM 63 85 50 71 64 62 60
2:00 PM 62 78 55 68 64 62 60
4:00 PM 64 71 59 68 66 64 63
At the MacMain Parking Lot noise levels were relatively low
for being in proximity of MacArthur Boulevard and Main
Street. These low noise levels are due to the distance of
the sound level meter from MacArthur Boulevard and Main
Street as well as the presence of a six feet wall, which
provides noise attenuation for both streets. The noise
levels are very low in the early morning hours, increase in
the afternoon and decrease in the evening. Ambient noise
levels are higher at locations closer to Main Street or
MacArthur Boulevard which are the primary sources of noise
proximate to the project site. Table N-4 identifies the
monitored ambient noise levels. The noise measurements
demonstrate that the ambient noise level is lower than the
City's exterior noise standards for various hours of the
day.
Table N-4
Morning Peak Hour - Ambient Noise Monitoring Summary (dBA)
24
31A-55
27 of 85
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. Noise Monitoring Location
Exhibit 3
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Noise Monitoring Locations and
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Existing
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(Noise Sensitive)
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NOT TO SCALE
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6:00 PM 59 74 48 64 62 60 56
7:00 PM 56 74 45 62 59 56 54
8:00 PM 55 71 46 63 59 55 53
City's Exterior Noise Standards 75 70 65 60 55
IMPACTS
A. Exposure of persons to or generation of noise levels
in excess of standards established in local general
plan or noise ordinance, or applicable standards of
other agencies.
C. A substantial per.manent increase in ambient noise
levels in the project vicinity above levels existing
without the project.
Potentially Significant Unless Mitigation Incorporated
Long-term operational noise impacts would be associated
with the operation of the carwash and service station.
Operational noise impacts generated by the proposed project
would be considered stationary source noise impacts and
would be subject to regulation by the City's Municipal
Noise Ordinance. A proposed project would have a
significant adverse noise impact if the project would
exceed the Stationary Source Noise Standards shown on Table
N-1, Exterior Noise Standards shown on Table N-2 and the
Interior Noise Standards shown on Table N-3.
The long-term operation of the proposed project would
involve noise generated from gas station customers
purchasing and pumping fuel, purchasing items from the
convenience store and using the automated car wash. Noise
associated with customers purchasing fuel entails vehicle
ingress/egress, door slams, car starts and possibly speech.
Noise from customers purchasing and pumping gasoline would
not change from existing conditions and as such would not
represent a significant increase in noise. The majority of
customers using the project's convenience store would also
be those that are purchasing gasoline and as such would not
generate any additional noise than those purchasing fuel.
Those customers that pass by and only purchase items from
the convenience store would not generate substantial levels
of noise due to the low speeds of vehicles accessing the
project site and the very short duration and magnitude of
noise generated by engine starts and door slams compared to
the eXlstlng nOlse enVlronment.
25
3~17
The primary source of noise associated with the operation
of the proposed project would be from customers utilizing
the automated car wash. The automated car wash generates
noise from sprayers that apply detergent and water, brushes
(if used), blowers used to dry the car and equipment used
in the car wash process. Two different types of automated
car washes are being considered by the project developer.
One utilizes the Mark VII automated car wash system which
is a freestanding car wash. Freestanding car wash
equipment are situated on a track that moves along the
entire extent of the car spraying water, detergent and
blowing dry the vehicle. Noise measurements of a Mark VII
car wash in Fountain Valley were taken on February 24 and
shown in Table N-5. The loudest portion of the Mark VII
wash process is the pressurized water sprayers and the air
blower. The second automated car wash equipment being
considered by the project developer is the Ryko car wash
system, which employs water sprayers and cloth brushes that
operate along the entire extent of the car being washed.
After the car is washed, the driver of the car slowly
drives the car to a fixed place blower, which dries the car
as it passes. The loudest portion of the Ryko car wash
process is the blower. Noise measurements were also
obtained of the Ryko car wash equipment in the City of
Garden Grove on March 7, 2005.
Exterior Noise Impacts
The City of Santa Ana Noise Ordinance establishes maximum
hourly exterior noise standards for the hours of 7 AM to 10
PM. The proposed car wash activity would occur from 7 AM
to 9 PM. The hourly noise levels of the two sets of car
wash equipment being considered was calculated based on a
peak number of 10 car washes per hour1. As shown in Table
N-5, the calculated hourly noise levels would exceed the
City's exterior noise standard for either type of car wash
system. As such, the automated car wash would result in a
significant impact to the noise environment and mitigation
would be needed to meet the City's exterior noise standard.
To reduce potential noise impacts to a level considered
less than significant, a 12-foot sound wall is recommended
between the proposed carwash and the existing 6-foot block
wall along the project site's southern property line.
1 Based on an estimate of car washes per hour at an existing automated car wash owned by of David Shamtoub, located at 25800 S. Western
Avenue, Harbor City,
26
3tA~~8
Exhibit 4 shows the location of the recommended sound wall.
To ensure the effectiveness of the sound wall noise
monitoring is also recommended once the operation of the
proposed project begins.
Interior Noise Impacts
Based on noise levels shown N-5 the proposed project would
be able to meet the City's interior noise standard. A
typical residential structure provides 12dB noise
attenuation with windows open, from exterior to interior
noise levels. With windows closed, a 24 dB noise reduction
would typically occur. With this level of noise
attenuation, the City's interior noise standard would be
achieved with either a windows open or windows closed
condition. No mitigation would be necessary.
Table N-5
Automated Car Wash Noise
(dBA)
~aximuml L(2) L(8)
L(25) L(50)
MARK VII GARWASHEQJ!lIPSEN':E'
Hourly Noise Level at
Property Line of
Condominiums
City Noise Standards
Exceeds Exterior Noise
Standard?
MAR1('........VII..........GAR.........WASHuSQUI
Hourly Noise Level at
Windows/Balconies of
Condominiums
City Noise Standards
Exceeds Exterior Noise
Standard?
RYKQ... GAR..WASHEQu..r.PMSNT
Hourly Noise Level at
Property Line of
Condominiums
City Noise Standards
Exceeds Exterior Noise
Standard?
R:y-.l{'O CAR.......WASHEQUIPMEN'I.'
Hourly Noise Level at
Windows/Balconies of
61
61
61
60
75
No
70
No
65
No
60
No
60
60
59
58
75
No
70
No
65
No
60
No
65
64
63
60
75
No
70
No
65
No
60
Yes
27
31A8~9
57
55
Yes
55
55
Yes
51
55
No
47
Sound Wall Locations
, , _ ,.., ,. A
~RTHr BLVD,
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Existing
Apartments
(Noise Sensitive)
Existing
; Apartments
;.; (Noise Sensitive)
--- 12-Foot Sound Wall
Exhibit 4
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NOT TO SCAlE
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Condominiums
City Noise Standards 75 70 65 60 55
Exceeds Exterior Noise No No No No No
Standard?
The Planning Center, March 8, 2005
Cumulative Operational Noise Impacts
The primary noise sources within the project area vicinity
are vehicle traffic along MacArthur Boulevard and Main
Street. Noise levels decrease with distance from these
sources. Noise sensitive uses such as the condominiums
located south of the project site are currently exposed to
substantial levels of noise from Main Street and
secondarily from MacArthur Boulevard. While noise
generated by the proposed project would be in compliance
with the City's exterior and interior noise standards,
project generated noise would still be discernable and will
contribute to the overall noise level in the area.
MITIGATION MEASURES
. Building plans for the proposed project shall reflect
that the proposed car wash would be a Mark VII
Automated Car Wash System or the Ryko Car Wash System.
. Building plans for the proposed project shall reflect
a sound wall with a minimum height of 12 feet and a
density of at least 4 lbs. per square feet. The
location of the sound wall shall be provided in
accordance with Exhibit N-1.
. Mitigation monitoring shall be conducted after
construction of the project to ensure that noise
generated by the automated car wash shall not exceed
the City's exterior noise standard. If the operation
of the automated car wash exceeds the City's
standards, additional noise mitigation shall be
required to achieve compliance with the City's
exterior noise standard. Additional mitigation may
include the installation of automated doors at the
entrance and exit of the car wash or sound walls.
D. A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels existing without project.
28
3'A~~1
B. Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise levels.
Potentially Significant Unless Mitigation Incorporated
Construction operations associated with the proposed project
would increase existing noise levels within the project area.
Noise generated during construction is a function of
construction equipment used, the location of the equipment,
and the timing and duration of the noise-generating
activities. Construction of the proposed project is
anticipated to commence October 2005 with an estimated
duration of 3-6 months. Construction noise levels reported
in Noise from Construction Equipment and Operations, Building
Equipment, and Home Appliances, (United States Environmental
Protection Agency (EPA), 1971) were used to estimate future
construction noise levels for the proposed project.
Typically, the estimated construction noise level is governed
primarily by the highest noise producing pieces of equipment.
Table N-6 presents typical noise levels generated at varying
distances from project construction sites during various
construction phases and under minimum and maximum equipment
usage scenarios. Table N-6 presents noise levels for the
various construction phases. The nearest noise sensitive use
is the condominium complex 61 feet to the south of the project
site.
Noise Levels at
Table N-6
Project Construction
Minimum Required
Equipment in Use1
(50 feet from Project
Sites (dBA Leq)
All Applicable
Equipment in Use1
ConstruCtion)
Construction Phase
Reference Noise Levels
Ground 84 84
Clearing/Demolition
Excavation 79 89
Foundation 78 78
Construction
Building 76 85
Construction
Finishing and Site 76 89
Cleanup
Noise Levels at Condominiums (61 feet South from Project
Construction)
Ground 82 82
Clearing/Demolition
Excavation 77 87
Foundation 76 76
29
31A-62
34 of 85
Table N-6
Noise Levels at Project Construction Sites (dBA Leq)
Construction
Building 74 83
Construction
Finishing and Site 74 87
Cleanup
Construction of the proposed project would not be expected
to use large quantities of construction equipment. The
addition of the convenience store, car wash and walls would
primarily be constructed by hand with possible use of a
backhoe for building footings. Consequently, noise levels
generated from project construction would be expected to
generate those noise levels listed under the minimum
required equipment in use. As such, noise levels may
intermittently range from 74-82 dBA Leq at the nearest
noise sensitive use, which are the condominiums to the
south of the project site. To reduce potential
construction related noise impacts to a level that would be
less than significant the proposed project would be
required to comply with the City's Noise Ordinance by
limiting the hours of construction activity from 7:00 AM to
8:00 PM Monday through Saturday and no construction
activity on Sundays and Federal Holidays.
Mitigation Measure
. Construction plans for the proposed project shall
reflect that construction operations would be limited
to 7 AM to 8 PM Monday through Saturday, and not
permitted on Sundays or Federal Holidays.
E. For a project located within an airport land use plan
or where such a plan has not been adopted, within two
miles of a public airport or public use airport, would
the project expose people residing or working in the
project area to excessive noise levels?
Less Than Significant Impact
The Airport Environs Land Use Plan for Orange County
establishes policies and standards to protect the public
from the adverse effects of aircraft noise. The Airport
Environs Land Use Plan establishes two Noise Impact Zones
around the vicinity of John Wayne Airport. Noise Impact
Zone 1 is areas where the CNEL is greater than 65db CNEL.
30
31A-63
35 of 85
Noise Impact Zone 2 is areas where the CNEL is 60 dB or
greater, but less than 65dB.
The project site is located approximately 900-feet outside
of the 60 dB CNEL. Therefore, the project site would not be
significantly impacted with aircraft noise.
XII. POPULATION AND HOUSING
A. Induce substantial population growth in an area,
either directly or indirectly through extension of
roads or other infrastructure.
B. Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere.
C. Displace substantial numbers of people, necessitating
the construction of replacement housing elsewhere?
No Impact
The proposed project is consistent with the General Plan.
Implementation of the proposed project would not induce
additional population growth into the area, nor would it
displace any existing households or housing.
XIII. PUBLIC SERVICES
Fire Protection: Less than Significant Impact
The Santa Ana Fire Department would provide fire protection
and emergency medical services for the proposed project.
According to the Santa Ana Fire Department, implementation
of the proposed project would not significantly increase
the demands for fire protection services over current
levels of demand within the project area and that under
existing levels of manpower and equipment, they would have
the ability to provide adequate fire protection services.
Additionally, through the City's development review
process, the fire department has reviewed and determined
that the proposed project would provide adequate fire
protection facilities and services.
Police Protection: Less Than Significant Impacts
The Santa Ana Police Department would provide police
protection services for the proposed project. According to
the Santa Ana Police Department, implementation of the
31
3'A~4
proposed project would not significantly increase the
demand for fire protection services over current levels of
demand within the project area and that under existing
levels of manpower and equipment, they would have the
ability to provide adequate fire protection services.
Schools: Less Than Significant Impact
The project site is included within the boundaries of the
Santa Ana Unified School District (SAUSD). Implementation
of the proposed project would not directly generate
project-specific demands for new school facilities.
However, the project would be subject to provide school
impacts fees to help address cumulative impacts to school
services in SAUSD. To help fund new construction of school
facilities, SAUSD levies the maximum State approved impact
fee of $0.33 per square feet of commercial area. The
payment of fees to the district would mitigate impacts on
school services to a level considered less than
significant. To insure payment of school services, the
following mitigation measure shall be implemented.
Mitigation Measure
. Prior to the issuance of building permits, the project
applicant shall submit evidence to the City of Santa
Ana Building and Planning Department that appropriate
school impact fees have been paid.
Parks, Other Public Facilities: Less Than Significant
Impact
The proposed project involves the construction and
operation of a service station/car wash. Implementation of
the proposed project would not significantly increase the
demands for additional park facilities or other public
facilities.
XIV. RECREATION
A. Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical
deterioration of the facility would occur or be
accelerated?
