CITY OF ALHAMBRA AGENDA ALHAMBRA PLANNING COMMISSION JUNE 21, 2021
CORONAVIRUS (COVID-19) ADVISORY NOTICE
Consistent with Executive Orders No. N-35-20 and No. N-08-21 from the Executive Department of the State of California, the Alhambra Planning Commission meeting will not be physically open to the public and the meeting will take place via teleconference and video conference.
To watch and listen to the meeting: To maximize public safety while still maintaining transparency and public access, members of the public can participate by using Zoom Webinar as follows:
Zoom Webinar direct link: https://us02web.zoom.us/j/82735405361 Webinar ID: 827 3540 5361
Or by telephone by dialing 1-888-475-4499 (Toll Free) or 1-833-548-0276 (Toll Free) or 1-833-548-0282 (Toll Free) or 1-877-853-5257 (Toll Free) or 1-669-900-9128 or 1-346-248-7799 or 1-253-215-8782 or 1- 646-558-8656 or 1-301-715-8592 or 1-312-626-6799 and entering Webinar ID: 827 3540 5361. Please Note: All members of the public calling or logging into the meeting will be muted so that the meeting can proceed.
For those wishing to speak on an agenda item, please email Principal Planner Paul Lam at [email protected] no later than 4:30 p.m. prior to the meeting with the item number you wish to speak on and the phone number you will use when calling or the name you will use when logging into the meeting. You should then call or log into the meeting at least 10 minutes prior to its start time. Staff will unmute you and announce you when it is your time to speak. You will have five minutes to speak, unless that time is adjusted by the President. If you do not have access to a computer please call 626-570- 5034 to request public comment.
As an alternative to speaking during the meeting, you can email your comments to the Planning Division at [email protected] no later than 4:30 p.m. on June 21, 2021 to ensure that Planning Staff has time to print the emails prior to the beginning of the meeting. Comments will then be read into the record, with a maximum allowance of 5 minutes per individual comment, subject to the President’s discretion. If a comment is received after 4:30 p.m. but before the conclusion of the meeting based upon its time stamp, the comment will still be included as a part of the record of the meeting but will not be read into the record.
Any member of the public who needs accommodations or who needs their comments translated should email or call the Community Development Department at [email protected] or (626) 570-5034. All requests for accommodations or translation services shall be made by 4 p.m. the Thursday prior to the Planning Commission meeting. If accommodation or translation is not requested by 4 p.m. the Thursday prior to the Planning Commission meeting, staff will try to accommodate the request to the best of their efforts to provide as much accessibility as possible while also maintaining public safety. Given the challenges of teleconference and video conference meetings, all participants are encouraged to email their comments prior to the beginning of the meeting.
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AGENDA REGULAR MEETING ALHAMBRA CITY PLANNING COMMISSION 111 South First Street June 21, 2021 7:00 p.m.
CALL MEETING TO ORDER:
ROLL CALL: ANTONIO GARDEA, President ERIC GARCIA, Vice President WING HO RON SAHU CHRISTOPHER JUAREZ DANNY TANG CHRIS OLSON KENT TSUJII CALIMAY PHAM NAN “NOYA” WANG
FLAG SALUTE: Led by President Gardea
CONSENT AGENDA:
Pursuant to Alhambra Municipal Code Section 23.78.020, all items listed on the Consent Agenda will be enacted by one motion based on the recommended actions listed below unless a citizen or a Commissioner requests that an item be removed and be heard separately. Items placed on the Consent Agenda include smaller scale projects, projects which do not require Variances, projects which are being continued to future meetings and ministerial matters (minutes, resolutions, etc.).
There are no Consent Agenda items
PUBLIC HEARINGS:
1. PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06 AND TENTATIVE PARCEL MAP TP 83396 2970-2990 West Valley Boulevard Applicant: Artem Golestian
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This is an application for Planned Development Permit PD-20-29, Conditional Use Permit CUP- 20-06 and Tentative Parcel Map TP 83396 to merge 2 lots into 1 and to construct a new 2,993 square foot fully automated car wash on a site of approximately 18,199 square feet located at 2970-2990 West Valley Boulevard in the VSP (Valley Boulevard Corridor Specific Plan) zone in the City of Alhambra. (This item is exempt from the California Environmental Quality Act)
Recommended Action: Adopt Resolution No. 21-13, approving Planned Development Permit PD-20-29, Conditional Use Permit CUP-20-06, and Tentative Parcel Map TP 83396 subject to the Conditions of Approval.
DIRECTOR’S REPORT:
At this time the Director of Community Development, or his/her designee, will provide updates on projects, programs or events within the City and make announcements as deemed necessary.
PUBLIC COMMENTS FOR NON-AGENDIZED ITEMS (TIME LIMIT – 5 MINUTES)
Citizens wishing to address the Commission on any matter within the subject matter jurisdiction of the Commission not on the Agenda may do so at this time. Please note that while the Planning Commission values your comments, pursuant to the Brown Act, the Planning Commission cannot take action unless the matter appears as an item on a forthcoming agenda.
COMMISSION ORALS:
Each Commissioner at his/her discretion may address the Commission and public on matters of general information and/or concern, including announcements and future agenda items.
ADJOURNMENT:
The next regularly scheduled meeting of the Alhambra Planning Commission will be held on Monday, July 19, 2021, at 7:00 p.m.
NOTICE:
AGENDA ITEMS: Copies of the staff reports or other written documentation relating to each item of business described herein above are on file in the offices of the Community Development Department in City Hall, 111 South First Street, Alhambra, California, and are available on the City’s website. If you would like to sign-up to receive the Planning Commission meeting agenda and staff reports packet, please visit the City’s website at www.cityofalhambra.org and you will be able to submit your email address on the homepage to the subscription service.
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APPEALS: Any person wishing to appeal any decision of the Planning Commission to the City Council may do so by filing an appeal in writing along with the appropriate appeal fee to the Community Development Department in City Hall within 10 calendar days of the Planning Commission decision. The appeal period for items on this agenda expires at the close of business on July 1, 2021.
Meeting Rules and Regulations
Section 2.24.060 of the Alhambra Municipal Code provides for the Planning Commission to establish and enforce its own rules and regulations for its meetings. The Planning Commission uses those rules and regulations established by the Municipal Code and implemented for use by the City Council.
Addressing the Commission: Any person wishing to address the Commission during the meeting must email Paul Lam at [email protected] no later than 4:30 p.m. prior to the meeting with the item number you wish to speak on and the phone number you will use when calling or the name you will use when logging into the meeting. You should then call or log into the meeting at least 10 minutes prior to its start time.
As an alternative you can email your comments by sending them to the Planning Division by email at [email protected] no later than 4:30 p.m. to ensure that Planning Staff has time to print the emails prior to the beginning of the meeting. Comments will then be read into the record, with a maximum allowance of 5 minutes per individual comment, subject to the President’s discretion.
All remarks shall be addressed to the Commission as a body and not to any member thereof. No person, other than the Commission and the person having the floor, shall be permitted to enter into any discussion, either directly or through a member of the Commission, without the permission of the President. No question shall be asked a Commissioner except through the President.
Standards of Decorum: Any person addressing the Commission who refuses to stop speaking after his/her time has expired or any person who behaves in such a manner as to interfere with or impede the progress of the Planning Commission meeting who, after a request by the President, refuses to cease such behavior may be muted upon direction of the President.
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offices including medical and professional, with residential properties to the south that are separated by an alley.
BACKGROUND
The project was presented at the June 7, 2021, Planning Commission meeting and following Staff’s presentation and public testimony the Commission continued the item to June 21, 2021.
PUBLIC COMMENTS
At the June 7, 2021, Planning Commission hearing, five (5) members of the public spoke in opposition, 57 comment letters that were submitted by the public stating their opposition, and 4 comment letters stating their concerns about the proposed car wash. Staff has identified the key points from the comments presented and are summarized below:
1. Increase traffic and vehicle activity generated by the proposed car wash.
A traffic study was not prepared for the proposed car wash use because the project has less than a significant impact based upon the California Environmental Quality Act (“CEQA”) methodology for measuring transportation impacts. On July 1, 2020, CEQA was amended by the State legislature to implement the Vehicles Miles Traveled (VMT) methodology as the new metric to measure traffic impacts. OPR (Office of Planning and Research) has identified that local serving projects or commercial projects less than 50,000 square feet in size are exempt from preparing a VMT assessment assuming they have a less than significant impact to vehicle miles traveled. The idea behind this is that since they serve the local population, they are likely reducing the need for people to drive further away and thus are reducing VMT. Given that the Applicant submitted applications for the proposed project on October 14, 2020, the proposed project must adhere to the VMT metric, and since the project is screened out, a traffic study is not required.
2. Increase noise levels produced by the car wash.
In accordance with the Comprehensive Noise Study prepared on October 1, 2020, and submitted by the Applicant, the study identified existing noise levels in the immediate surrounding neighborhood without the proposed project (current ambient noise), as well as the expected noise levels to be generated with the proposed car wash in operation. The study also compared the existing noise levels within the allowed noise levels permitted under the City’s Noise Ordinance (AMC Chapter 18.02). The study concluded that there would be no significant noise impacts to the surrounding area, as noise levels to be produced by the proposed car wash will not exceed the current ambient noise. Exhibit F of the Comprehensive Noise Study provides a visual depiction of the projected operational noise levels throughout the immediate area. Apart from complying with the City’s Noise Ordinance (AMC Chapter 18.02), the results of the study showed that the project will also comply with all of the Land Use and Noise standards indicated in the Health and Safety Element of the City’s General Plan. A copy of the Comprehensive Noise Study has been provided as Attachment 5.
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3. Loss of Aloha Food Factory.
The loss of a restaurant is not a legal basis that the Commission can consider as part of this project. As part of the City’s business retention efforts, staff reached out to the two existing businesses, Aloha Food Factory and Ernie’s Burgers, prior to the Planning Commission hearing and offered to help Aloha Food Factory and Ernie’s Burgers find a suitable location within the City, if either of those businesses were interested in continuing business here. Aloha Food Factory replied that they would like to stay in Alhambra, but has not yet accepted the City’s offer to help find other locations.
PROJECT FINDINGS
The land use entitlements for the Commission consideration is a Planned Development Permit, Conditional Use Permit, and Tentative Parcel Map. Pursuant to Alhambra Municipal Code Sections these entitlements can be approved if the Planning Commission can make all of the findings in support of the project:
PLANNED DEVELOPMENT PERMIT FINDINGS (AMC Section 23.62.070)
A. The proposed use is permitted under the Zoning Ordinance;
B. With appropriate conditioning, the proposed uses comply with the purpose and intent of the Zoning Ordinance and the City’s General Plan;
C. With appropriate conditioning, the proposed development would be physically suitable for the lot or lots on which it is proposed;
D. With appropriate conditioning, the proposed development would be physically compatible with existing and future land uses within the general area in which the proposed use is located;
E. With appropriate conditioning, there would be adequate provisions for water, sanitation and public utilities and services to insure that the proposed use would not be detrimental to public health and safety; and
F. With appropriate conditioning, there would be adequate provisions to public access to serve the site. CONDITIONAL USE PERMIT FINDINGS (AMC Section 23.66.050)
A. The proposed use is one conditionally permitted within the subject zone and complies with all of the applicable provisions of the Zoning Ordinance;
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B. The proposed use would not impair the integrity and character of the zone in which it is to be located;
C. The subject site is physically suitable for the type of land use being proposed;
D. The proposed use is compatible with the land uses presently on the subject property;
E. The proposed use would be compatible with existing and future land uses within the zone and general area in which the proposed use is to be located;
F. There would be adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety;
G. There would be adequate provisions for public access to serve the subject proposal;
H. The proposed use is consistent with the objectives, policies, general land uses and programs of the Alhambra General Plan; and
I. With appropriate conditioning, the proposed use would not be detrimental to the public interest, health, safety, convenience or welfare.
TENTATIVE PARCEL MAP FINDINGS (AMC Section 22.24.080)
A. That the proposed car wash subdivision meets and performs all the applicable requirements and conditions imposed by the State Subdivision Map Act and Title 22 (Subdivisions) of the Alhambra Municipal Code; and
B. That the proposed map is consistent with applicable General Plan and specific plans.
ENVIRONMENTAL STATUS This application is categorically exempt from the California Environmental Quality Act, Section 15332, In-Fill Development Projects, Class 32(d), approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, which are exempt from CEQA pursuant to Class 32(d).
PUBLIC NOTICE On May 26, 2021, a Notice of Public Hearing of the June 7, 2021, Planning Commission meeting was sent to 62 property owners and occupants within a 300-foot radius of the project site. A legal notice advertising the public hearing was placed in the Pasadena Star News on May 20, 2021. A
Page 4 of 34 notice was also posted on the property on May 26, 2021. At the June 7, 2021, Planning Commission meeting, the Application was continued to June 21, 2021.
PUBLIC COMMENTS
Since the June 7, 2021, Planning Commission hearing, Staff has received eleven (11) additional comments. A copy of the comments have been provided as Attachment 7.
CONCLUSION The proposed car wash will consist of a new building on a property that is located on the Valley Boulevard Corridor Specific Plan, which is designated as Retail Commercial and allows for car washes to be conditionally permitted on corner lot properties. The proposed car wash will be the second fully automated car wash in Alhambra, benefiting the community by allowing the public to choose faster service, avoiding hand wash or self-serve car washes. It also provides a service that is beneficial to the community as it is a type of car wash concept which is currently not being offered in the City. The necessary finding can be made in support of the project.
STAFF RECOMMENDED ACTION Staff recommends Planning Commission to: 1. Adopt Resolution No. 21-13, approving Planned Development Permit PD-20-29, Conditional Use Permit CUP-20-06, and Tentative Parcel Map TP-83396, to construct a new 2,993 square foot fully automated car wash on a site of approximately 18,199 square feet located in the VSP (Valley Boulevard Corridor Specific Plan) zone, subject to the attached Conditions of Approval (Exhibit A) for the property located at 2970 – 2990 West Valley Boulevard in the City of Alhambra.
2. Direct staff to file and post a Notice of Exemption in accordance with Section 15062 of the California Code of Regulations.
ATTACHMENTS:
1. Location Map 2. Project Plans 3. Resolution No. 21-13 4. Notice of Exemption 5. Noise Study 6. Staff Report Dated 06/07/2021 7. Public Comments
Page 5 of 34 ATTACHMENT 1
LOCATION MAP
North
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ATTACHMENT 2
PROJECT PLANS
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ATTACHMENT 3 RESOLUTION NO. 21-13
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ALHAMBRA APPROVING PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06, AND TENTATIVE PARCEL MAP TP-83396, TO CONSTRUCT A NEW 2,993 SQUARE FOOT FULLY AUTOMATED CAR WASH ON A SITE OF APPROXIMATELY 18,199 SQUARE FEET LOCATED IN THE VSP (VALLEY BOULEVARD CORRIDOR SPECIFIC PLAN) ZONE, SUBJECT TO THE ATTACHED CONDITIONS OF APPROVAL (EXHIBIT A) FOR THE PROPERTY LOCATED AT 2970 – 2990 WEST VALLEY BOULEVARD IN THE CITY OF ALHAMBRA.