32
3'A~5
B. Does the project include recreational facilities or
require the construction or expansion of recreational
facilities, which might have an adverse physical
effect on the environment.
No Impact
The proposed project involves the operation of a service
station/carwash. Implementation of the proposed project
would not increase the demands for existing recreation
facilities or generate the demand for additional recreation
facilities.
xv. TRANSPORTATION/TRAFFIC
A. Cause an increase in traffic, which is substantial in
relation to the existing traffic load and capacity of
the street system?
B. Exceed, either individually or cumulatively, a level
of service standard established by the county
congestion management agency for designated roads or
highways?
Less Than Significant Impact
The proposed project is consistent with the City's General
Plan and the traffic projections within the Circulation
Element. The Public Works Department has determined that
implementation of the proposed project would not result in
significant project-related traffic impacts or individually
or cumulatively exceed any required level of service
established by the City or by the County's Congestion
Management Program.
C. Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in
location that results in substantial safety risks?
No Impact
The proposed project involves the operation of a service
station/carwash. Implementation of the proposed project
would not result in any changes to air traffic patterns.
The proposed project would not result in any substantial
safety risks related to aircraft traffic.
33
3~A~6
D. Substantially increase hazards to a design feature
Less Than Significant Impact
Construction operations associated with the proposed
project could result in a short-term increase of
construction traffic volumes within the project area.
However, the increased level of construction traffic is not
expected to significantly increase vehicle or pedestrian
hazards within the project area.
E. Result in inadequate emergency access
Less Than Significant Impact
As part of the City's development review process, the Fire
Department has reviewed the proposed project for potential
impacts in regards to emergency access. The Fire Department
has determined that adequate emergency access would be
provided.
F. Result in inadequate parking capacity
Less Than Significant Impact
In accordance with the City's parking standards, the
proposed project is providing a total of 6 onsite parking
spaces. No adverse parking impacts would be associated with
the proposed project.
G. Conflict with adopted policies supporting alternative
transportation
No Impact
The proposed project would not be in conflict with any
adopted policies regarding alternative modes of
transportation. Implementation of the proposed project
would not displace existing public transportation
facilities.
XVI. UTILITIES
A. Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
34
31A8~7
B. Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
E. Result in the deter.mination by the wastewater treatment
provider, which serves or may serve the project that it
has adequate capacity to serve the project's projected
demand in addition to the providers existing commitments.
Less Than Significant Impact
The City of Santa Ana and the Orange County Sanitation
District would provide wastewater service to the project
site. A combination of local sewer lines and a 39-inch
trunk line located along Main Street would provide
wastewater service to the site. The treatment of wastewater
would be provided at Reclamation Plant 1 in the City of
Fountain Valley.
The proposed project is consistent with the City's General
Plan and therefore would be consistent with the City's
urban Water Management Plan. The wastewater demands of the
project are accounted for in the Urban Water Management
Plan. The proposed project would not significantly increase
the demand for wastewater service over current levels
wastewater demand within the project area. Through the
City's development review process, the Public Works
Department has indicated that the City would have the
ability to provide adequate water service to the project
site. The proposed project would be required to provide
appropriate sewer connection fees with the City of Santa
Ana and the Orange County Sanitation District.
No adverse impacts in regards to the provision of adequate
wastewater service would be associated with the proposed
project.
c. Require or result in the construction of new stor.m
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant effects.
Less Than Significant Impact
The project site is located within an urbanized area with
improved drainage facilities. Implementation of the
proposed project would not significantly increase the
35
31A8~8
amount of surface water runoff generated from the project
site. Implementation of the proposed project would not
require the construction of new drainage facilities that
would impact the environment.
D. Are sufficient water supplies available to serve the
project from existing entitlements and resources or
are new or expanded entitlements needed?
Less Than Significant Impact
The proposed carwash use would increase the demand for
water service over current levels water demand within the
project area. However, the project is consistent with the
General Plan and water demands for the project are
accounted for the in the Urban Water Management Plan.
Through the City's development review process, the Public
Works Department has indicated that the City would have the
ability to provide adequate water service to the project
site. No adverse impacts in regards to the provision of
adequate water service would be associated with the
proposed project.
F. Is the project served by a landfill with sufficient
per.mitted capacity to accommodate the project's solid
waste disposal needs?
G. Comply with federal, state and local statutes and
regulations related to solid waste?
Less Than Significant Impact
The City of Santa Ana would provide solid waste disposal
service for the proposed project. The proposed project
would not significantly increase the demand for solid waste
disposal over current levels of demand within the project
area. Additionally, the City has adopted a Source Reduction
and Recycling Element, which, establishes programs to
reduce the City's overall demand for solid waste disposal.
No significant adverse impacts would be associated with
providing solid waste disposal service for the proposed
project.
36
31A~9
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
A. Does the project have the potential 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 periods of California
history or prehistory.
No Impact
Implementation of the proposed project would not
substantially reduce the habitat of fish, wildlife species,
or cultural resources in that no fish, wildlife populations
or cultural resources are known to exist on the project
site.
B. Does the project have impacts that are individually
limited but cumulatively considerable?
Less Than Significant Impact
Implementation of the proposed project would not result in
significant cumulative impacts. The proj ect' s incremental
contribution would not be cumulatively considerable because
the proposed project would comply with the applicable
requirements of the uniform building code, conditions of
approval, mitigation measures and applicable City
Ordinances, which provide specific requirements that would
avoid any significant cumulative impacts within the project
area.
C. Does the project have environmental effects, which
will cause substantial adverse effects on human beings
either directly or indirectly?
Less Than Significant Impact
The project would not have any direct or indirect adverse
impacts on human beings. Mitigation measures have been
required for the construction and operation of the proposed
project to insure that the project would not have a direct
or indirect adverse significant impact to human beings or
the environment.
37
314At870
XVIII DETERMINATION
Based upon the evidence in light of the whole record
documented in the above environmental evaluation and cited
references, I find that the proposed project could not have
a significant effect on the environment and a Mitigated
Negative Declaration has been prepared.
XVIV REFERENCES
City of Santa Ana General Plan, September 1982
City of Santa Ana General Plan Land Use Element EIR, SC No.
97071058, October 1997,
Noise Study Mobile Car Wash, The Planning Center, March
2005
City of Santa Ana Zoning Ordinance, December 1998
City of Santa Ana Noise Ordinance
South Coast Air Quality Management District CEQA Air
Quality Handbook, 1993
California Environmental Quality Act Statues and
Guidelines, 2001
Site Visit by Dan Bott Environmental Coordinator, March
2005
National Register of Historical Resources
City of Santa Ana Local List of Historical Resources
California Department of Fish and Game Natural Diversity
Data Base
Orange County Airport Environs Land Use Plan
Flood Rate Insurance Map 0602320029F
City of Santa Ana Noise Ordinance
City of Santa Ana Development Review Committee
38
31A-71
43 of 85
California Department of Conservation Farmland Mapping and
Monitoring Program
Seismic Hazard Zone Map
xx. PREPARERS
Dan Bott, City of Santa Ana Environmental Coordinator
39
3tA872
crwfA
Environmental Checklist
For CEQA Compliance
PLANNING DIVISION
I. Project Title: Mobile Carwash
II. Project Numbers: ER 2003-232
III.
Lead Agency Name and Address:
City of Santa Ana Planning Division
P.O, Box 1988 (M-20)
Santa Ana, CA 92702
IV.
Environmental Coordinator and Phone Number: Dan BoU
(714) 667-2719
V. Project Location: Intersection of Main Street and MacArthur Boulevard
Environmental Determination
On the basis of this initial evaluation, I find that:
A.D
The proposed project COULD NOT have a significant effect on the environment and a NEGATIVE
DECLARATION will be prepared.
B. ~
Although the proposed project could have a significant effect on the environment, there will not be a significant
effect in this case because revisions to the project have been made by or agreed to by the applicant. A
MITIGATED NEGATIVE DECLARATION will be prepared.
c.D
The proposed project MAY have a significant effect on the environment and an ENVIRONMENTAL IMPACT
REPORT is required.
D.D
Although the proposed project could have a significant effect on the environment, because all potentially
significant effects (a) have been analyzed adequately in an earlier EIR (EIR No, -) 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 project, nothing further is required,
E. 0
Pursuant to Section 15164 of the CEQA Guidelines, an EIR (EIR No. - ) has been prepared earlier and only
minor technical changes or additions are necessary to make the previous EIR adequate and these changes do
not raise important new issues about the significant effects on the environment. An ADDENDUM to the EIR
shall be prepared.
F. 0 Pursuant to Section 15162 of the CEQA Guidelines, an EIR (EIR No, - ) has been prepared earlier; however,
subsequent proposed changes in the project andlor new information of substantial importance will cause one
or more significant eff~SIY discussed. A SUBSEQUENT EIR shall be prepared.
~~~--)
s;gnat:0O,VI ~1t-
Printed N .
March 15. 2005
Date
db\Env Form CEOA Chklst
31Aa73
Page 1 of 1
~'A
Environmental Checklist
For CEQA Compliance
Evaluation of Environmental Impacts:
I. A brief explanation is required for all answers except "No Impact" answers that are adequately supported
by the information sources a lead agency cites in the parentheses following each question. A "No Impact"
answer is adequately supported if the referenced information sources show that the impact simply does
not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No
Impact" answer should be explained where it is based on project-specific factors as well as general
standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific
screening analysis).
II. All answers must take account of the whole action involved, including off-site as well as on-site,
cumulative as well as project-level, indirect as well as direct, and construction as well as operational
impacts,
III. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If
there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is
required,
IV. "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation
measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact".
The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to
a less than significant level.
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Issues & Supporting Information Sources Impact Incorporated Impact Impact
I. Aesthetics - Would the project:
A. Have a substantial adverse effect on a scenic vista? D D D ~
B. Damage scenic resources, including but not limited D D D
to, trees, rock outpourings and historic buildings
within a state highway?
C. Substantially degrade the existing visual character J(
or quality of the site and its surroundings? D D D
D. Create a new source of substantial light or glare
which would adversely affect day or nighttime views rJ[
in the area? D D D
dblEnv Form CEOA Chklst
Page 1 of 12
ATTACHMENT B
31A874
anlA
Environmental Checklist
For CEQA Compliance
Issues & Supporting Information Sources
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
II. Agricultural Resources - In determining whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site
Assessment Model prepared by the California Department of Conservation as an optional model to use in
assessing impacts on agricultural farmland. Would the project:
A.
Convert Prime Farmland, Unique Farmland or
Farmland of Statewide Importance (Farmland) to
non-agricultural use? (The Farmland Mapping and
Monitoring Program in the California Resources
Agency, Department of Conservation, maintains
detailed maps of these and other categories of
farmland.)
D
D
D
D
D
D
D
D
D
ft(
~
~
III. Air Quality - Where available, the significance criteria established by the applicable air quality management or
pollution control district may be relied upon to make the following determinations, Would the project:
B,
Conflict with existing zoning for agricultural use or a
Williamson Contract?
C.
Involve other changes in the existing environment
which, due to their location or nature, could
individually or cumulatively result in loss of
Farmland, to non-agricultural use?
A.
Conflict with or obstruct implementation of
applicable Air Quality Attainment Plan or Congestion
Management Plan?
B.
Violate any stationary source air quality standard or
contribute to an existing or proposed air quality
violation?
C,
Result in a cumulatively considerable net increase
of any criteria pollutant for which the project region
is non-attainment under an applicable federal or
state ambient air quality standard (including
releasing emission which exceed quantitative
thresholds for ozone precursors)?
D.
Expose sensitive receptors to substantial pollutant
concentrations?
dblEnv Form CEQA Chklst
ATTACHMENT B
31A'875
D
D
D
D
D
A1
D
D
D
D
~
~
~
D
D
D
Page 2 of 12
~'A
Environmental Checklist
For CEQA Compliance
Issues & Supporting Information Sources
E. Create objectionable odors affecting a substantial
number of people?
IV. Biological Resources - Would the project:
A.
Have a substantial adverse impact, either directly
or through habitat modifications, on any species
identified as a candidate, sensitive or special status
species in local or regional plans, policies or
regulations or by the California Department of Fish
and Game or U,S, Fish and Wildlife Services?
B.
Have a substantial adverse impact on any riparian
habitat or natural community identified in local or
regional plans, policies, and regulations or by the
California Department of fish and Game or U.S.
Fish and Wildlife Service?
C.
Adversely impact federally protected wetlands
(including, but not limited to, marsh, vernal pool,
coastal, etc.) either individually or in combination
with the known or probable impacts of other
activities through direct removal, filling hydrological
interruption, or other means?
D.
Conflict with any local policies or ordinances
protecting biological resources, such as tree
preservation policy or ordinance?
V. Cultural Resources - Would the project:
A.
Cause a substantial adverse change in the
significance of a historical resource as defined in
Section 15064.5?
B.
Cause a substantial adverse change in the
significance of a unique archaeological resource
pursuant to define Section 15064.5?
C.
Directly or indirectly disturb or destroy a unique
paleontogical resource or site?
dblEnv Form CEQA Chklst
ATTACHMENT B
31A"876
Potentially
Significant
Impact
o
o
o
o
o
o
o
o
Potentially
Significant
Unless
Mitigation
Incorporated
o
o
o
o
o
o
o
o
Less Than
Significant
Impact
~
o
o
o
o
o
o
o
No
Impact
o
~
~
fr[
~
~
~
~
Page 3 of 12
~'A
Environmental Checklist
For CEQA Compliance
Issues & Supporting Information Sources
D.
Disturb any human remains, including those
interred outside of formal cemeteries?
VI. Geology and Soils - Would the project:
A.
Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or
death involving:
1. Rupture of an known earthquake fault, as
delineated on the most recent on the most
recent Alquist-Priolo Earthquake Fault Zoning
map issued by the State Geologist for the area
or based on other substantial evidence of a
known fault?