THE PLANNING COMMISSION OF THE CITY OF ALHAMBRA DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. FINDINGS OF FACT. The Planning Commission does hereby make the following findings of fact:
A. On May 20, 2020, an application for Design Review was submitted by the applicant, Artem Golestian, on behalf of the property owner Malcolm Arakelian, for the development of a 2,993 square foot fully automated car wash on an approximate land area of approximately 18,199 square feet located in the VSP (Valley Boulevard Corridor Specific Plan) located at 2970 – 2990 West Valley Boulevard;
B. On June 9, 2020, a duly noticed public hearing was held before the City of Alhambra Design Review Board at 7:30 p.m. Consistent with Executive Orders No. No. N-29-20 and No. N-35-20 from the Executive Department of the State of California and the County of Los Angeles Department of Public Health Safer At Home Order, the Alhambra Design Review Board meeting was not physically open to the public and all Board Members teleconferenced and video conferenced into the meeting;
C. On October 14, 2020, the Design Review application was deemed complete;
D. At this hearing, the Design Review Board considered project comments stated in the Agenda, staff presentation, applicant presentation, and public testimony. The Board approved the proposal with conditions. The applicant has worked with the City Architect and the submitted plans reflect compliance with the Board’s condition of approval;
E. On October 14, 2020, applications for a Planned Development Permit PD-20-29, Conditional Use Permit CUP-20-06 and Tentative Parcel Map TP-83396 , were submitted by the applicant, Artem Golestian, on behalf of the property owner Malcolm Arakelian, for the development of a 2,993 square foot fully automated car wash on an approximate land area of approximately 18,199 square feet located in the VSP (Valley Boulevard Corridor Specific Plan) located at 2970 – 2990 West Valley Boulevard;
F. The Planned Development Permit, Conditional Use Permit, and Tentative Parcel Map applications were deemed complete on March 25, 2021;
G. The area immediately surrounding the subject site is developed with a mix of commercial uses to the south, east, and west, as well as residential to the north. The subject site is located on the northeast corner of Valley Boulevard and Cabrillo Avenue; Page 15 of 34
ATTACHMENT 3
H. The General Plan land use designation of the subject property is Specific Plan with a consistent Zoning designation of VSP (Valley Boulevard Corridor Specific Plan). The proposed improvements will allow for land uses that will remain consistent with the purpose and intent of the Valley Boulevard Corridor Specific Plan and Commercial Planned Development zoning, and General Plan designation;
I. On June 7, 2021, a duly noticed public hearing was held before the City of Alhambra Planning Commission at 7:00 p.m. Consistent with Executive Orders No. N-29-20 and No. N-35-20 from the Executive Department of the State of California and the County of Los Angeles Department of Public Health Safer At Home Order, the Alhambra Planning Commission meeting was not physically open to the public and all Commission Members teleconferenced and video conferenced into the meeting;
J. At that hearing, the Planning Commission continued the project to June 21, 2021, due to Planning Commission hearing running late into the evening;
K. On June 21, 2021, a duly noticed public hearing was held before the City of Alhambra Planning Commission at 7:00 p.m. Consistent with Executive Orders No. N-35-20 and N-08-21 from the Executive Department of the State of California, the Alhambra Planning Commission meeting was not physically open to the public and all Commission Members teleconferenced and video conferenced into the meeting; and
L. At this hearing, the Planning Commission considered the staff report, staff presentation, applicant presentation, and public testimony.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based upon the Notice of Exemption prepared for the project, the Planning Commission further finds and determines as follows:
A. A Notice of Exemption for this project was prepared in compliance with the California Environmental Quality Act (CEQA);
B. This project is exempt from the provisions of CEQA per Article 19: Categorical Exemptions, Section 15332: In-Fill Development Projects, Class 32(d); approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality – In-Fill Development Projects, Class 32(d);
C. The documents and other material that constitute the record of proceedings upon which the decision of the Planning Commission is based are Planned Development Permit PD-20-29, Conditional Use Permit CUP-20-06, and Tentative Parcel Map TP-83396 and that this project file is located within the Community Development Department; and
D. The Planning Commission based upon the findings set forth herein, hereby finds the Notice of Exemption for this project has been prepared in compliance with CEQA.
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ATTACHMENT 3 SECTION 3. PLANNED DEVELOPMENT PERMIT FINDINGS. Based upon the foregoing facts and findings (Section 23.62.070 of the Alhambra Municipal Code) for Planned Development Permit PD-20-29, the Planning Commission hereby determines as follows:
A. The proposed use is permitted under the Zoning Ordinance.
This application for a Planned Development Permit is required pursuant to Section 23.62.020(B)(1) since the project will consist of a new building. Since the property is located in the VSP (Valley Boulevard Corridor Specific Plan) zone, car washes are conditionally permitted on corner lots only.
B. With appropriate conditioning, the proposed uses complies with the purpose and intent of the Zoning Ordinance and the City’s General Plan.
The purpose and intent of the Zoning Ordinance and General Plan are to allow for the establishment of a mixture of commercial uses. The proposed Planned Development Permit is required for the construction of a new fully automated car wash. The proposed car wash will comply with the purpose and intent of the Zoning Ordinance and the City’s General Plan. The proposed car wash will be compatible with the General Plan Health and Safety Policy (HS-6C) by using the compatibility matrix to determine the compatibility of proposed new development in the City with ambient noise levels.
C. With appropriate conditioning, the proposed development would be physically suitable for the lot or lots on which it is proposed.
The subject site is currently built out with an existing one-story, 1,176 square foot restaurant building at 2990 West Valley Boulevard and a one-story, 1,632 square foot restaurant building at 2970 West Valley Boulevard that will be demolished for a new 2,993 square foot fully automated car wash. The site is generally 111’-0” feet wide with 190’-9” feet in depth and a lot size of approximately 18,199 square feet (0.42 acres). The proposed Planned Development Permit will allow for the car wash to be established within the property. Therefore, the proposed project complies with all applicable standards of the Zoning Ordinance and the Valley Boulevard Corridor Specific Plan. There are no exceptions to any code requirements, thus, the proposed development is physically suitable for the lot on which it is proposed.
D. With appropriate conditioning, the proposed development would be physically compatible with existing and future land uses within the general area in which the proposed use is located.
The site is located in an area that is developed with commercial uses to the south and east sides, with commercial and residential to the west of the property. There is an alley at the rear of the property that separates the subject site from an existing residential. The proposed “Automated Express Car Wash” will be operating from 7:00 AM to 10:00 PM. The car wash operating hours will comply with the allowed hours of operation from 7:00 AM to 12:00 AM pursuant to AMC Chapter 5.76.020. Therefore, the proposed development would be compatible with existing and future land uses within the general area.
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ATTACHMENT 3 E. With appropriate conditioning, there would be adequate provisions for water, sanitation and public utilities and services to insure that the proposed use would not be detrimental to public health and safety.
The proposed project has been reviewed by the City of Alhambra Utilities and Public Works Departments, who have determined that the subject site and proposed use will be adequately serviced with water, sanitation and public utility services to insure that the proposed use would not be detrimental to the public health and safety. The proposed use will comply with all applicable requirements of the National Pollution Discharge Elimination System permit program and the City of Alhambra Low Impact Development Ordinance.
F. With appropriate conditioning, there would be adequate provisions to public access to serve the site.
It is with the intent of the design of the car wash to have the point access and exit only from Cabrillo Avenue. There will be no access to the public alley located at the rear of the property. The proposed project will provide more than the minimum parking requirements required for the proposed use. Pursuant to the Zoning Ordinance, the proposed use and types of uses intended to occupy the new car wash building will require a total of three (3) parking spaces. The subject site will be improved with four (4) employee spaces and one (1) handicap space, which meets the minimum required.