2, Strong seismic ground shaking?
3, Seismic-related ground failure, including
liquefaction?
4. Landslides?
B.
Would the project result in substantial soil erosion
or the loss of topsoil?
c.
Would the project result in the loss of a unique
geologic feature?
D.
Is the project located on strata or soil that is
unstable or that would become unstable as a result
of the project and potentially result in on-or off-site
landslide, lateral spreading, subsidence,
liquefaction or collapse?
E.
Where sewers are not available for the disposal of
wastewater, is the soil capable of supporting the
use of septic tanks or alternative wastewater
disposal systems?
dblEnv Form CEQA Chklst
ATTACHMENT B
31A"877
Potentially
Significant
Impact
D
D
D
D
D
D
D
D
D
D
Potentially
Significant
Unless
Mitigation
Incorporated
D
D
D
D
D
D
D
D
D
D
Less Than
Significant
Impact
D
D
D
~
%
D
((
D
~
D
No
Impact
fti
D
;3(
D
D
0(
D
%
D
41
Page 4 of 12
aRIA
Environmental Checklist
For CEQA Compliance
Issues & Supporting Information Sources
VII. Hazardous and Hazardous Materials - Would the project:
A.
Create a significant hazard to the public or the
environment through the routine transport, use or
disposal of hazardous materials?
B.
Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substance or waste
within one-quarter mile of an existing or proposed
school?
C.
Be located on a site which is located on a list of
hazardous materials sites compiled pursuant to
Government Code Section 659662.5 and, as a
result, would it create a significant hazard to the
public or the environment?
D.
For a project located within an airport land use plan
or where such a plan has not been adopted, within
two miles where of a public airport or public use
airport, would the project result in a safety hazard
for people residing or working in the project area?
VIII. Hydrology and Water Quality - Would the project:
A.
Violate Regional Water Quality Control Board water
quality standards or waste discharge
requirements?
B.
Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater table
level (i.e., the production rate of pre-existing nearby
wells would drop to a level which would not support
existing land uses or planned uses for which
permits have been granted)?
dblEnv Form CEQA Chklst
ATTACHMENT B
3tA"878
Potentially
Significant
Impact
D
D
D
D
D
D
Potentially
Significant
Unless
Mitigation
Incorporated
D
D
~
~
M
D
Less Than
Significant
Impact
No
Impact
M
D
~
D
D
D
D
D
D
D
D
)(
Page 5 of 12
~fA
Environmental Checklist
For CEQA Compliance
Issues & Supporting Information Sources
C,
Substantially alter the existing drainage pattern of
the site or area, including through the alteration of
the course of a stream or river, or substantially
increase the rate or amount of surface runoff in a
manner which would result in flooding on- or off-
site?
D.
Create or contribute runoff water which would
exceed the capacity of existing or planned storm
water drainage systems or provide substantial
additional sources of polluted run-off?
E.
Otherwise substantially degrade water quality?
F.
Place housing within a 100-year floodplain, as
mapped on a federal Flood Hazard Boundary or
Flood Insurance Rate Map or other flood hazard
delineation map?
G.
Place within a 100-year floodplain structures which
would impede or redirect flood flows?
H.
Expose people or structures to a significant risk of
loss, injury, or death involving flooding, including
flooding as a result of the failure of a levee or dam.
I.
Result in an increase in pollutant discharges to
receiving waters? Consider water quality
parameters such as temperature, dissolved
oxygen, turbidity and other typical storm water
pollutants (e.g. heavy metals, pathogens,
petroleum derivatives, synthetic organics,
sediment, nutrients, oxygen-demanding
substances, and trash)
J.
Result in significant alteration of receiving water
quality during or following construction?
K.
Could the proposed project result in increased
erosion downstream?
L.
Result in increased impervious surfaces and
associated increased runoff?
db\Env Form CEOA Chklst
ATTACHMENT B
3tA819
Potentially
Significant
Impact
D
D
D
D
D
D
D
D
D
D
Potentially
Significant
Unless
Mitigation
Incorporated
D
D
P\
D
D
D
~
~
9t<
D
Less Than
Significant
Impact
~
*
D
D
D
D
D
D
D
~
No
Impact
D
D
D
~
;r
%
D
D
D
D
Page 6 of 12
~fA
Environmental Checklist
For CEQA Compliance
M. Create a significant adverse environmental impact
to drainage patterns due to changes in runoff flow
rates or volumes?
N. Tributary to an already impaired water body, as
listed on the Clean Water Act Section 303(d) list: If
so, can it result in an increase in any pollutant of
which the water body is already impaired?
O. Tributary to other environmentally sensitive areas?
If so, can it exacerbate already existing sensitive
conditions?
P. Have a potentially significant environmental impact
on surface water quality to either marine, fresh, or
wetland waters?
Q. Have a potentially significant adverse impact on
groundwater quality?
R. Cause or contribute to an exceedance of applicable
surface or groundwater receiving water quality
objectives or degradation of beneficial uses?
S. Impact aquatic, wetland, or riparian habitat?
IX. Land Use and Planning- Would the project:
A.
Physically divide an established community?
B.
Conflict with any applicable land use plan, policy,
or regulation of an agency with jurisdiction over
the project (including, but not limited to the general
plan, specific plan, local coastal program, or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
C,
Conflict with any applicable habitat conservation plan
or natural community conservation plan?
X. Mineral Resources - Would the project:
A.
Result in the loss of availability of a locally
important mineral resource recovery site delineated
on a local general plan, specific plan, or other land
use plan?
Issues & Supporting Information Sources
dblEnv Form CEOA Chklst
ATTACHMENT B
31A8~O
D
D
D
D
D
D
D
D
D
D
Potentially
Significant
Impact
}xi
~
~
D
f&
~
D
D
D
D
Potentially
Significant
Unless
Mitigation
D
D
D
D
D
D
i&'
~
D
D
Less Than
Significant
Impact
D
D
D
ft(
D
D
D
D
)(
J2(
No
Impact
Page 7 of 12
anf^
Environmental Checklist
For CEQA Compliance
XI. Noise - Would the project result in:
A.
Exposure of persons to or generation of noise
levels in excess of standards established in the
local general plan or noise ordinance, or applicable
standards of other agencies?
B.
Exposure of persons to or generation of excessive
groundborne vibration or ground borne noise levels?
c.
A substantial permanent increase in ambient noise
levels in the project vicinity above levels existing
without the project?
D.
A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels existing without project?
E.
For a project located within an airport land use plan
or where such a plan has not been adopted, within
two miles of a public airport or public use airport,
would the project expose people residing or
working in the project area to excessive noise
levels?
XII. Population and Housing - Would the project:
A.
Induce substantial population growth in an area,
either directly (for example, by proposing new
homes and business) or indirectly (for example,
through extension of roads or other infrastructure)?
B,
Displace substantial numbers of existing housing,
necessitating the construction of replacement
housing elsewhere?
c.
Displace substantial numbers of people,
necessitating the construction of replacement
housing elsewhere?
Issues & Supporting Information Sources
db\Env Form CEOA Chklst
ATTACHMENT B
31At8~ 1
D
D
D
D
D
D
D
D
Potentially
Significant
Impact
Incorporated
k(
~
~
~
D
D
D
D
Potentially
Significant
Unless
Mitigation
D
D
D
D
A
D
D
D
Less Than
Significant
Impact
D
D
D
D
D
~
~
%
No
Impact
Page 8 of 12
~fA
Environmental Checklist
For CEQA Compliance
XIII. Public Services
A.
Would the project result in substantial adverse
physical impacts associated with the provision of
new or physically altered governmental facilities,
need for new or physically altered governmental
facilities, the construction of which could cause
significant environmental impacts, in order to
maintain acceptable service rations, response
times or other performance objectives for any of the
public service:
Fire protection?
Police protection?
Schools?
Parks?
Other public facilities?
XIV. Recreation
A.
Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial physical
deterioration of the facility would occur or be
accelerated?
8,
Does the project include recreational facilities or
require the construction or expansion of
recreational facilities which might have an adverse
physical effect on the environment?
XV. Transportation I Traffic
A.
Cause an increase in traffic which is substantial in
relation to the existing traffic load and capacity of
the street system (i.e, result in a substantial
increase in either the number of vehicle trips, the
volume to capacity ration on roads, or congestion
at intersections?)
Issues & Supporting Information Sources
db\Env Form CEOA Chklst
ATTACHMENT B
31A"8P2
D
D
D
D
D
D
D
D
D
Potentially
Significant
Impact
Incorporated
D
D
D
~
D
D
D
D
D
Potentially
Significant
Unless
Mitigation
D
)!(
,Q(
D
~
pr
D
D
~
Less Than
Significant
Impact
D
D
D
D
D
D
~
fiZ
D
No
Impact
Page 9 of 12
anf^
Environmental Checklist
For CEQA Compliance
B,
Exceed, either individually or cumulatively, a level
of service standard established by the county
congestion management agency for designated
roads or highways?
C.
Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in
location that results in substantial safety risks?
D.
Substantially increase hazards to a design feature
(e.g. sharp curves or dangerous intersections) or
incompatible uses (e,g. farm equipment)?
E.
Result in inadequate emergency access?
F.
Result in inadequate parking capacity?
G.
Conflict with adopted policies supporting alternative
transportation (e.g. bus turnouts, bicycle racks)?
XVI. Utilities and Service Systems
A.
Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
B,
Require or result in the construction of new water
or wastewater treatment facilities or expansion of
existing facilities, the construction of which could
cause significant environmental effects?
C,
Require or result in the construction of new storm
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
D.
Are sufficient water supplies available to serve the
project from existing entitlements and resources or
are new or expanded entitlements needed?
E.
Result in the determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project's projected demand in addition to the
provider's existing commitments?
Issues & Supporting Information Sources
dblEnv Form CEQA Chklst
ATTACHMENT B
3tA"8P3
D
D
D
D
D
D
D
D
D
D
D
Potentially
Significant
Impact
Incorporated
D
D
D
D
D
D
D
D
D
D
D
Potentially
Significant
Unless
Mitigation
p(
D
~
Q(
%
~
~
~
~
%
)(
Less Than
Significant
Impact
D
~
D
D
D
D
D
D
D
D
D
No
Impact
Page 10 of 12
~fA
Environmental Checklist
For CEQA Compliance
F, Is the project served by a landfill with sufficient
permitted capacity to accommodate the project's
sold waste disposal needs?
G. Comply with federal, state and local statutes and
regulations related to solid waste?
XVII. Mandatory Findings of Significance
A.
Does the project have the potential 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 periods of
California history or prehistory?
B,
Does the project have impacts that 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, effects of other current projects and the
effects of probable future projects),
C.
Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
dblEnv Form CEOA Chklst
ATTACHMENT B
31A"8P4
Incorporated
D
x
D
D
D
)(
D
D
D
A
D
D
D
~
D
D
D
~
D
D
Page 11 of 12
NOISE STUDY
FOR:
MOBIL OIL STATIONI
CAR WASH
EXPANSION -
SANTA ANA
~
prepared for:
Mr, David Shamtoub
PrePared bv:
THE PLANNING
CENTER
Contact: Tin Cheung,
Senior Environmental
Scientist
MARCH 14, 2005
31A'8PS
NOISE STUDY
FOR:
MOBIL OIL STATIONI
CAR WASH
EXPANSION
SANTA ANA
~
prepared for:
1508 Greenfield #305 Mr. David Shamtoub
Los Angeles, CA
1580 Metro Drive
Costa Mesa, CA 92626
Tel: 714.966.9220 . Fax: 714.966.9221
E-mail: costamesa@planningcenter.com
Website: www.planningcenter.com
31&86
prepared by:
THE PLANNING
CENTER
Contact: Tin Cheung,
Senior Environmental
Scientist
SHAM-01
MARCH 14, 2005
Table of Contents
Section
PaQe
1. INTRODUCTION AND SUM MARY... ................ ............................... .............. ...... ......... .......3
1,1 INTRODUCTION. ..........., ...... ...... ....... ............,... ...... ...... ............ ............. .............. ........... ................. 3
1,2 SUMMARy,........... ................ ...... ....... ..............., ....... ........... ...... ..... .................... ............. ...... ...... ..... 3
2. OVERVIEW OF NOISE AND VIBRATION ............................................................................ 7
2.1 NOISE DESCRIPTORS ...............,...,...............................,....,............................................................ 7
2.2 REGULATORY SETTING FOR NOISE ..............................................................................................9
2,3 STUDY METHODS AND PROCEDURES ........................................................................................1 0
2.4 THRESHOLDS OF SIGNIFICANCE ................................................................................................11
3. ENVI RONM ENTAL SETTI NG.............. ...... ........................... ............. ....... ....... ..... ..............12
3,1 PHYSICAL SETTING AND EXISTING LAND USES .........................................................................12
3.2 NOISE-SENSITIVE RECEIVERS ........,........,....................................,............,.................................12
3,3 EXISTING NOISE ENVIRONMENT ..............................................................................................,..12
4. ENVI RONM ENTAL I M PACTS ........... ....... ........ ....... ............ ............. .................... ..............14
4,1 PROJECT RELATED NOiSE...........................................................................................................14
4.2 OPERATION NOISE IMPACTS .............................................,.........................................................15
4,3 CUMULATIVE NOISE IMPACTS .....................................................................................................16
5. M ITIGA TION MEASURES................. ....... ..................... ........ ........... ........... ......... ...... ........ 17
5,1 EXISTING REGULATIONS AND MITIGATION MEASURES FOR SHORT TERM
CONSTRUCTION NOiSE,...... ...... ........,..,... ......... ................... ............... .............. ........................... 17
5.2 MITIGATION MEASURES FOR OPERATIONS NOISE ...................................................................17
6. LEVEL OF SIGNIFICANCE AFTER MITIGATION.............................................................. 19
~
7. REFERENCES......... ............................. ........ ......... ...... .......................................................20
APPENDICES
A. Noise Monitoring and Calculations
Technical N01Je Study for Mobil Oil Station/Car Wash Expansion
The Planning Center
March 2005 . Page i
(}.:\.\1//1 M-O I, ()F\ShdNl/f!U/; J...;fii,~Nrp"I'f-FfN."ILd(l(
3 tA"8P7
Table of Contents
Fiqure
Figure 1-1
Figure 1-2
Figure 3-1
Figure 5-1
Table
Table 2-1
Table 2-2
Table 2-3
Table 3-1
Table 4-1
Table 4-2
Table 6-1
List of Figures
Paqe
Project Regional Location ., ,..", ,.,., ,. ......,..." ".",.,." ,...,.,.,.,., ,.,.... ,....., ,.,." ,..." ".", ,.... ,.,.., ,..,.. ..4
Proposed Project Layout.......,.".,..,.,.,.",.,..."..,......,.,.,.,.,.".,.....,..,..,.,.,."",.,.,..".. ,.........,.....,.5
Noise Monitoring Location Map and Noise-Sensitive Receivers ......,..................................13
Sound Wall Locations" ,.,., ,.,..,... "..... ...... ,..." ".,.,...., ".,......., ,.,..",., ,..,. ,..........., ,..,..,.., "." "..,,18
List of Tables
Paqe
Change In Sound Pressure Level, dB ...................................................................................,7
Typical Noise Levels...,.,..,."......".,..,.,.,."".."".,.,.,.""...,.........,.,..,.,.,.,.,.,.",.,.,.,.",.,.".,.,...",.. 8
Noise Standard and Correspond Ln (dBA) ..............,............,.....,.........................................,9
Morning Peak Hour - Ambient Noise Monitoring Summary (dBA) ............,.........................12
Noise Levels at Project Construction Sites (dBA Leq) ........................................................,14
Automated Car Wash Noise (dBA) .......................................................................................16
Automated Car Wash Noise with Sound Wall (dBA)............................................................19
~
Technical NoiJe Study for Mobil Oil Station/Car WaJh ExpanJion
The Planning Center
Manh 2005 . Page ii
fJ: I,SIIA AI -u I J)j~\Sh"mll)lIl) __,'\ilifW Rep,Wf- F! ;...' /1 Ldlil
3tA"8pa
1. Introduction and Summary
1.1 INTRODUCTION
The proposed project, Mobil Oil Service Station/Car Wash Expansion, is located at 100 West MacArthur
Boulevard in the City of Santa Ana, California. The project involves the expansion of the Mobil Oil service
station which includes 190 square feet of additional building space with an automated car wash and
convenience store. The location of the project site is shown in Figures 1-1 and 1-2, This Noise Study
evaluates potential noise impacts associated with both the construction and operational phases of the
proposed project located in the City of Santa Ana, The construction phase would generate noise from
power tools and vehicles used in construction excavation and building construction. The operations
phase would generate noise primarily from the automated car wash,
1.2 SUMMARY
1.2.1 Existing Noise Environment
To assess the existing noise environment, noise monitoring for the proposed project was conducted on
February 27, 2005, Noise measurements were taken at the condominium complex located 61 feet south
of the project site. This location was selected since it represents the most noise-sensitive land use with
the highest potential of being affected by project-related noise The noise-sensitive use closest to the
project site is a multi-family condominium complex 61 feet south of the project site,
1.2.2 Environmental Impacts
Potential noise impacts were evaluated based on the City of Santa Ana's Municipal Code to determine
whether a significant adverse noise impact would result from the construction and operation of the
proposed project.
Short-term Construction Impacts
~
Project-related construction noise would result in substantial short-term increases in the ambient noise
environment. Noise levels would intermittently range from 74-82 dBA. With project compliance to the
City's Municipal Code Section 18,314, noise generated by construction activities would be limited to the
least noise sensitive portions of the day. As such, the project would not result in a short-term
unavoidable significant adverse noise impact to noise-sensitive receivers. Following the completion of
project construction, noise from project construction activities would cease,
Long-term Operational Impacts
Potential noise impacts related to the operations phase of the project would include noise generated
from the project's convenience store and automated car wash, Noise generated by the additional
vehicle trips to the convenience store would be minimal and as such would not contribute substantially
to noise levels. The automated car wash was found to result in noise levels which exceed the City's
exterior noise standard described in Section 18-312 of the municipal code prior to the application of
mitigation measures. Project generated noise levels from the automated car wash were found to be in
compliance with Section 18-313 (interior noise levels) of the City's municipal code.
Mitigation measures include the construction of a 12 feet sound wall which would attenuate noise levels
generated by the automated car wash, With the construction of the sound wall, project related noise
would be in compliance with Section 18-312 of the City's municipal code and would not result in a
significant impact to the noise environment.
Technical NozJe Study for Mobil Oil Station/Car WaJh Expamion
The Plcmning Center
Manh 2005 · Page 3
Q:\SIIA AI-Of .Oh'\,\AlmI1wh ___'\"Ji\rRepo!"I-FlSA Ld".
31A~89
1. Introduction
Regional Location
~
NOT TO SCALE
[!J
Mobil Oil ExpCl1lJion Noi.re Stud)
The Planning CerJter · Figure 1-1
31A8~O
1. Introduction
Proposed Project Layout
MAC ARTHUR BLVD.
D 0
--...
D 0
Source: Omni Design Group, Inc.
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1. Introduction and Summary
Cumulative Construction Noise Impacts
Cumulative noise impacts related to construction activities could occur if noise from other sources in the
vicinity of the project site would contribute to excessive noise levels. Through the municipal code, the
City of Santa Ana regulates noise generation from construction activities to the least noise-sensitive parts
of the day, Other projects under construction concurrently with the proposed project in the vicinity of the
project site would be required to comply with the limited hours of when construction activity is allowed to
occur under the municipal code. Therefore, the construction of the proposed project along with
cumulative project development would not result in a significant adverse cumulative noise impact.
Cumulative Operational Noise Impacts
The primary noise sources within the project vicinity are vehicle traffic along MacArthur Boulevard and
Main Street. Noise levels decrease with distance from these sources. Noise sensitive uses such as the
condominium located south of the project site are currently exposed to substantial levels of noise from
Main Street and secondarily from MacArthur Boulevard, While noise generated by the proposed project
would be in compliance with the City's exterior and interior noise standards, project generated noise will
still be discernible and will contribute to the overall noise level in the area,
~
Technical Noi.re Study for Mobil Oil Station/Car WaJh Expamion
The Planning Center
March 2005 . Page 6
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31A-92
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2. Overview o/Noise & Vibration
2.1 NOISE DESCRIPTORS
2.1.1 Noise Descriptors
Noise is most often defined as unwanted sound. Although sound can be easily measured, the
perception of noise and the physical response to sound complicates the analysis of its impact on
people. People judge the relative magnitude of sound sensation in subjective terms such as "noisiness"
or "loudness." Sound pressure magnitude is measured and quantified using a logarithmic ratio of
pressures, the scale of which gives the level of sound in decibels (dB).
The human hearing system is not equally sensitive to sound at all frequencies. Therefore, to approximate
this human, frequency-dependent response, the A-weighting filter system is used to adjust measured
sound levels. When sound is measured for distinct time intervals, the statistical distribution of the overall
sound level during that period can be obtained, The energy-equivalent sound level (Leq) is the most
common parameter associated with such measurements. The Leq metric is a single-number noise
descriptor which represents the average sound level over a given period of time.
Table 2-1 presents the subjective effect of changes in sound pressure levels, To provide perspective on
the relative loudness of noise levels, Table 2-2 lists common sources of noise and their approximate
noise levels.
Table 2-1
Change In Sound Pressure Level, dB
Change in Apparent Loudness
+ 3 dB Threshold of human perceptibility
:': 5 dB Clearly noticeable change in noise level
+ 10 dB Half or twice as loud
:': 20 dB Much quieter or louder
Source: Engineering Noise Control (Bies and Hansen, 1988).
~
To account for the increased sensitivity of people to noise occurring at night, a number of noise metrics
have been developed, Two of the more commonly used metrics are the Day-Night Sound Level (Ldn)
and the Community Noise Equivalent Level (CNEL), The Ldn, which was developed by the United States
Environmental Protection Agency, is a 24-hour average sound level (similar to a 24-hour Leq) in which a
10 dB penalty is added to the Leq occurring between the hours of 10:00 PM and 7:00 AM, CNEL, which
was developed for use in the California Airport Noise Regulations, is similar to the Ldn except that a five
dB penalty is also added for noise occurring during evening hours from 7:00 PM to 10:00 PM. Therefore,
both the Ldn and CNEL noise metrics provide 24-hour averages of A-weighted noise levels at a particular
location, The distinction is that Ldn includes a nighttime adjustment while the CNEL metric includes both
an evening and a nighttime adjustment. For noise generated from vehicle traffic, CNEL and l.Jn can be
used interchangeably because noise levels would differ between these two noise descriptors by less
than one dB.
Technica! NoiJe Study for Mobil Oil Station/Car WaJh Expamion
The P!cmning Center
March 2005 . Page 7
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3tA8~3
2. Overview o/Noise & Vibration
Table 2-2
Typical Noise Levels
Noise Level
Common Outdoor Activities (dBA) Common Indoor Activities
110 Rock Band
Jet Fly-over at 1,000 feet
100
Gas Lawn Mower at three feet
90
Diesel Truck at 50 feet, at 50 mph Food Blender at three feet
80 Garbage Disposal at three feet
Noisy Urban Area, Daytime
Gas Lawn Mower at three feet 70 Vacuum Cleaner at 10 feet
Commercial Area Normal speech at three It
Heavy Traffic at 300 feet 60
Large Business Office ~
Quiet Urban Daytime 50 Dishwasher Next Room
Quiet Urban Nighttime 40 Theater, Large Conference Room (background)
Quiet Suburban Nighttime
30 Library
Quiet Rural Nighttime Bedroom at Night, Concert Hall (back ground)
20
Broadcast/Recording Studio
10
Lowest Threshold of Human Hearing 0 Lowest Threshold of Human Hearing
Source: Table N-2136.2 of California Departrnent of Transportation's Traffic Noise Analvsis Protocol (October 1998).
The City of Santa Ana uses an hourly exterior noise standard to regulate stationary sources of noise.
This hourly exterior noise standard has allowances for higher noise levels that would occur for shorter
time periods, For example, the exterior noise level standard is set at 55 dBA over 30 minutes of an hour.
This means that 50% of the noise levels measured in an hour can not exceed 55 dBA. The
corresponding noise statistic (Ln) for this is L50 which is calculated by dividing 30 minutes over 60
Technical NoiJe Study for Mobil Oil Station/Car WaJh ExpanJion
The Planning Center
March 2005 . Page 8
Q:\Sf 1/1 AI-Of .Oh'\ShJmtli"l} _NI!il/'Replirt-FIi\'/ILdfil
3t&94
2. Overview a/Noise & Vibration
minutes and shows that noise level that is exceeded 50% of the time. Another example is the 60 dBA
exterior noise standard which is allowed to occur for 15 minutes of a 60 minute hour or 25% of the time
(15 minutes divided by 60 minutes), Table 2-3 below shows exterior noise standards municipal code
section 18-312 and their corresponding Ln.
Table 2-3
Noise Standard and Correspond Ln
(dBA)
City Maximum Exterior Noise Standard 75 70 65 60 55
Time Allowed to Occur Maximum 2 minutes 5 minutes 15 minutes 30 minutes
Corresponding Ln Maximum L(2) L(8) L(25) L(50)
2.2 REGULATORY SETTING FOR NOISE
2.2.1 City of Santa Ana Noise Regulation
The City of Santa Ana Noise Regulation is provided in Article 6 of the municipal code. The standards
imposed by the City aimed at noise control include the following:
Sec. 18-312. Exterior noise standards.
(a) The following noise standards, unless otherwise specifically indicated, shall apply to all
residential property within a designated noise zone:
Noise Zone
1
EXTERIOR NOISE STANDARDS
Noise Level
55 dB(A)
50 dB(A)
Time Period
7:00 a.m. -10:00 p.m.
10:00 p.m. - 7:00 a.m.
~
In the event the alleged offensive noise consists entirely of impact noise, simple tone noise,
speech, music, or any combination thereof, each of the above noise levels shall be reduced
by five (5) dB (A).
(b) It shall be unlawful for any person at any location within the City of Santa Ana to create any
noise, or to allow the creation of any noise on property owned, leased, occupied, or
otherwise controlled by such person, when the foregoing causes the noise level, when
measured on any other residential property, to exceed:
(1) The noise standard for a cumulative period of more than thirty (30) minutes in any hour;
or
(2) The noise standard plus five (5) dB(A) for a cumulative period of more than fifteen (15)
minutes in any hour; or
(3) The noise standard plus ten (10) dB(A) for a cumulative period of more than five (5)
minutes in any hour; or
(4) The noise standard plus fifteen (15) dB(A) for a cumulative period of more than one
minute in any hour; or
(5) The noise standard plus twenty (20) dB(A) for any period of time.
(c) In the event the ambient noise level exceeds any of the first four (4) noise limit categories
above, the cumulative period applicable to said category shall be increased to reflect said
ambient noise level. In the event the ambient noise level exceeds the fifth noise limit
Technical NoiJe Study for Mobil Oil Station/Car WaJh Expamion
The Planning Center
March 2005 · Page 9
Q:\SII/IA1-O 1.01:"\Shrfmfw/J _NI!l.\eRtprll'f-FlN/r Ldl!(
31A8~5
2. Overview o/Noise & Vibration
category, the maximum allowable noise level under said category shall be increased to
reflect the maximum ambient noise level. (Ord. No, NS-1441 , 9 1, 8-21-78)
Sec. 18-313. Interior noise standards.
(a) The following interior noise standards, unless otherwise specifically indicated, shall apply to
all residential property within a designated noise zone:
INTERIOR NOISE STANDARDS
Noise Zone Noise Level Time Period
1 55 dB(A) 7:00 a.m. -10:00 p.m.
45 dB(A) 10:00 p.m. - 7:00 a.m.
In the event the alleged offensive noise consists entirely of impact noise, simple tone noise,
speech, music, or any combination thereof, each of the above noise levels shall be reduced
by five (5) dB(A).
(b) It shall be unlawful for any person at any location within the City of Santa Ana to create any
noise, or to allow the creation of any noise on property owned, leased, occupied, or
otherwise controlled by such person, when the foregoing causes the noise level, when
measured within any other dwelling unit on any residential property, to exceed:
(1) The interior noise standard for a cumulative period of more than five (5) minutes in any
hour; or
(2) The interior noise standard plus five (5) dB(A) for a cumulative period of more than one
minute in any hour; or
(3) The interior noise standard plus ten (10) dB(A) for any period of time,
~
Sec. 18-314. Special provisions.
The following activities shall be exempted from the provisions of Article 6:
(e) Noise sources associated with construction, repair, remodeling, or grading of any real
property, provided said activities do not take place between the hours of 8:00 p.m. and 7:00
a.m. on weekdays, including Saturday, or any time on Sunday or a federal holiday.
2.3 STUDY METHODS AND PROCEDURES
Noise monitoring and noise calculations were performed to assess the existing noise environment and
estimate the future noise levels with and without the proposed project. The noise monitoring program
was initiated to identify noise-sensitive land uses in proximity to the project and to assess the existing
ambient noise levels at the monitored location, In addition, the monitoring location was selected for
those areas which have the highest potential for changes in noise levels above existing conditions, For
the proposed project, the adjacent condominiums were selected and monitored on February 27,2005
from 7 AM to 9 PM. Meteorological conditions consisted of a cool sunny day with low wind speeds,
Noise measurements were taken with a Larson Davis 820 sound level meter. Details on the monitoring
locations are provided in Section 3.2, The noise monitoring data sheets are included in the Appendix of
this Report.
Project related construction and operational phase noise were calculated based on procedures
described in the United States Department of Transportation's Transit Noise and Vibration Impact
Assessment.
Technical NoiJe Study for Mobil Oil Station/Car WaJh Expamion
The Planning Center
Manh 2005 . Page 10
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31A8~6
2. Overview of Noise & Vibration
2.4 THRESHOLDS OF SIGNIFICANCE
The analysis of impacts related to noise considers the impacts of project construction and operations
noise. Based on the City of Santa Ana municipal code, the proposed project would have a significant
adverse noise impact if the project results in any of the following:
. Project related construction activities would occur outside of the hours specified under municipal
code Article 6, Section 18-314 of 7:00 a,m, to 8:00 p.m.
. Project related operations would cause the ambient noise level at the property line of affected uses
to exceed the exterior or interior noise standards as specified under municipal code 18-312 and 18-
313.
~
Technical NoiJe Study for Mobil Oil Stcttion/Car WaJh Expamion
The Plannmg Center
March 2005 . Page]]
("Y"S} I.dill"!)] ,OF\Sh"mtlJII/; _i"Joi\/'R/'plil't-;:/I\i'/l l,d"l
31A8~7
3. Environmental Setting
3.1 PHYSICAL SETTING AND EXISTING LAND USES
The project site is 21,413 square feet with 1,912 square feet of existing floor area. The project site is
located at the southwest corner of MacArthur Boulevard and Main Street in the City of Santa Ana, Both
MacArthur Boulevard and Main Street are heavily traveled roadway arterials, The project site is adjacent
to the MacMain Plaza to the west and condominiums to the south the project site,
3.2 NOISE-SENSITIVE RECEIVERS
Certain land uses are particularly sensitive to noise. As specified in the City's General Plan Noise
Element, noise-sensitive uses include residential, school, and open space/recreation uses where quiet
environments are necessary for enjoyment. The nearest sensitive receivers are residential condominium
uses located 61 feet to the south of project site across a parking lot of the MacMain Plaza. Currently, a
six feet masonry block wall separates the project site from the parking lot and another 6 feet wall
separates the parking lot from the condominiums,
3.3 EXISTING NOISE ENVIRONMENT
Noise monitoring was conducted on February 27, 2005 (Sunday) during the hours for which the
automated car wash would operate which is 7 AM to 9 PM, Sunday was chosen for measurements
because this day would be expected to have the lowest traffic noise and hence this would be the day
that any increases in noise from the project would be most noticeable. Noise measurements were
conducted in the MacMain parking lot between the project site and the condominiums to the south. The
monitoring location is described below and shown in Figure 3-1:
. MacMain Parking Lot: Noise levels at this location are relatively low for being in proximity of
MacArthur Boulevard and Main Street. These low noise levels are due to the distance of the sound
level meter from MacArthur Boulevard and Main Street as well as the presence of a six feet wall
which provides noise attenuation for both streets. The noise levels are very low in the early morning
hours, increase in the afternoon and decrease in the evening. Ambient noise levels are higher at
locations closer to Main Street or MacArthur Boulevard which are the primary sources of noise
proximate to the project site.
Table 3-1 identifies the monitored ambient noise levels. The noise measurements demonstrate that the
ambient noise level is lower than the City's exterior noise standards for various hours of the day.
~
Time Leq Lmax Lmin L(2) L(8) L(25) L(50)
7:00 AM 57 74 47 64 60 56 54
8:00 AM 56 76 45 62 59 56 53
9:00 AM 58 73 46 67 61 58 56
10:00 AM 65 73 54 68 67 66 65
11:00 AM 66 76 63 68 67 66 66
12:00 PM 64 81 51 67 66 65 64
1 :00 PM 63 85 50 71 64 62 60
2:00 PM 62 78 55 68 64 62 60
4:00 PM 64 71 59 68 66 64 63
6:00 PM 59 74 48 64 62 60 56
7:00 PM 56 74 45 62 59 56 54
8:00 PM 55 71 46 63 59 55 53
City's Exterior Noise Standards 75 70 65 60 55
Table 3-1
Morning Peak Hour - Ambient Noise Monitoring Summary (dBA)
Tuhnical Noise Study for Mobil Oil Station/Car Wash Expamion
The Planning Center
March 2005 . Page 12
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31Am98
1. Introduction
Noise Monitoring Locations and
Noise Sensitive Receivers
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Existing
Commercial
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Apartments
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. Noise Monitoring Location
Source: Omni Design Group, Ine,
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NOT TO SCALE
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The Planning emu/" . Figure 3-1
31A8~9
4. Environmental I npacts
4.1 PROJECT RELATED NOISE
The proposed project has the potential to generate noise during project construction and operation
which may affect sensitive receivers. Construction related noise impacts would largely be associated
with noise from the use of construction equipment and construction tools. Operational phase noise
impacts would be those that would occur beyond those that are currently produced. This would include
noise generated by small increases in traffic volumes due to customers stopping only for the
convenience store and the operation of the automated car wash,
4.1.1 Construction Noise Impacts
Noise generated during construction is a function of construction equipment used, the location of the
equipment, and the timing and duration of the noise-generating activities. Construction of the proposed
project is anticipated to commence October 2005 with an estimated duration of 3-6 months.
Construction noise levels reported in Noise from Construction Equipment and Operations, Building
Equipment, and Home Appliances, (United States Environmental Protection Agency (EPA), 1971) were
used to estimate future construction noise levels for the proposed project. Typically, the estimated
construction noise level is governed primarily by the highest noise producing pieces of equipment.
Table 4-1 presents typical noise levels generated at varying distances from project construction sites
during various construction phases and under minimum and maximum equipment usage scenarios.
Table 4-1 presents noise levels for the various construction phases. The nearest noise sensitive use is
the condominium complex 61 feet to the south of the project site.
Table 4-1 ~
Noise Levels at Project Construction Sites (dBA Leq)
Minimum Required All Applicable
Construction Phase Equipment in Use1 Equipment in Use1
Reference Noise Levels (50 feet from Project Construction)
Ground Clearing/Demolition 84 84
Excavation 79 89
Foundation Construction 78 78
Building Construction 76 85
Finishing and Site Cleanup 76 89
Noise Levels at Condominiums (61 feet South.from Project Construction)
Ground Clearing/Demolition 82 82
Excavation 77 87
Foundation Construction 76 76
Building Construction 74 83
Finishing and Site Cleanup 74 87
1 Based on Bolt, Beranek and Newman, "Noise from Construction Equipment and Operations, Building Equipment, and Home Appliances," prepared for
the EPA, December 31, 1971.
Source: The Planning Center (February 27, 2005).
Construction of the proposed project would not be expected to use large quantities of construction
equipment. The addition of the convenience store, car wash and walls would primarily be constructed
by hand with possible use of a backhoe for building footings, Consequently, noise levels generated
from project construction would be expected to generate those noise levels listed under the minimum
required equipment in use, As such, noise levels may intermittently range from 74-82 dBA Leq at the
nearest noise sensitive use which are the condominiums to the south of the project site, Because the
Tuhnical NoiJe Study for Mobil Oil Stcltion/Car WaJh Expamion March 2005 . Page] 4
The Plcmning Center Q:I.SIIA i\J-() 1,()L\Shdmfll/lh _N"i,rRepl)r!-/;/N/lfbd(!j
31A~~ 00
4. Environmental I npacts
project would comply with the City of Santa Ana's municipal code section 18-314 limiting the hours for
which construction would occur, the City exempts noise produced during construction activities, As
such, project related construction activities would not result in significant noise impacts prior to
mitigation.
4.2 OPERATION NOISE IMPACTS
The operations phase of the project would involve noise generated from gas station customers
purchasing/pumping fuel, purchasing items from the convenience store and using the automated car
wash, Noise associated with customers purchasing fuel entails vehicle ingress/egress, door slams, car
starts and possibly speech, Noise from customers purchasing and pumping gasoline would not change
from existing conditions and as such would not represent a significant increase in noise. The majority of
customers using the project's convenience store would also be those that are purchasing gasoline and
as such would not generate any additional noise than those purchasing fuel. Those customers that pass
by and only purchase items from the convenience store would not generate substantial levels of noise
due to the low speeds of vehicles accessing the project site and the very short duration and magnitude
of noise generated by engine starts and door slams compared to the existing noise environment.
The primary source of noise associated with the operation of the proposed would be from customers
utilizing the automated car wash. The automated car wash generates noise from sprayers that apply
detergent and water, brushes (if used), blowers used to dry the car and equipment used in the car wash
process. Two different types of automated car washes are being considered by the project developer,
One utilizes the Mark VII automated car wash system which is a freestanding car wash. Freestanding car
wash equipment are situated on a track that moves along the entire extent of the car spraying water,
detergent and blowing dry the vehicle, Noise measurements of a Mark VII car wash in Fountain Valley
were taken on February 24 and shown in Table 4-2. The loudest portion of the Mark VII wash process is
the pressurized water sprayers and the air blower. The second automated car wash equipment being
considered by the project developer is the Ryko car wash system which employs water sprayers and
cloth brushes that operate along the entire extent of the car being washed. After the car is washed, the
driver of the car slowly drives the car to a fixed place blower which dries the car as it passes. The
loudest portion of the Ryko car wash process is the blower. Noise measurements were also obtained of
the Ryko car wash equipment in the City of Garden Grove on March 7, 2005.
~
Based on Article 6, Section 18-312, the City of Santa Ana has established maximum hourly exterior noise
standards for the hours of 7 AM to 10 PM, The proposed car wash activity would occur from 7 AM to 9
PM. The hourly noise levels of the two sets of car wash equipment being considered was calculated
based on a peak number of 10 car washes per hour'. As shown in Table 4-2, the calculated hourly noise
levels would exceed the City's exterior noise standard for either type of car wash system, As such, the
automated car wash would result in a significant impact to the noise environment prior to the application
of mitigation measures.
Compliance with Article 6, Section 18-313, which involve interior noise standards, will be achieved by the
proposed project because typically residential structures provide 12 dB noise attenuation with windows
open from exterior to interior noise levels. With windows closed, a 24 dB noise reduction can be
expected2, With this level of noise attenuation, the City's interior noise standard can be achieved with
either the windows open or windows closed,
, Based on an estimate of car washes per hour at an existing automated car wash owned by of David Shamtoub, located at 25800 S. Westem Avenue, Harbor
City.
2 Environmental Protection Agency, Protective Noise Levels, 1974.
Technical Noise Study for Mobil Oil Station/Car Wash Expamion
The Planning Center
March 2005 . Page] 5
fd: 'IS11 /1,'\ I ~() 1 ,()I:'\S;'dm/IJ/(Ji _,\J'oj.t Rfjllirl-I'-' ;\'/1' ..d'Ji
31A'a~ 01
4. Environmental Inpacts
Table 4-2
Automated Car Wash Noise
(dBA)
I Maximum I L(2)
L(8)
L(25)
L(50)
MARK VII CAR WASH EQUIPMENT
Hourly Noise Level at Property Line of Apartments 61 61 61 60 57
City Noise Standards 75 70 65 60 55
Exceeds Exterior Noise Standard? No No No No Yes
MARK VII CAR WASH EQUIPMENT
Hourly Noise Level at Windows/Balconies of Apartments 60 60 59 58 55
City Noise Standards 75 70 65 60 55
Exceeds Exterior Noise Standard? No No No No Yes
RYKO CAR WASH EQUIPMENT
Hourly Noise Level at Property Line of Apartments 65 64 63 60 51
City Noise Standards 75 70 65 60 55
Exceeds Exterior Noise Standard? No No No Yes No
RYKO CAR WASH EQUIPMENT
Hourly Noise Level at Windows/Balconies of Apartments 64 63 62 59 47
City Noise Standards 75 70 65 60 55
Exceeds Exterior Noise Standard? No No No No No
The Planning Center, March 8, 2005
~
4.3 CUMULATIVE NOISE IMPACTS
Cumulative Construction Noise Impacts
Cumulative noise impacts related to construction activities could occur if noise from other sources in the
vicinity of the project site would contribute to excessive noise levels. Through the municipal code
Section 18-314, the City of Santa Ana regulates noise generation from construction activities to the least
noise-sensitive parts of the day, Other projects under construction concurrently with the proposed
project in the vicinity of the project site would be required to comply with the limited hours of when
construction activity is allowed to occur under the municipal code, Therefore, the construction of the
proposed project along with cumulative project development would not result in a significant adverse
cumulative noise impact.