SECTION 4. CONDITIONAL USE PERMIT FINDINGS. Based upon the foregoing facts and findings (Section 23.66.050 of the Alhambra Municipal Code) for Conditional Use Permit CUP-20-06, the Planning Commission hereby determines as follows:
A. The proposed use is one conditionally permitted within the subject zone and complies with all of the applicable provisions of the Zoning Ordinance:
The proposed car wash is a conditionally permitted use in the VSP (Valley Boulevard Corridor Specific Plan) classification of the Zoning Ordinance, per Alhambra Municipal Code Chapter 23.37.050(A). Furthermore, the proposed use requires a Conditional Use Permit pursuant to Section 2.2 of the Valley Boulevard Specific Plan which designates the property as Retail Commercial and allows for those uses conditionally permitted in the CPD (Commercial Planned Development) zone, and conditionally permits car washes at corners only. Pursuant to the requirements for the CPD zone, Section 23.28.030(E) of the Alhambra Municipal Code (AMC), a car wash is conditionally permitted. This application complies with all applicable provisions of the Zoning Ordinance.
B. The proposed use would not impair the integrity and character of the zone in which it is to be located:
The proposed car wash will not impair the integrity and character of the Valley Boulevard Corridor Specific Plan zone. The proposed use is conditionally permitted and is in context with surrounding uses. The ambient noise levels recorded from the noise study ranged from 58.3 dBA to 88.8 dBA, exceeding in some areas the maximum allowed residential noise levels of 55 dBA, but lower than the commercial noise levels allowed pursuant to AMC Section 18.02.050. However, in the event the ambient noise level exceeds the allowable noise level limits, the maximum allowable noise level under that category shall be increased to reflect the maximum ambient noise level, pursuant to the AMC Section 18.02.050(B). The noise study prepared for the project has determined that the noise levels to be generated by the proposed project will be in compliance with the City’s noise standards Page 18 of 34
ATTACHMENT 3 pursuant to AMC Chapter 18.02. Furthermore, the proposed use provides a specialized service for the surrounding neighborhood area as well as residents throughout the City.
C. The subject site is physically suitable for the type of land use being proposed:
The subject site is a corner lot with two (2) street frontages along West Valley Boulevard to the south and Cabrillo Avenue to the west. The two properties are generally flat in grade and is currently improved with two commercial buildings. The subject site has a Cabrillo Avenue frontage width of 111’-0” feet, and a lot depth of 190’-9” feet. The property has a total lot area of approximately 18,199 square feet (0.42 acres). The property exceeds the minimum lot size of 15,000 square feet as required by the Valley Boulevard Specific Plan. The proposed Conditional Use Permit will allow the fully automated car wash to be established within the property. Therefore, the proposed use fits within the property boundaries and will comply with all development standards of the VSP (Valley Boulevard Corridor Specific Plan) zone, including parking requirements.
D. The proposed use is compatible with the land uses presently on the subject property:
The proposed car wash is not compatible with uses or structure presently on the subject property, however, the existing land uses will be demolished and replaced with the proposed car wash use. There will be no other uses sharing the property with the car wash. Additionally, the proposed project will be compatible with the permitted uses under the Valley Boulevard Specific Plan and Commercial Planned Development zone.
E. The proposed use would be compatible with existing and future land uses within the zone and general area in which the proposed use is to be located:
The proposed car wash will be a compatible use under the Valley Boulevard Specific Plan and Commercial Planned Development zone, and in the general area. It is anticipated that it will also be compatible with existing and future land uses that will be located in the immediate area. The car wash is a use that will provide for a specialized need in the community. The proposed car wash will build a new six-foot CMU wall at the northern side of the property that will mitigate the potential noise and make it compatible with the existing ambient noise.
F. There would be adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety:
The proposed project has been evaluated by the City’s Fire, Public Works, and Utilities Departments, as well as the City’s Building Division, which have each submitted Conditions of Approval to ensure that there will be adequate provisions for water, sanitation and public utilities and services for the occupants of the proposed use.
G. There would be adequate provisions for public access to serve the subject proposal:
The proposed project will provide the minimum parking requirements required for the proposed use. Pursuant to the Zoning Ordinance, the proposed use and types of uses intended to occupy the new car wash building will require a total of three (3) parking spaces. The subject site will be improved with four (4) employee spaces and one (1) handicap space, which meets the minimum required. It is with the intent of the design of the car wash to have the point of access and exit only from Cabrillo Avenue. There will be no access to the public alley located at the rear of the property. Page 19 of 34
ATTACHMENT 3
H. The proposed use is consistent with the objectives, policies, general land uses and programs of the Alhambra General Plan:
The proposal is consistent with the objectives, policies, general land uses and programs of the General Plan and the Specific Plan which encourage varied commercial services. The proposed car wash will be compatible with the General Plan Health and Safety Policy (HS-6C) by using the compatibility matrix to determine the compatibility of proposed new development in the City with ambient noise levels.
I. With appropriate conditioning, the proposed use would not be detrimental to the public interest, health, safety, convenience or welfare:
The proposed car wash will not be detrimental to the public interest, health, safety, convenience or welfare. The use provides a service that is beneficial to the community and a drive through car wash concept which is currently not being offered in the City. The Conditions of Approval are appropriate to ensure that the use will not be detrimental to the health, safety, and welfare of the general public.
SECTION 5. TENTATIVE PARCEL MAP FINDINGS. Based upon the foregoing facts and findings (Title 22 of the Alhambra Municipal Code) for Tentative Parcel Map TP-83396, the Planning Commission hereby determines as follows:
A. That the proposed car wash subdivision meets and performs all the applicable requirements and conditions imposed by the State Subdivision Map Act and Title 22 (Subdivisions) of the Alhambra Municipal Code.
The proposed car wash has been reviewed for compliance with the State Subdivision Map Act and Title 22 (Subdivisions) of the Alhambra Municipal Code. It has been determined that the proposed lot merger meets and performs all the applicable requirements and conditions imposed by the State Subdivision Map Act and Title 22 of the Alhambra Municipal Code.
B. That the proposed map is consistent with applicable General Plan and specific plans.
The proposed lot merger will be consistent with the VSP (Valley Boulevard Corridor Specific Plan). Furthermore, the proposed lot merger will allow the two nonconforming lots to meet the minimum lot size requirements per the land use designation pursuant to the VSP (Valley Boulevard Corridor Specific Plan).
SECTION 6. NOW THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Alhambra, California, as follows:
A. Approve Planned Development Permit PD-20-29, Conditional Use Permit CUP-20-06, and Tentative Parcel Map TP-83396 to construct a new 2,993 square foot fully automated car wash on a site of approximately 18,199 square feet located in the VSP (Valley Boulevard Corridor Specific Plan) zone, subject to the attached Conditions of Approval (Exhibit A) for the property located at 2970-2990 West Valley Boulevard in the City of Alhambra.
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ATTACHMENT 3 B. Direct staff to file and post a Notice of Exemption in accordance with Section 15062 of the California Code of Regulations.
PASSED, APPROVED AND ADOPTED THIS 21ST DAY OF JUNE, 2021.
______ANTONIO GARDEA, PRESIDENT PLANNING COMMISSION
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ATTACHMENT 3 ATTEST:
______ANDREW HO, SECRETARY PLANNING COMMISSION
STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) CITY OF ALHAMBRA )
I, Andrew Ho, Planning Commission Secretary of the City of Alhambra, do hereby certify that forgoing Resolution was duly adopted by the Planning Commission of the City of Alhambra at a regular meeting thereof, held on the 21st day of June, 2021 by the following vote of the Planning Commission:
AYES:
NOES:
ABSENT:
______ANDREW HO, SECRETARY PLANNING COMMISSION
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EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06 & TENTATIVE PARCEL MAP TP-83396
JUNE 21, 2021
APPLICANT: ARTEM GOLESTIAN
PLANNING DIVISION
PL1. This approval is for Planned Development Permit PD-20-29, Conditional Use Permit CUP-20-06, and Tentative Parcel Map TP-83396 to construct a new 2,993 square foot fully automated car wash on a site of approximately 18,199 square foot parcel located at 2970-2990 West Valley Boulevard in the VSP (Valley Boulevard Corridor Specific Plan) zone in the City of Alhambra. PL2. The Planned Development Permit and Conditional Use Permit shall be valid for a maximum period of one (1) year from the date of this approval. The Planning Commission may grant extensions to this time period not to exceed a total of one (1) year. The Planned Development Permit and Conditional Use Permit shall become null and void unless exercised within 1 year of the date of final approval (by obtaining a building permit), or such extension of time as may be granted by the Planning Commission pursuant to a written request for extension submitted to the Community Development Department a minimum of 90 days prior to such expiration date.