Cumulative Operational Phase Noise Impacts
The primary noise sources within the project vicinity are vehicle traffic along MacArthur Boulevard and
Main Street. Noise levels decrease with distance from these sources, Noise sensitive uses such as the
condominium located south of the project site are currently exposed to substantial levels of noise from
Main Street and secondarily from MacArthur Boulevard, While noise generated by the proposed project
would be in compliance with the City's exterior and interior noise standards, project generated noise
would still be discernable and will contribute to the overall noise level in the area.
Technical NoiJe Study for Mobil Oil Station/Car WclJh Expamion
The P/cmning Center
March 2005 . Page 16
fd:'ISII/li\I-O !.O/:'\S!Jdn/lf/uh _.'\;oiJ"Re/lf!/'I-Fl8." Ldf1(
31A~~02
5. Mitigation Measures
5.1 EXISTING REGULATIONS AND MITIGATION MEASURES FOR SHORT TERM
CONSTRUCTION NOISE
Project construction would not result in significant adverse noise impacts. As such, no mitigation
measures are required due to compliance City municipal code Section 18-314.
5.1.1 Existing Regulations
The contractor shall ensure that all site construction activities occurring in the City of Santa Ana comply
with the municipal code 18-314 which states:
Noise sources associated with construction, repair, remodeling, or grading of any real property,
provided said activities do not take place between the hours of 8:00 p.m. and 7:00 a.m. on weekdays,
including Saturday, or any time on Sunday or a federal holiday.
5.2 MITIGATION MEASURES FOR OPERATIONS NOISE
The following mitigation measures are necessary to achieve compliance with Section 18-312 of the
municipal code.
1. A sound wall will be constructed with a minimum height of 12 feet and a density of at least 4 Ibs, per
square feet. The extent of the wall is shown in Figure 5-1,
2. Mitigation monitoring will be conducted after construction of the project to ensure that noise
generated by the automated car wash will not exceed the City's exterior and interior noise standards,
If the operation of the automated car wash exceeds the City's standards, additional noise mitigation
will be required to achieve compliance with the City's exterior noise standard. Additional mitigation
may include the installation of automated doors at the entrance and exit of the car wash or sound
walls.
~
Technical Noise Study for Mobil Oil Station/Car Wash Expansion
The Planning Center
March 2005 . Page 17
Q:\S1 1/1 AI-OJ, O/:"\Sh"mtlillll _i\:oilrRepoft-I;//\lAl..d,!C
31Atr;l 03
1. Introduction
Sound Wall Locations
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/
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Existing
Commercial
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~
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Existing
Apartments
(Noise Sensitive)
Existing
Apartments
/ (Noise Sensitive)
12-Foot Sound Wall
Source: Omni Design Group, Inc.
Mobil Oil Expansion Noise Study
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The Planning Center · Figure 5-1
31A-104
76 of 85
6. Level of Significance After Mitigation
Project construction related noise impacts would be reduced to a less than significant level upon
compliance with the City Ordinance 18-314,
The operation of the automated car wash would generate noise levels which exceed the City's exterior
noise standards and required the application of mitigation measures to comply with Section 18-312 of
the municipal code. The construction of the sound wall would result in noise levels at the condominiums
which are below the City's exterior noise standard as shown in Table 6-1. Interior noise level would
likewise be below the City's noise standard. With the application of mitigation measures, the project
would be in compliance with the City exterior and interior noise standards and would not result in a
significant impact to the ambient noise environment.
Table 6-1
Automated Car Wash Noise with Sound Wall
(dBA)
I Maximum I L(2) L(8)
L(25)
L(50)
MARK VII CAR WASH EQUIPMENT
Hourly Noise Level at Property Line of Apartments 44 44 44 43 40
City Noise Standards 75 70 65 60 55
Exceeds Exterior Noise Standard? No No No No No
MARK VII CAR WASH EQUIPMENT
Hourly Noise Level at Windows/Balconies of Apartments 49 49 48 47 44
City Noise Standards 75 70 65 60 55
Exceeds Exterior Noise Standard? No No No No No
RYKO CAR WASH EQUIPMENT
~
Hourly Noise Level at Property Line of Apartments 48 47 46 43 34
City Noise Standards 75 70 65 60 55
Exceeds Exterior Noise Standard? No No No No No
RYKO CAR WASH EQUIPMENT
Hourly Noise Level at Windows/Balconies of Apartments 53 52 51 48 36
City Noise Standards 75 70 65 60 55
Exceeds Exterior Noise Standard? No No No No No
The Planning Center, March 8, 2005
Technical NoiJe Study for Mobil Oil Station/Car WaJh Expamion
The P/cmning Center
Manh 2005 . Page] 9
Q: \SJ 1/lI\J - () 1. OF\ShdmflJ/lII _;\r'ii_li: k~//lwl- FI :,\1 A f "dlJt
31A8~ 05
7. References
No. References
1. Bies and Hansen, Engineering Noise Control, 1998,
2, California Department of Transportation Traffic Noise Analysis Protocol, October 1998.
3, City of Santa Ana General Plan Noise Element, February 3, 1999,
4, City of Santa Ana Municipal code, Noise Regulation, Chapter 8.
5. Environmental Protection Agency, Protective Noise Levels, 1974
6. United States Environmental Protection Agency, "Noise from Construction Equipment and
Operations, Building Equipment and Home Appliances," NTID300.1, December 31 , 1971.
7. United States Department of Transportation, Transit Noise and Vibration Impact Assessment, April
1995,
~
Technical Noise Study for Mobil Oil Station/Car Wash Expansion
The Planning Center
!,,,Larch 2005 . Page 20
Q:\SJ 1/1 AI-O I, Oh'\.\Alm/1!1i11 _,'\.il!iwRepOrf-F/SA L.d'lt
31A'l!~ 06
Appendices
Appendix A.
Noise Monitoring and Calculations
Technical Noire Study for Mobil Oil Station/Car Wash Expamion
The Planning Center
Mctrch 2005
Q:\SI1 A M-O I, OEISh.1mfollb J.j/Ji~Rf!!Jf)rl-FI NA LdOt"
31A8~07
~
Construction Noise at 50 Feet (dBA Leq)
Minimum Required
Equipment in Use'
84
79
78
76
76
Construction Phase
Ground Clearing/Demolition
Excavation
Foundation Construction
Building Construction
Finishing and Site Cleanup
Construction Noise at 50 Feet (dBA Leq)
Minimum Required
Equipment in Use'
82
77
76
74
74
Construction Phase
Ground Clearing/Demolition
Excavation
Foundation Construction
Building Construction
Finishing and Site Cleanup
31A~~ 08
All Applicable
Equipment in Use'
84
89
78
85
89
All Applicable
Equipment in Use'
82
87
76
83
87
50
61
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Barrier Attenuation
At Ground level Property Line
Height
Barrier Source Receiver Tranmission loss
17
Distances
barrier to
source to barrier receiver
N
0.12 0.24 0.49 0.98 1.95 3.91 7.81 15.63
Frequencies
63 125 250 500 1000 2000 4000 8000
17.95 9.05 4.52 2.26 1.13 0.57 0.28 0.14
ARG
0.88 1.24 1.75 2.48 3.50 4.95 7.01 9.91
Attenuation
1.91 3.32 5.39 8.00 10.90 13.90 16.91 19.92
5 5 5 5 5 5 5 5
6.91 8.32 10.39 13.00 15.90 18.90 21.91 24.92
ref spectrum
65 65 65 65 65 65 65 65
1619.665831 11693.072 36377.5 79406.94 81191.03 51282.1 25646.07 8090.814
7943.282347 79432.823 398107 1584893 3162278 3981072 3981072 2511886
54.70274
HEIGHTS (in ft.)
Source : 8
Barrier: 12
Receiver: 5
Distances (in ft.)
Source to Barrier: 10
Barrier to Receiver: 61.5
Spectrum
Attenuation
Final SPl
63
65
6.9
58.1
Octave Band Center Frequencies (Hertz)
125 I 250 I 500 I 1000 I 2000 I 4000
65 65 65 65 65 65
8.3 10.4 13.0 15.9 18.9 21.9
56.7 54.6 52.0 49.1 46.1 43.1
Transmission Loss: 17
Note: These results were based on leo Beranek's method for barrier
calculations(1). The method incorporates Makawa's published data and
1. Leo L. Beranek, "Acoustics", Acoustical Society of America, P.348 (1996)
31~~ 11
8000
65
24.9
40.1
Barrier Attenuation
At WindowlBalcony
Height
Barrier Source Receiver Tranmission Loss
11
Distances
barrier to
source to barrier receiver
N
0.02 0.05 0.09 0.19 0.37 0.75 1.49 2.99
Frequencies
63 125 250 500 1000 2000 4000 8000
17.95 9.05 4.52 2.26 1.13 0.57 0.28 0.14
ARG
0.38 0.54 0.77 1.08 1.53 2.17 3.06 4.33
Attenuation
0.41 0.80 1.50 2.69 4.52 6.94 9.76 12.74
5 5 5 5 5 5 5 5
5.41 5.80 6.50 7.69 9.52 11.94 14.76 17.74
ref spectrum
65 65 65 65 65 65 65 65
#### 2283.560044 20914.2 89152.9 269546 353454 254504 132949 42280.93 71.961
7943.282347 79432.8 398107 1584893 3162278 3981072 3981072 2511886
I Ji 11-11 II I 60.66357 11.297
HEIGHTS (in ft.)
Source: 8
Barrier: 12
Receiver: 17
Distances (in ft.)
Source to Barrier: 20
Barrier to Receiver: 120
Spectrum
Attenuation
Final SPL
63
65
5.4
59.6
Octave Band Center Frequencies (Hertz)
125 I 250 I 500 I 1000 I 2000 I 4000
65 65 65 65 65 65
5.8 6.5 7.7 9.5 11.9 14.8
59.2 58.5 57.3 55.5 53.1 50.2
8000
65
17.7
47.3
Transmission Loss: 11
Note: These results were based on Leo Beranek's method for
barrier calculations(1). The method incorporates Makawa's
1. Leo L. Beranek, "Acoustics", Acoustical Society of America, P,348 (1996)
3t~~12
Mobil Oil Car Wash/Convenience Store
Initial Study/Mitigated Negative Declaration
Response To Comments
During the public review period for the Mobil Oil Car Wash/Convenience Store Initial
Study/Mitigated Negative Declaration two public comments were received. The
comments were from the Sun Properties and the Airport Land Use Commission for
Orange County. Specific comments from each letter are identified and are provided with
a corresponding response.
In accordance with section 15074 of the CEQA Guidelines, the Lead Agency shall
consider the comments and associated responses when considering the adoption of
Negative Declaration.
31A-113
Sun Properties
RECEIVED
April 3, 2005
APR 0 6 2005
:=)MHA ANA PLANNING DEFT
Dan Bott
City of Santa Ana
P.O. Box 1988, M-20
Santa Ana, CA 92702
Re: ER-2003-232
Mobil Oil, car wash/convenience store.
S/W corner of Main & MacArthur.
Dear Dan,
Sun Properties is the Association Manager for the Main Attraction Homeowners Association.
The Main Attraction (3620-3640 S. Main Street) is owned by forty-two families that reside
directly behind the above named proposed carwash/convenience store.
I
The Association has reviewed materials received concerning the project and note there is a 12
foot high wall to be constructed between our homes and the project. The Association would
request the City of Santa require in the conditions of approval for this project, that the applicant
provide lighting in the alley between the proposed project and the Association property from dust
till dawn everyday.
z
In the past the Association has had problems with persons loitering in the alley between the two
properties. We feel the addition of the twelve foot wall will further shield persons from sight if
lighting is not provided.
If you have any questions, please feel free to call me directly at 714-429-0900.
Sincerely,/_ j..
60. 8~~~
Ted W. Loveder, CMCA
Ted W. Loveder, Inc.
dba Sun Properties
(714) 429-0900 telephone. (714) 731-2899 facsimile
18031 Irvine Blvd, #211, Tustin, CA 92780
.._--~.._------~-------,---~--~-----_._--------_._--~--_._-----------._._----~-~---
Association Management
Certified Manager of Community AssociationS@
.~"",i""
". i,:",-
31A-114
~...,~.. :::J~'.' ..,,!,._,,~' \r ."
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..".:~).. -~
Comment Letter
Sun Properties
Mobil Oil Car Wash/Convenience Store
Initial Study/Mitigated Negative Declaration
April 3, 2005
1. The submitted comment identifies that Sun Properties is the Association Manager
of the Main Attraction Condominiums, located immediately south of the project
site.
2. The submitted comment expresses concern that the required 12-foot sound wall
would provide a visual barrier that could facilitate loitering within the alley
between the project site and the Main Attraction Condominiums. The submitted
comment has requested as a condition approval, the project provide lighting in the
alley. In review ofthe project, the Police Department has conditioned the project
to provide lighting to light the alley. The lighting would be confined to the alley
and would not spill over into adjacent land uses.
31A-115
AIRPORT LAND USE COMMISSION
FOR
ORANGE
COUNTY
3160 Airway Avenue · Costa Mesa, California 92626 · 949.252.5170 fax: 949.252.5178
Mr. Dan Bott, Environmental Coordinator
Planning and Building Agency
City of Santa Ana
20 Civic Center Plaza (M-20)
P.O. Box 1988
Santa Ana, CA 92702
RECEIVED
APR 0 4 2005
qANTA ANA PLANNING DEpr
March 28, 2005
Subject: Notice ofIntent to Adopt Negative Declaration for Project Number: ER-2003-232
Dear Mr. Bott:
On behalf of the Airport Land Use Commission (ALUC) for Orange County and after reviewing
the subject CEQA Notice, we wish to offer the following comments based upon the policies and \
standards of the ALUC's adopted Airport Environs Land Use Plan (AELUP) for John Wayne
Airport (JWA). As stated in the Initial Study / Mitigated Negative Declaration, the project is
located within a JWA AELUP Referral Area, which in fact is the "Area of Special Airspace
Concern" adopted by the ALUC on April 15, 2004. However, the Initial Study discussion
contains several errors of terminology and interpretation.
Specifically, regarding Initial Study Section VII "Hazards / Hazardous Materials", Paragraph D
(page 14) pertaining to the issue of airport-related safety hazards, the discussion properly notes
that the site is not within an Accident Potential/Clear Zone (now termed "RPZ" [Runway
Protection Zone] in the JWA AELUP). However, contrary to the subsequent statement, the
project is not within the FAA Notification Area (AELUP Height Restriction Zone), and
consequently will not require referral to the ALUC. By coincidence, both the north end of JW A
Runway 19R and the project site are at approximately the same elevation (35 Feet AMSL) and "2-
are separated by a distance of about 6,620 feet. The FAA Notification Area consists of an
upward sloping Imaginary Surface (at a ratio of 100:1), which if to be penetrated by a project
requires the filing of FAA Form No. 7460 by the proponent. Hence, this FAA/AELUP Area is at
an elevation of about 66 feet above ground, as it passes over the car wash site, far in excess of a
single story building. Also, please note that the document and organization referenced in the
paragraph is not the "Orange County Airport Environs Land Use Plan", nor the "John Wayne
Airport Land Use Commission". The ALUC for Orange County is a state-mandated
independent local commission, and is not a department or division of County government.
Lastly, the ALUC's "Area of Special Airspace Concern" does encompass the project site.
However, the ALUe's requirement to review all types of projects within this area applies only to
proposals that would penetrate the FAR Part 77 Obstruction Imaginary Surfaces for JW A, a
separate and much higher set of criteria than the notification surface.
31A-116
Mr. Dan Bott
Page 2
March 28, 2005
Regarding Section XV "Transportation I Traffic", Paragraph C (page 33) pertaining to air traffic
patterns we would agree that that the low-rise, commercial nature of the project should not result 3
in any changes to the air traffic patterns which have been established by the FAA and which
support substantial activity by the users of JW A.
We are especially pleased with your Department's diligence in referring this project for our
technical comments, which we hope will further serve to clarify the City/ALUC relationship
regarding the development situation in that sector of Santa Ana.
Again, thank you for this opportunity to comment on your environmental analysis. If you have
any questions, please contact me atjgolding@ocair.com or at (949) 252-5170.
Sincerely,
Joan S. Golding
Executive Officer
~~.
31A-117
Comment Letter
Orange County Airport Land Use Commission
Mobil Oil Car Wash/Convenience Store
Initial Study/Mitigated Negative Declaration
March 28, 2005
1. The submitted comment states that the project site is located John Wayne Airport
Environs Land Use Plan Referral Area. No specific comments were raised
regarding the analysis and determinations in the Initial Study/Mitigated Negative
Declaration. Therefore, no response is provided and the comment is noted.
2. The submitted comment provides clarification that the project site is not located
with a FAA referral area as a result of the project not exceeding 66-feet in height.
Additionally, the submitted comment clarifies the correct terminology when
referring to the Airport Land Use Commission and the Airport Environs Land Use
Plan for John Wayne Airport. No specific comments were raised regarding the
analysis and determinations in the Initial Study/Mitigated Negative Declaration.
Therefore, no response is provided and the comment is noted.
3. The submitted comment agrees with the determination in the Initial
Study/Mitigated Negative Declaration that the proposed project would not result
in any changes to air traffic patterns within the project area. Comment noted.
31A-118
Mobil Oil Carwash/Convenience Store
Initial Study/Mitigated Negative Declaration
Mitigation Monitoring Program
MITIGATION
MEASURE
During
construction, the
contractor would
be required to
comply with
SCAQMD Fugitive
Dust Rule 403 to
suppress dust
generated by
construction
operations. To
ensure compliance
with SCAQMD
Fugitive Dust
Rule 403, grading
plans and
construction
plans for the
proposed project
shall reflect the
following notes:
All material
excavated or
graded will be
sufficiently
watered to
prevent excessive
amounts of dust.
All clearing and
earthwork
activities shall
cease during
period of high
winds (winds
greater than 25
mph averaged over
one hour) or
during Stage 1 or
TIMMING
Prior to
Grading
Permits and
During
Construction
AGENCY
APPROVAL
Building/Planning
Agency
31A-119
Stage 2 smog
episodes.
Streets
surrounding the
project site
should be cleaned
at the end of
each day of
construction.
All material
transported
offsite shall
either be
sufficiently
watered or
securely covered
to prevent
excessive amounts
of dust.
Equipment engines
shall be
maintained in
good condition
and in proper
tune according to
manufacturer's
specifications.
To the extent
feasible,
gasoline powered
equipment shall
be used for
onsite and
offsite
construction
activities.
The approved site
plan for the
project shall
show the location
of all monitoring
wells on the
Prior to
Building
Permits
Building/Planning
Agency
31A-120
project site. The
site plan shall
reflect that the
monitoring wells
would be
accessible for
monitoring and
maintenance
during the
construction and
operation of the
project.
Prior to the
issuance building
permits, the
project applicant
shall coordinate
with the John
Wayne Airport
Land Use
Commission.
Building plans
for the proposed
project shall
reflect that a
sand/grease
interceptor is
provided within
the proposed car
wash area.
Building plans
for the proposed
project shall
identify Best
Management
Practices that
shall be employed
during
construction
operations to
minimize water
quality impacts.
Prior to
Building
Permits
Prior to
Building
Permits
Prior to
Building
Permits
Building/Planning
Agency
Building/Planning
Agency
Building/Planning
Agency
31A-121
Building plans
for the
proposed
project
shall
reflect that
the proposed
car wash
would be a
Mark VI I
Automated
Car Wash
System or
the Ryko Car
Wash System.
Building
plans for
the proposed
project
shall
reflect a
sound wall
with a
minimum
height of 12
feet and a
density of
at least 4
lbs. per
square feet.
The location
of the sound
wall shall
be provided
ln
accordance
with Exhibit
N-1.
Mitigation
monitoring
shall be
conducted
after
-
Prior to
Building
Permits
Prior to
Building
Permits
During
Operation
Building/Planning
Agency
Building/Planning
Agency
Building/Planning
Agency
31A-122
construction
of the project
to ensure that
noise
generated by
the automated
car wash shall
not exceed the
City's
exterior noise
standard. If
the operation
of the
automated car
wash exceeds
the City's
standards,
additional
noise
mitigation
shall be
required to
achieve
compliance
with the
City's
exterior noise
standard.
Additional
mitigation may
include the
installation
of automated
doors at the
entrance and
exit of the
car wash or
sound walls.
Construction Prior to Building/Planning
plans for the Grading and Agency
proposed Building
project shall Permits
reflect that
construction
operations
would be
31A-123
limited to 7
AM to 8 PM
Monday through
Saturday, and
not permitted
on Sundays or
Federal
Holidays.
Prior to the
issuance of
building
permits, the
project
applicant
shall submit
evidence to
the City of
Santa Ana
Building and
Planning
Department
that
appropriate
school impact
fees have been
paid.
Prior to
Building
Permits
Building/Planning
Agency
31A-124
KO - 5/25/05
RESOLUTION NO. 2005-12
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA DENYING CONDITIONAL USE
PERMIT NO 2005-08(A) TO ALLOW A CAR WASH;
APPROVING CONDITIONAL USE PERMIT NO. 2005-08(B)
AS CONDITIONED TO PERMIT AFTER HOURS
OPERATION AND APPROVING VARIANCE NO. 2005-04
AS CONDITIONED TO REDUCE THE REQUIRED
LANDSCAPE SETBACKS FOR THE PROPERTY
LOCATED AT 100 WEST MACARTHUR BOULEVARD
BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA
AS FOLLOWS:
Section 1. The Planning Commission of the City of Santa Ana hereby finds,
determines and declares as follows:
A. Conditional Use Permit No. 2005-08(A) and (B) and Variance No. 2005-04
came before the Planning Commission of the City of Santa Ana for a duly
noticed public hearing on April 25, 2005.
B. Conditional Use Permit No. 2005-08(A) has been filed with the City of
Santa Ana seeking to allow the construction of car wash at the property
located at 100 West MacArthur Boulevard.
1. Pursuant to Santa Ana Municipal Code Section 41-424.5, a
Conditional Use Permit is required for car wash establishments in
the C5 zoning district.
2. Santa Ana Municipal Code Section 41-638 authorizes the Planning
Commission to grant a conditional use permit upon making certain
findings. The Planning Commission determines that the findings
necessary to grant the Conditional Use Permit have not been
established:
i. Will the proposed use provide a service or facility which will
contribute to the general well being of the neighborhood or
community?
The proposed car wash will not contribute to the
general well being of the community as the noise
levels generated from the washing and drying
functions of the car wash will adversely impact the
surrounding residential uses.
31A-125
Resolution No. 2005-12
Page 1 of 7
ii. Will the proposed use under the circumstances of the
particular case be detrimental to the health, safety, or
general welfare of persons residing or working in the
vicinity?
The proposed car wash will generate noise levels a
minimum of 12 hours per day that will affect the
resident's quality of life. Although the noise levels can
be reduced, the car wash operations will still generate
a significant level of noise that will affect the
residents.
iii. Will the proposed use adversely affect the present economic
stability or future economic development of properties
surrounding the area?
The car wash will adversely affect the economic
stability of the surrounding residents, as the car wash
will become a nuisance whose noise impacts will
affect the resident's quality of life.
iv. Will the proposed use comply with the regulations and
conditions specified in Chapter 41 of the S.A.M.C. for such
use?
The project is not in compliance with the City's design
and development standards for a service station use.
The site is currently deficient in regards to on-site
landscaping and signage and will necessitate the
granting of a variance to bring the site into compliance.
v. Will the proposed use adversely affect the General Plan or
any specific plan of the City?
The car wash will be in conflict with the goals of the
General Plan. For instance, the car wash is in conflict
with Goals No.3 and 5, which are intended to protect
neighborhoods and requires mitigation of
development impacts.
C. Conditional Use Permit No. 2005-08(B) has been filed with the City of
Santa Ana seeking to allow the convenience store to remain open
between the hours of 12:00 and 5:00 a.m. at the property located at 100
West MacArthur Boulevard.
1. Pursuant to Santa Ana Municipal Code Section 41-424.5, a
Conditional Use Permit is required for retail markets having less
31A-126
Resolution No. 2005-12
Page 2 of 7
than 20,000 square feet of floor area which are open between the
hours of 12:00 a.m. and 5:00 a.m. in the C5 zoning district.
2. Santa Ana Municipal Code Section 41-638 authorizes the Planning
Commission to grant a conditional use permit upon making certain
findings.
I. Will the proposed use provide a service or facility which will
contribute to the general well being of the neighborhood or
the community?
The proposed after hours operation of the service
station and convenience store of between 12:00 a.m.
and 5:00 a.m. will allow motorists and the community
to purchase items generally unavailable during these
hours from other retail establishments.
ii. Will the proposed use under the circumstances of the
particular case be detrimental to the health, safety, or
general welfare of persons residing or working in the
vicinity?
The after hours operation of the service station and
convenience store will not be detrimental to
individuals residing and working in the area.
Conditions have been incorporated into the project to
reduce adverse impacts that the project might
generate as the result of the after hours operation
such as the requiring that pay phones be located
within the interior of the store and ensuring that
visibility is maintained from the street to the interior of
the store will increase the safety of employees and
users of the site. The after hours operation of the
service station and convenience store, in conjunction
with the proposed conditions, will not be detrimental
to the health, safety or general welfare of persons
working in the area.
iii. Will the proposed use adversely affect the present economic
stability or future economic development of properties
surrounding the area?
The gasoline service station and convenience store
will generate City tax revenue and employment in the
community. During the hours proposed, the use
provides services to the community and therefore the
31A-127
Resolution No. 2005-12
Page 3 of 7
use will enhance rather than adversely affect the
economic development or stability of the area.
iv. Will the proposed use comply with the regulations and
conditions specified in Chapter 41 of the S.A.M.C. for such
use?
The project has been designed to comply with the
City's design and development standards for a
service station use and will be in compliance with the
regulations established in Chapter 41 of the Santa
Ana Municipal Code.
v. Will the proposed use adversely affect the General Plan or
any specific plan of the City?
The proposed gasoline service station and
convenience store is in an area designated General
Commercial (GC) in the General Plan. The use is
consistent with the General Plan and the Arterial
Commercial (C5) zoning district which permits service
stations and retail stores less than 20,000 square feet
and open between midnight and 5:00 a.m. with a
conditional use permit.
D. Variance No. 2005-04 has been filed seeking to reduce the required
landscape setbacks for the property located at 100 West MacArthur
Boulevard.