PL3. The Tentative Parcel Map shall be valid for a period of two (2) years from the date of approval. This time period may be extended by the Planning Commission for up to one additional year per AMC 22.20.130. The Tentative Tract Map shall become null and void unless exercised (recording a Parcel Map with the Los Angeles County Clerk) within two (2) years of the date of final approval, or such extension of time as may be granted by the Planning Commission pursuant to a written request for extension submitted to the Community Development Department a minimum of 90 days prior to such expiration date.
PL4. The Applicant shall submit an “Acceptance of Conditions of Approval” form and return it to the Community Development Department within 10 days of Planning Commission approval.
PL5. A modification/amendment of the Planned Development Permit PD-20-29, Conditional Use Permit CUP-20-06, and Tentative Parcel Map TP-83396 shall be applied for if the establishment proposes to modify any of the Conditions of Approval.
PL6. The proposed “Automated Express Car Wash” will be operating from 7:00 AM to 10:00 PM. The car wash operating hours will comply with the allowed hours of operation from 7:00 AM to 12:00 AM pursuant to AMC Chapter 5.76.020.
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EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06 & TENTATIVE PARCEL MAP TP-83396
JUNE 21, 2021
APPLICANT: ARTEM GOLESTIAN
PL7. The property shall maintain the site clean and free of debris during and after operating hours. PL8. Landscaping shall be maintained and kept in thriving condition. PL9. Each vacuum station shall have signage that does not allow for any loud music or radios. PL10. Any future tenants or proposed uses requiring parking more restrictive than one (1) parking space per 500 square feet of gross floor area shall be required to obtain approval of an appropriate permit from the Planning Commission. PL11. Per AMC Section 18.02.070(C), construction on the site shall be permitted only between the hours of 7:00 AM and 7:00 PM Monday through Saturday. There shall be no construction before or after these hours, nor shall any construction be allowed on Sundays or federal holidays. PL12. All window signs and temporary banners shall be subject to staff review and approval prior to installation and shall comply with Chapter 23.51 of the Alhambra Municipal Code. PL13. All permanent exterior signs shall be approved by the Design Review Board prior to installation.
PL14. The applicant and its successors in interest shall indemnify, protect, defend (with legal counsel reasonably acceptable to the City), and hold harmless, the City, and any agency or instrumentality thereof, and its elected and appointed officials, officers, employees, and agents from and against any and all liabilities, claims, actions, causes of action, proceedings, suits, damages, judgments, liens, levies, and disbursements (collectively "Claims") arising out of or in any way relating to this project, any discretionary approvals granted by the City related to the development of the project, or the environmental review conducted under California Environmental Quality Act, Public Resources Code Section 21000 et seq., for the project. If the City Attorney is required to enforce any conditions of approval, the applicant shall pay for all costs of enforcement, including attorney's fees.
BUILDING DIVISION
B1. The second sheet of building plans is to list all conditions of approval and to include a copy of the Planning Commission Decision letter. This information shall be incorporated into the plans prior to the first submittal for plan check.
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EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06 & TENTATIVE PARCEL MAP TP-83396
JUNE 21, 2021
APPLICANT: ARTEM GOLESTIAN
B2. School Developmental Fees shall be paid to School District prior to the issuance of the building permit. B3. Fees shall be paid to the County of Los Angeles Sanitation District prior to issuance of the building permit. B4. The Alhambra City Council establishing fees for the Art in public places program effective on October 22, 2001, Ordinance number 02M1-4417. Whenever Residential developments more than 5 units, or Non-residential project valuation exceeds $500,000.00, the art display contribution obligation shall be one half of one percent of the Total Building Valuation for the development, excluding land value, off site improvement costs, interior improvements, parking facilities and public facilities. Such Fees shall be paid to the City prior to issuance of the building permit. B5. The building shall be addressed as 2990 W Valley Blvd and an application to assign address shall be filed with Building Division prior to plan check submittal. B6. In accordance with paragraph 5538(b) of the California Business and Professions Code, plans are to be prepared and stamped by a licensed architect. B7. Structural calculations prepared under the direction of an architect, civil engineer or structural engineer shall be provided. B8. A geotechnical and soils investigation report is required, the duties of the soils engineer of record, as indicated on the first sheet of the approved plans, shall include the following: a) Observation of cleared areas and benches prepared to receive fill; b) Observation of the removal of all unsuitable soils and other materials; c) The approval of soils to be used as fill material; d) Inspection of compaction and placement of fill; e) The testing of compacted fills; and f) The inspection of review of drainage devices.
B9. The owner shall retain the soils engineer preparing the Preliminary Soils and/or Geotechnical Investigation accepted by the City for observation of all grading, site preparation, and compaction testing. Observation and testing shall not be performed by another soils and/or geotechnical engineer unless the subsequent soils and/or geotechnical engineer submits and has accepted by the Public Works Department, a new Preliminary Soils and/or Geotechnical Investigation.
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EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06 & TENTATIVE PARCEL MAP TP-83396
JUNE 21, 2021
APPLICANT: ARTEM GOLESTIAN
B10. A grading and drainage plan shall be approved prior to issuance of the building permit. The grading and drainage plan shall indicate how all storm drainage including contributory drainage from adjacent lots is carried to the public way or drainage structure approved to receive storm water. B11. Preliminary MS4 Project Application (MS4-1 FORM) completed by Engineer of Record and approved by Environmental Division shall be copied on the first sheet of Building Plans and on the first sheet of Grading Plans. B12. When required by Environment Division LID plans shall be submitted with grading plans. See MS4-1 Form for requirements. B13. All State of California disability access regulations for accessibility and adaptability shall be complied with. B14. The property shall be surveyed and the boundaries shall be marked by a land surveyor licensed by the State of California. B15. Foundation inspection will not be made until the excavation has been surveyed and the setbacks determined to be in accordance with the approved plans by a land surveyor licensed by the State of California. THIS NOTE IS TO BE PLACED ON THE FOUNDATION PLAN IN A PROMINENT LOCATION. B16. Electrical plan check is required. B17. Mechanical plan check is required. B18. Plumbing plan check is required. B19. Project shall comply with the CalGreen Non-Residential mandatory requirements. B20. Demolition permit is required for any existing buildings which are to be demolished. B21. City records indicate the proposed site is a combination of lots under common ownership. A parcel merger shall be processed to the satisfaction of the Building Official prior to issuance of the building permit.
FIRE DEPARTMENT
FD1. NFPA 10: Portable Fire Extinguishers. FD2. Minimum one (1) pedestrian door/exit with adequate hardware will be required within maximum travel distances per 2019 California Fire Code.
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EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06 & TENTATIVE PARCEL MAP TP-83396
JUNE 21, 2021
APPLICANT: ARTEM GOLESTIAN
FD3. New Fire Flow Test. FD4. Fire Flow: 1500 gpm @ 20 psi for 2 hours. FD5. 1 Fire Hydrant(s)Within 250 Feet maximum from any point on street or road frontage. FD6. Additional Fire Department Requirements may be set after reviewing a complete set of architecture plans.
PUBLIC WORKS DEPARTMENT The following work items are to be designed, installed and completed at the sole expense of the applicant/developer/property owner. CITY ENGINEERING FEES
PW1. Prior to issuance of grading, building or other permits as appropriate, the applicant shall pay all necessary fees to the City.