1. Although Section 41-427 of the SAMC requires a 15 foot wide
setback, Section 41-689 allows nonconforming service stations the
ability to reduce the required setback provided an equivalent
amount of landscaping is provided within view of the public street.
2. Santa Ana Municipal Code Section 41-638 authorizes the Planning
Commission to grant a Variance upon making certain findings.
i. That because of special circumstances applicable to the
subject property, including size. shape, topography, location
or surroundings, that the strict application of the zoning
ordinance is found to deprive the subject property of
privileges not otherwise at variance with the intent and
purpose of the provisions of this chapter.
The project is an existing service station that had its
landscape setback on MacArthur reduced due to a
street widening project several years ago. Due to the
street widening, and the location of the existing fuel
31A-128
Resolution No. 2005-12
Page 4 of 7
pumps and building, it is infeasible to provide the
required landscaped setback. The applicant has
provided additional landscaping at the northeast
corner of the site and within the interior of the project
to mitigate the reduced setback. Therefore, due to
the size of the lot, the strict application of the zoning
ordinance would deprive the subject property of
privileges not otherwise at variance with the intent
and purpose of the provisions of this chapter.
ii. That the granting of a variance is necessary for the
preservation and enjoyment of one or more substantial
property rights.
The granting of the variance for a reduction in
landscaped setbacks will preserve the property
owners ability to develop the property with a use that
will benefit the community by providing gasoline and
food service to commuters, individuals who work in
the area and motorists utilizing the SR-55 freeway
corridor.
iii. That the granting of a variance will not be materially
detrimental to the public welfare or injurious to surrounding
property.
The project will not be materially detrimental to the
public welfare or injurious to surrounding property as
proposed. The project will enhance the economic
stability of the area by allowing the commercial
component, thereby identifying the site as a vital,
active commercial development. Therefore, the
granting of the variance will not be materially
detrimental to the public welfare or injurious to
surrounding property.
IV. That the granting of a variance will not adversely affect the
General Plan of the City.
The granting of the a variance will not adversely affect
the General Plan of the City since the proposed
service station and convenience store have been
designed in conformance with City zoning,
development and General Plan requirements.
31A-129
Resolution No. 2005-12
Page 5 of 7
E. In accordance with the California Environmental Quality Act, Mitigated
Negative Declaration and Mitigation Monitoring Program, Environmental
Review No. 2004-240 has been prepared for this project.
Section 2. The Planning Commission after conducting the public hearing hereby:
A. Denies Conditional Use Permit No. 2005-08(A) seeking to allow the
construction of car wash at the property located at 100 West MacArthur Boulevard.
B. Approves Conditional Use Permit No. 2005-08(B) as conditioned in
Exhibit "A" attached hereto and incorporated herein.
C. Approves Variance No. 2005-04 as conditioned in Exhibit "B" attached
hereto and incorporated herein.
These decisions are based upon the evidence submitted at the abovesaid hearing,
which includes but not is not limited to: the Request for Planning Commission Action
dated April 25, 2005 and exhibits attached thereto; and the public testimony, all of which
are incorporated herein by this reference.
ADOPTED this 25th day of April, 2005 by the following vote:
AYES: Commissioners: Cribb, De La Torre, Gartner, Leo, Lutz, Mondo,
Nalle(7)
NOES: Commissioners: None (0)
ABSENT: Commissioners: None (0)
ABSTENTIONS: Commissioners: None (0)
Glenn Mondo
Chairperson
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
By:
Kylee O. Otto
Assistant City Attorney
31A-130
Resolution No. 2005-12
Page 6 of 7
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, Martha Ramirez, Planning Commission Secretary, do hereby attest to and certify the
attached Resolution No. 2005-12 to be the original resolution adopted by the Planning
Commission of the City of Santa Ana on April 25, 2005.
Date:
Planning Commission Secretary
City of Santa Ana
31A-131
Resolution No. 2005-12
Page 7 of 7
Conditions for Approval for Conditional Use Permit No. 2005-08(B)
Conditional Use Permit No. 2005-08(B) is approved subject to compliance, to the
reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa
Ana Municipal Code, the California Administrative Code, the Uniform Fire Code, the
Uniform Building Code and all other applicable regulations.
The applicant must comply in full with each and every condition listed below prior to
exercising the rights conferred by this conditional use permit.
The applicant must remain in compliance with all conditions listed below throughout the
life of the conditional use permit. Failure to comply with each and every condition may
result in the revocation of the conditional use permit.
A. Plannina Division
1 . The project shall remain in compliance with Site Plan Review DP No. 04-
96.
2. Any amendment to this conditional use permit must be submitted to the
Planning Division for review. At this time, staff will determine if
administrative relief is available or the conditional use permit must be
amended.
3. Lighting shall be provided along the south property line. The lighting shall
be designed to provide lighting on the site as well as for the alley located
to the south of the site.
4. The plans submitted for Building Division plan check shall note that a soffit
element will be installed on the north and east elevations of the
convenience store building.
5. Six 36-inch box trees shall be provided along the south property line as
shown on a revised landscape plan.
6. The doors of the convenience store shall remain locked between the
hours of 11 :00 p.m. to 5:00 a.m., seven days a week. Sales of items from
the convenience store can still occur by use of the sales window.
Mitiaation Measures
7. During construction, the contractor is required to comply with SCAQMD
Fugitive Dust Rule 403 to suppress dust generated by construction
operations.
EXHIBIT "A"
31A-132
8. All materials excavated or graded will be sufficiently watered to prevent
excessive amount of dust.
9. All clearing and earthwork activities shall cease during period of high
winds (winds greater than 25 mph averaged over one hour) or during
Stage 1 or Stage 2 smog episodes.
10. Streets surrounding the project site should be cleaned at the end of each
day of construction.
11. All materials transported off-site shall either be sufficiently watered or
securely covered to prevent excessive amounts of dust.
12. Equipment engines shall be maintained in good condition and in proper
tune according to manufacturer's specifications.
13. To the extent feasible, gasoline powered equipment shall be used for on-
site and off-site construction activities.
14. The approved site plan for the project shall show the location of all
monitoring wells on the project site. The site plan shall reflect that the
monitoring wells would be accessible for monitoring and maintenance
during the construction and operation of the project.
15. Prior to issuance of building permit, the project applicant shall coordinate
with the John Wayne Airport Land Use Commission.
16. Building plans for the proposed project shall identify Best Management
Practices that shall be employed during construction operations to
minimize water quality impacts.
17. Construction plans for the project shall reflect that construction operations
would be limited to 7:00 a.m. to 8:00 p.m. Monday through Saturday, with
no construction permitted on Sundays or Federal Holidays.
18. Prior to issuance of building permits, the applicant shall submit evidence
to the Planning and Building Agency that appropriate school impact fees
have been paid.
B. Police Department
1. The existing building and parking lot must conform to the provisions of
Chapter 8, Article II Division 3 of the Santa Ana Municipal Code
(Building Security Ordinance). These code conditions will require that
the existing project's lighting, door/window locking devices and
EXHIBIT" A"
31A-133
addressing be upgraded to current code standards. Lighting standards
cannot be located in required landscape planters.
2. The applicant shall be responsible for maintaining the premises free of
graffiti. All graffiti shall be removed within 24 hours of occurrence.
3. The cash registers must be visible from the street at all times and shall
not be obstructed at any time by temporary or permanent signage.
4. Window displays must be kept to a minimum for maximum visibility and
shall not exceed 25 percent of window coverage. Windows shall be
kept clear of any advertising materials between three and six feet in
height.
5. Window displays and racks must be kept to a maximum height of three
feet including merchandise and cannot obstruct the cashiers view to
the outside.
6. A timed-access cash controller or a money drop safe capable of easily
providing the cashier the ability to quickly deposit money into it must be
installed.
7. Install a silent armed robbery alarm.
8. There shall be no coin-operated games maintained on the premises at
any time.
9. All pay telephones shall be located inside the premises and be
designed to allow outgoing calls only.
10. The petitioner(s) shall be responsible for maintaining the premises free
of litter.
11. The conditional use permit shall be reviewed at ninety days, six
months, at one year and then annually thereafter by the Police
Department for any modification to the conditions of approval.
12. "No Loitering/Trespass" signs/placards shall be posted in the parking
lot. The posted signs must conform to Penal Code Section 602.
13. Provide a Closed Circuit Television System capable of viewing and
recording events inside the premises as follows:
(a) A minimum of one color camera at each cash register that views
the front of a customer, from the waist to the top of the head.
EXHIBIT "An
31A-134
(b) A minimum of one color camera that views the full-length side of a
customer at the cash register area.
(c) A color camera recorder capable of recording events on all
cameras simultaneously.
(d) A tape or disc storage library of recorded cameras kept for a
minimum of 60 days.
(e) If videotape is used, tapes cannot be taped over more than six
times.
(f) An audio recording component that will record sounds occurring at
the customer counter.
14. Clearly distinguishable height markers shall be installed on the inside
doorjamb of all doors used by the public to access the store. Horizontal
marks, one-inch wide by three-inch long, in different colors, and in a
contrasting color to the background, shall be placed every six inches
beginning at five feet and ending at six feet, six inches.
EXHIBIT "A"
31A-135
Conditions for ADDroval for Variance No. 2005-04
Variance No. 2005-04 is approved subject to compliance, to the reasonable satisfaction
of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code,
the California Administrative Code, the Uniform Fire Code, the Uniform Building Code and
all other applicable regulations.
The applicant must comply in full with each and every condition listed below prior to
exercising the rights conferred by this variance.
The applicant must remain in compliance with all conditions listed below throughout the
life of the variance. Failure to comply with each and every condition may result in the
revocation of the variance.
A. Plannina Division
1. The project shall remain in compliance with Site Plan Review DP No. 04-
96.
2. Any amendment to this conditional use permit must be submitted to the
Planning Division for review. At this time, staff will determine if
administrative relief is available or the conditional use permit must be
amended.
Mitiaation Measures
3. During construction, the contractor is required to comply with SCAQMD
Fugitive Dust Rule 403 to suppress dust generated by construction
operations.
4. All materials excavated or graded will be sufficiently watered to prevent
excessive amount of dust.
5. All clearing and earthwork activities shall cease during period of high
winds (winds greater than 25 mph averaged over one hour) or during
Stage 1 or Stage 2 smog episodes.
6. Streets surrounding the project site should be cleaned at the end of each
day of construction.
7. All materials transported off-site shall either be sufficiently watered or
securely covered to prevent excessive amounts of dust.
8. Equipment engines shall be maintained in good condition and in proper
tune according to manufacturer's specifications.
EXHIBIT "B"
31A-136
9. To the extent feasible, gasoline powered equipment shall be used for on-
site and off-site construction activities.
10. The approved site plan for the project shall show the location of all
monitoring wells on the project site. The site plan shall reflect that the
monitoring wells would be accessible for monitoring and maintenance
during the construction and operation of the project.
11. Prior to issuance of building permit, the project applicant shall coordinate
with the John Wayne Airport Land Use Commission.
12. Building plans for the proposed project shall identify Best Management
Practices that shall be employed during construction operations to
minimize water quality impacts.
13. Construction plans for the project shall reflect that construction operations
would be limited to 7:00 a.m. to 8:00 p.m. Monday through Saturday, with
no construction permitted on Sundays or Federal Holidays.
14. Prior to issuance of building permits, the applicant shall submit evidence
to the Planning and Building Agency that appropriate school impact fees
have been paid.
B. Police Department
1. The existing building and parking lot must conform to the provisions of
Chapter 8, Article II Division 3 of the Santa Ana Municipal Code (Building
Security Ordinance). These code conditions will require that the existing
project's lighting, door/window locking devices and addressing be
upgraded to current code standards. Lighting standards cannot be
located in required landscape planters.
2. The applicant shall be responsible for maintaining the premises free of
graffiti. All graffiti shall be removed within 24 hours of occurrence.
3. The cash registers must be visible from the street at all times and shall not
be obstructed at any time by temporary or permanent signage.
4. Window displays must be kept to a minimum for maximum visibility and
shall not exceed 25 percent of window coverage. Windows shall be kept
clear of any advertising materials between three and six feet in height.
5. Window displays and racks must be kept to a maximum height of three
feet including merchandise and cannot obstruct the cashiers view to the
outside.
EXHIBIT "B"
31A-137
6. A timed-access cash controller or a money drop safe capable of easily
providing the cashier the ability to quickly deposit money into it must be
installed.
7. Install a silent armed robbery alarm.
8. There shall be no coin-operated games maintained on the premises at any
time.
9. All pay telephones shall be located inside the premises and be designed
to allow outgoing calls only.
10. The petitioner(s) shall be responsible for maintaining the premises free of
litter.
11. The conditional use permit shall be reviewed at ninety days, six months, at
one year and then annually thereafter by the Police Department for any
modification to the conditions of approval.
12. "No LoiteringlTrespass" signs/placards shall be posted in the parking lot.
The posted signs must conform to Penal Code Section 602.
13. Provide a Closed Circuit Television System capable of viewing and
recording events inside the premises as follows:
(a) A minimum of one color camera at each cash register that views
the front of a customer, from the waist to the top of the head.
(b) A minimum of one color camera that views the full-length side of a
customer at the cash register area.
(c) A color camera recorder capable of recording events on all
cameras simultaneously.
(d) A tape or disc storage library of recorded cameras kept for a
minimum of 60 days.
(e) If videotape is used, tapes cannot be taped over more than six
times.
(f) An audio recording component that will record sounds occurring at
the customer counter.
14. Clearly distinguishable height markers shall be installed on the inside
doorjamb of all doors used by the public to access the store. Horizontal
EXHIBIT "B"
31A-138
marks, one-inch wide by three inch long, in different colors, and in a
contrasting color to the background, shall be placed every six inches
beginning at five feet and ending at six feet, six inches.
EXHIBIT "B"
31A-139
31A-140