PW2. If a new sewer line/connection is installed, a fee will be required in addition to the fees paid to the County of Los Angeles Sanitation District, and shall be paid prior to building permit issuance. Contact the Utilities Department for further information.
PW3. A separate public works permit and payment of fee is required for all work in the public right of way.
PUBLIC WORKS REQUIREMENTS
PW4. Separate plans for improvements within the public right-of-way are not required. However, prior to issuance of a building and/or grading permit, all necessary improvements within the public right-of-way shall be shown on building or grading plans in accordance with established City standards or as directed by the Director of Public Works and the City Engineer.
The following are required for the off-site improvements:
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EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06 & TENTATIVE PARCEL MAP TP-83396
JUNE 21, 2021
APPLICANT: ARTEM GOLESTIAN
VALLEY
PW5. Close existing driveways and install new concrete sidewalk and curb and gutter in accordance with Alhambra Standard Plan SR-07 and Alhambra Standard Plan SR-01, respectively, as directed by the Public Works Inspector.
PW6. Protect existing street lights and associated conduit.
PW7. Protect traffic signal poles, signal cabinet and associated signal conduits.
PW8. Remove and reconstruct driveway apron at east end of property per Alhambra Standard Plan SR-10 as directed by the Public Works Inspector.
PW9. Remove and replace broken and off-grade sidewalk in accordance with Alhambra Standard Plan SR-07 as directed by the Public Works Inspector.
PW10. Remove and replace broken and off grade curb and gutter in accordance with Alhambra Standard Plan SR-01 as directed by the Public Works Inspector.
PW11. Relocate water meter as required to avoid new driveway.
PW12. Install new ADA ramp in accordance with Alhambra Standard Plan SR-15 at the North West corner of Valley Blvd. and Cabrillo Ave.
PW13. STREET DEDICATION Per the City of Alhambra Right-Of-Way and Lane Configuration Study of 1985, a dedication of the south west corner of the lot (Valley Blvd. and Cabrillo Ave.) is required. The property line shall be rounded to a final eighteen-foot (18-ft) radius to allow for the new ADA ramp to be constructed to standard. Dedication shall be prepared by a registered civil engineer or land surveyor and shall be submitted to the Office of the City Engineer, along with the corresponding fees for review and approval.
PW14. Should the proposed work generate a street cut into the street, paving shall be according to Alhambra Standard Plan SR-2018-01.01, as directed by the Public Works Inspector.
PW15. Remove all construction graffiti. (Any underground utility identifying spray paint markings on the sidewalk and pavement related to excavation due to construction.)
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EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06 & TENTATIVE PARCEL MAP TP-83396
JUNE 21, 2021
APPLICANT: ARTEM GOLESTIAN
CABRILLO
PW16. Remove and replace damaged and off-grade concrete sidewalk in accordance with Alhambra Standard Plan SR-07 as directed by the Public Works Inspector.
PW17. Remove and replace damaged and off-grade concrete curb & gutter in accordance with Alhambra Standard Plan SR-01 as directed by the Public Works Inspector.
PW18. Construct new driveway apron at the south end of the property per Alhambra Standard Plan SR-10 as directed by the Public Works Inspector.
PW19. Protect aboveground and underground utilities.
PW20. Protect existing street lights and associated conduit.
PW21. Protect traffic signal poles, meter pedestals and associated conduits.
PW22. Remove and salvage existing sign post and sign. Install new telespar post and sign.
PW23. Should the proposed work generate a street cut into the street, paving shall be according to Alhambra Standard Plan SR-2018-01.01, as directed by the Public Works Inspector.
PW24. Remove all construction graffiti. (Any underground utility identifying spray paint markings on the sidewalk and pavement related to excavation due to construction.)
ALLEY
PW25. Reconstruct 20-ft wide alley according to Alhambra Standard Plan SR-14, as directed by the Public Works Inspector.
PW26. ALLEY EASEMENT DEDICATION (WITHIN PRIVATE PROPERTY): 2.5 FEET shall be dedicated as an easement for alley purposes along the full property width abutting the alley to bring the width of the alley to 20 feet. The legal description and plat for the dedication of the easement shall be prepared by a registered civil engineer licensed prior to January 1, 1982 with a license number below C 33966 or a licensed land surveyor and shall be submitted to the City of Alhambra, along with the corresponding fees for review and approval.
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EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06 & TENTATIVE PARCEL MAP TP-83396
JUNE 21, 2021
APPLICANT: ARTEM GOLESTIAN
PW27. Install alley apron according to Alhambra Standard Plan SR-10, as directed by the Public Works Inspector.
PW28. Remove all construction graffiti. (Any underground utility identifying spray paint markings on the sidewalk and pavement related to excavation due to construction.)
GENERAL
PW29. Unused curb drains must be properly abandoned and new curb and gutter shall be installed per Alhambra Standard Plan SR-01 as directed by the Public Works Inspector.
PW30. Provide two (2) final copies of the site plan showing all approved off-site improvements.
PW31. A permit shall be obtained from the City of Alhambra Public Works Department prior to start of any work in the public right-of-way; including, but not limited to, public improvements and utility installations. All work shall be done in accordance with established City standards or as directed by the Director of Public Works and/or the City Engineer
The following are general requirements for off-site improvements:
PW32. Any existing improvements in the public right of way damaged or made off grade during construction, including but not limited to traffic signals, light standards, aprons, sidewalk, curb ramps, curb, and/or gutter shall be removed and replaced in accordance with the appropriate City Standard or as directed by the City Engineer. PW33. All site drainage shall be collected and deposited in the adjacent gutter, alley, storm drain or similar structure or device. Site storm and/or nuisance water shall not flow across the City sidewalk. PW34. All new and existing, non-complying driveway aprons shall be constructed in accordance with Alhambra Standard Plan SR-11 and shall provide a minimum 4' wide path of travel at not more than 2% cross-slope at the top of the apron. Where limited parkway width occurs, the sidewalk shall be depressed at the driveway apron to provide a disabled access complying path of travel across the driveway apron. Top of driveway apron X shall be 3' minimum from any trees, power poles, traffic signals controllers, electric services or similar improvements in the public way. Maximum width of SR-11 driveway apron in R-1 and R-2 zones is 20'.
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EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06 & TENTATIVE PARCEL MAP TP-83396
JUNE 21, 2021
APPLICANT: ARTEM GOLESTIAN
PW35. All existing driveway aprons to be closed shall be removed and replaced with new curb, gutter and sidewalk constructed in accordance with Alhambra Standard Plans SR-01 and SR-07. PW36. All existing damaged or off-grade sidewalks shall be removed and replaced in accordance with Alhambra Standard Plan SR-07. PW37. All existing damaged or off-grade curb and gutter shall be removed and replaced in accordance with Alhambra Standard Plan SR-01. PW38. All existing street trees off-site and on-site shall be protected in place. Street trees shall be replaced in kind; 60" box minimum, if damaged or killed.
UTILITIES DIVISION
U1. The owner/developer shall provide one set of complete project plans to the Utilities Department for further review. The plans shall include all lot area, building space, landscape and proposed retail use for the project. All water, irrigation, fire (including fire flow requirements) and sewer shall be noted on review set. Plans shall be submitted to the Utilities Department at the same time Building Plans are submitted. U2. The owner/developer shall implement Structural and Source Best Management Practices to minimize pollutant discharges to the storm water system during construction and continue after occupancy. U3. The owner/developer shall be required to purchase and have the City install one 2-inch water service and meter (from water main to the meter), and required backflow protection.
U4. Reuse existing 1” water service # 6257 for Irrigation and required backflow protection. U5. The owner/developer shall be responsible for all required water system access, sewer connection and backflow fees. U6. The owner /developer shall incorporate and comply with all regulations, policies and standards regarding water, sewer and storm water. U7. All fees shall be paid prior to issuance of Building Permits.
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EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06 & TENTATIVE PARCEL MAP TP-83396
JUNE 21, 2021
APPLICANT: ARTEM GOLESTIAN
LIST OF CONDITIONS
2 ” Water Service & Meter / Domestic Water System Access Fees Sewer Connection Usage Fee Backflow Fee
(Estimated) Fees are subject to change and actual fees to be paid will be based upon the adopted fee schedule in effect at the time that building permits are paid and issued. Extended Description Quantity Unit Price Price 2” Water Service & Meter / Domestic 1 $4,380.00 $4,380.00 Water System Access Fees 2 $2,282.00 $4,564.00 Sewer Connection Usage Fee $10,573.00 Excavation / Encroachment Fee $2,030.50 Plan Check / Inspection Fees $1,650.50 Backflow Device Fee $182.00 Water Service Disconnect 1 $353.00 Total $23,733.00
ENVIRONMENTAL COMPLIANCE
EC1. The applicant is required to apply Low Impact Development (LID) strategies to the project located at 2970 – 2990 W. Valley Blvd, in accordance with LID requirements outlined in Alhambra Municipal Code Section 16.36 (Redevelopment Projects). The County of Los Angeles has an LID Standards Manual available (February 2014), which outline design standards and BMPs. This manual is only suggested for guidance and should not supersede the aforementioned Municipal Code. Furthermore, please
Page 32 of 34
EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06 & TENTATIVE PARCEL MAP TP-83396
JUNE 21, 2021
APPLICANT: ARTEM GOLESTIAN
completely fill out the attached Preliminary MS4 Project Application and submit it to the Environmental Division for approval.
EC2. Please assure sediment, dirt, and all other construction related materials are not discharged to the storm drain system. The storm drain system includes streets, gutters, drains, and catch basins.
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ATTACHMENT 4
NOTICE OF EXEMPTION
TO: FROM: County Clerk, County of Los Angeles City of Alhambra Environmental Filings Community Development Department 12400 East Imperial Highway, Room 1201 111 South First Street Norwalk, CA 90650 Alhambra, CA 91801
SUBJECT: Filing of Notice of Exemption
PROJECT TITLE/LOCATION:
Planned Development Permit PD-20-29, Conditional Use Permit CUP-20-06, and Tentative Parcel Map TP-83396 2970-2990 West Valley Boulevard Alhambra, CA 91803
LEAD AGENCY:
City of Alhambra, Community Development Department 111 South First Street, Alhambra, CA 91801
PROJECT DESCRIPTION: This is an application for a Planned Development Permit PD-20-29, Conditional Use Permit CUP-20-06, and Tentative Parcel Map TP-83396, to construct a new 2,993 square foot fully automated car wash on a site of approximately 18,199 square feet located at 2970-2990 West Valley Boulevard in the VSP (Valley Boulevard Corridor Specific Plan) zone in the City of Alhambra.
NAME OF PUBLIC AGENCY APPROVING THE PROJECT
City of Alhambra
NAME OF PERSON OR AGENCY CARRYING OUT PROJECT
Artem Golestian
EXEMPT STATUS [ ] Ministerial (Sec. 21080(b)(1)); 15268); [ ] Declared Emergency (Sec. 21080(b)(3)); 15269(a); [ ] Emergency Project (Sec. 21080(b)(4)); 15269(b)(c). [X] Categorical Exemption (Sec. 15332)
REASONS WHY PROJECT IS EXEMPT The project is exempt from the provisions of CEQA listed in Article 19: Categorical Exemptions, Section 15332, In-Fill Development Projects, Class 32(d), approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, which are exempt from CEQA pursuant to Class 32(d).
Project Contact Person: Mario Arellano Phone: (626) 570-5034 Signature: Date: June 22, 2021 Title: Assistant Planner
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ATTACHMENT 5
2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA
Prepared for:
Cenmill Inc. Mr. Artem Golestian 705 Balboa Ave. Glendale, CA 91206
Prepared by:
MD Acoustics, LLC Mike Dickerson, INCE & Claire Pincock 1197 Los Angeles Avenue, Ste 256 Simi Valley, CA 93065
Date: 10/1/2020 2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Table of Contents
TABLE OF CONTENTS
1.0 Executive Summary ...... 1 1.1 Findings and Conclusions 1 1.2 Purpose of Analysis and Study Objectives 1 1.3 Site Location and Study Area 2 1.3 Proposed Project Description 2 2.0 Fundamentals of Noise ...... 5 2.1 Sound, Noise and Acoustics 5 2.2 Frequency and Hertz 5 2.3 Sound Pressure Levels and Decibels 5 2.4 Addition of Decibels 5 2.5 Human Response to Changes in Noise Levels 6 2.6 Noise Descriptors 6 2.7 Traffic Noise Prediction 7 2.8 Sound Propagation 7 3.0 Ground-Borne Vibration Fundamentals ...... 9 3.1 Vibration Descriptors 9 3.2 Vibration Perception 9 4.0 Regulatory Setting ...... 11 4.1 Federal Regulations 11 4.2 State Regulations 11 4.3 City of Los Alhambra Noise Regulations 13 5.0 Study Method and Procedure ...... 15 5.1 Noise Measurement Procedure and Criteria 15 5.2 Long-Term Noise Measurement Locations 15 5.3 Stationary Noise Modeling 15 5.4 Interior Noise Modeling 16 6.0 Existing Noise Environment ...... 18 6.1 Long-Term Noise Measurement Results 18 7.0 Future Noise Environment Impacts and Design Features ...... 20 7.1 Future Exterior Noise 20 7.1.1 Noise Impacts to Off-Site Receptors Due to Stationary Sources 20 7.2 Future Interior Noise 21 8.0 Construction Noise Impact ...... 23 8.1 Construction Noise 23 8.2 Construction Vibration 24 9.0 References ...... 25
MD Acoustics, LLC ii JN: 07352002_Report
2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Table of Contents
LIST OF APPENDICES
Appendix A: Photographs and Field Measurement Data ...... 1 Appendix B: SoundPLAN Input/Outputs ...... 2 Appendix C: Manufacturer’s Noise Cutsheet Data ...... 3 Appendix D: CNEL Calc ...... 4
LIST OF EXHIBITS
Exhibit A: Location Map ...... 3 Exhibit B: Site Plan ...... 4 Exhibit C: Typical A-Weighted Noise Levels ...... 5 Exhibit D: Land Use Compatibility Guidelines ...... 12 Exhibit E: Measurement Locations ...... 17 Exhibit F: Operational Noise Levels Leq(h) ...... 22
LIST OF TABLES
Table 1: Reference Sound Levels for SoundPLAN ...... 16 Table 2: Long-Term Noise Measurement Data1 ...... 18 Table 3: Worst-case Predicted Operational Leq Noise Level1 ...... 21 Table 4: Worst-case Predicted Operational Lmax Noise Level1 ...... 21 Table 5: Typical Construction Equipment Noise Levels1 ...... 23
MD Acoustics, LLC iii JN: 07352002_Report
2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Executive Summary
1.0 Executive Summary
This report has been prepared to provide the calculated noise projections from the Car Wash project located at 2990 W Valley Boulevard, in the City of Alhambra, CA. All noise projections were compared to the City of Alhambra noise ordinance as well as the existing ambient condition.
1.1 Findings and Conclusions A baseline ambient measurement was performed over a 24-hour period at the project site and represent the ambient noise condition within the project vicinity. Ambient noise data indicates the hourly average noise level ranged from 53 to 66 dBA Leq(h) and up to 89 dBA Lmax. The predominant source of noise is traffic noise.
This study compares the Project’s operational noise levels to two (2) different noise assessment scenarios: 1) Project only operational noise level projections, 2) Project plus ambient noise level projections.
Project only operational noise levels are anticipated to range between 47 to 65 dBA Lmax, depending on the location of the residential or commercial receptor. The model assumes a 12-blower Sonny system with silencers.
Project plus ambient noise level projections are anticipated to be 89 dBA, Lmax at adjacent receptors. This assessment evaluates the baseline noise condition and compares the project’s worst-case operational noise level to the existing noise levels (during the project’s proposed hours of operation). This corresponds with an interior level of 69 from exterior sources which is within the City’s interior commercial noise limits. There is no change in Lmax levels as a result of the project.
The Leq(h) level will not change significantly at the residential receptor as a result of the project and will change up to 7 dB at the church and commercial receptors.
1.2 Purpose of Analysis and Study Objectives This purpose of this noise impact study is to evaluate the potential noise impacts for the project study area and compare results to City thresholds. The assessment was conducted and compared to the noise standards set forth by the Federal, State and Local agencies.
The following is provided in this report:
A description of the study area and the proposed project Information regarding the fundamentals of noise A description of the local noise guidelines and standards An evaluation of the existing ambient noise environment An analysis of stationary noise impacts from the project site to adjacent land uses Construction noise and vibration evaluation
1
2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Executive Summary
1.3 Site Location and Study Area The project site is located at 2990 W Valley Boulevard in the City of Alhambra, CA as shown in Exhibit A. The land uses directly surrounding the project include commercial to the north, east, and west; residential to the south; and a church to the northwest.
1.3 Proposed Project Description The project proposes to develop a 2993 ft2 car wash tunnel (105-foot length). The site plan used for this is illustrated in Exhibit B. The car wash operational hours are estimated to occur between 7AM to 10PM.
2
2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Introduction Exhibit A Location Map
SITE
3 2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Introduction Exhibit B Site Plan
4 2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Fundamentals of Noise
2.0 Fundamentals of Noise
This section of the report provides basic information about noise and presents some of the terms used within the report.
2.1 Sound, Noise and Acoustics Sound is a disturbance created by a moving or vibrating source and is capable of being detected by the hearing organs. Sound may be thought of as mechanical energy of a moving object transmitted by pressure waves through a medium to a human ear. For traffic or stationary noise, the medium of concern is air. Noise is defined as sound that is loud, unpleasant, unexpected, or unwanted.
2.2 Frequency and Hertz Exhibit C: Typical A-Weighted Noise Levels A continuous sound is described by its frequency (pitch) and its amplitude (loudness). Frequency relates to the number of pressure oscillations per second. Low-frequency sounds are low in pitch (bass sounding) and high-frequency sounds are high in pitch (squeak). These oscillations per second (cycles) are commonly referred to as Hertz (Hz). The human ear can hear from the bass pitch starting out at 20 Hz all the way to the high pitch of 20,000 Hz.
2.3 Sound Pressure Levels and Decibels The amplitude of a sound determines its loudness. The loudness of sound increases or decreases as the amplitude increases or decreases. Sound pressure amplitude is measured in units of micro- Newton per square inch meter (µN/m2), also called micro-Pascal (µPa). One µPa is approximately one hundred billionths (0.00000000001) of normal atmospheric pressure. Sound pressure level (SPL or Lp) is used to describe in logarithmic units the ratio of actual sound pressures to a reference pressure squared. These units are called decibels, abbreviated dB. Exhibit C illustrates references sound levels for different noise sources.
2.4 Addition of Decibels Because decibels are on a logarithmic scale, sound pressure levels cannot be added or subtracted by simple plus or minus addition. When two sounds or equal SPL are combined, they will produce an SPL 3 dB greater than the original single SPL. In other words, sound energy must be doubled to produce a 3 dB increase. If two sounds differ by approximately 10 dB, the higher sound level is the predominant sound.
5
2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Fundamentals of Noise
2.5 Human Response to Changes in Noise Levels In general, the healthy human ear is most sensitive to sounds between 1,000 Hz and 5,000 Hz, and it perceives a sound within that range as being more intense than a sound with a higher or lower frequency with the same magnitude. For purposes of this report as well as with most environmental documents, the A-scale weighting is typically reported in terms of A-weighted decibel (dBA), a scale designed to account for the frequency-dependent sensitivity of the ear. Typically, the human ear can barely perceive a change in noise level of 3 dB. A change in 5 dB is readily perceptible, and a change in 10 dB is perceived as being twice or half as loud. As previously discussed, a doubling of sound energy results in a 3 dB increase in sound, which means that a doubling of sound energy (e.g. doubling the volume of traffic on a highway) would result in a barely perceptible change in sound level.
2.6 Noise Descriptors Noise in our daily environment fluctuates over time. Some noise levels occur in regular patterns, others are random. Some noise levels are constant while others are sporadic. Noise descriptors were created to describe the different time-varying noise levels.
A-Weighted Sound Level: The sound pressure level in decibels as measured on a sound level meter using the A-weighted filter network. The A-weighting filter de-emphasizes the very low and very high- frequency components of the sound in a manner similar to the response of the human ear. A numerical method of rating human judgment of loudness.
Ambient Noise Level: The composite of noise from all sources, near and far. In this context, the ambient noise level constitutes the normal or existing level of environmental noise at a given location.
Community Noise Equivalent Level (CNEL): The average equivalent A-weighted sound level during a 24- hour day, obtained after addition of five (5) decibels to sound levels in the evening from 7:00 to 10:00 PM and after addition of ten (10) decibels to sound levels in the night before 7:00 AM and after 10:00 PM.
Decibel (dB): A unit for measuring the amplitude of a sound, equal to 20 times the logarithm to the base 10 of the ratio of the pressure of the sound measured to the reference pressure, which is 20 micro- pascals. dB(A): A-weighted sound level (see definition above).
Equivalent Sound Level (LEQ): The sound level corresponding to a steady noise level over a given sample period with the same amount of acoustic energy as the actual time-varying noise level. The energy average noise level during the sample period.
Habitable Room: Any room meeting the requirements of the Uniform Building Code, or other applicable regulations, which is intended to be used for sleeping, living, cooking or dining purposes, excluding such enclosed spaces as closets, pantries, bath or toilet rooms, service rooms, connecting corridors, laundries, unfinished attics, foyers, storage spaces, cellars, utility rooms and similar spaces.
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2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Fundamentals of Noise
L(n): The A-weighted sound level exceeded during a certain percentage of the sample time. For example, L10 in the sound level exceeded 10 percent of the sample time. Similarly L50, L90, and L99, etc.
Noise: Any unwanted sound or sound which is undesirable because it interferes with speech and hearing, or is intense enough to damage hearing, or is otherwise annoying. The State Noise Control Act defines noise as "...excessive undesirable sound...".
Outdoor Living Area: Outdoor spaces that are associated with residential land uses typically used for passive recreational activities or other noise-sensitive uses. Such spaces include patio areas, barbecue areas, jacuzzi areas, etc. associated with residential uses; outdoor patient recovery or resting areas associated with hospitals, convalescent hospitals, or rest homes; outdoor areas associated with places of worship which have a significant role in services or other noise-sensitive activities; and outdoor school facilities routinely used for educational purposes which may be adversely impacted by noise. Outdoor areas usually not included in this definition are: front yard areas, driveways, greenbelts, maintenance areas and storage areas associated with residential land uses; exterior areas at hospitals that are not used for patient activities; outdoor areas associated with places of worship and principally used for short- term social gatherings; and, outdoor areas associated with school facilities that are not typically associated with educational uses prone to adverse noise impacts (for example, school play yard areas).
Percent Noise Levels: See L(n).
Sound Level (Noise Level): The weighted sound pressure level obtained by use of a sound level meter having a standard frequency filter for attenuating part of the sound spectrum.
Sound Level Meter: An instrument, including a microphone, an amplifier, an output meter, and frequency weighting networks for the measurement and determination of noise and sound levels.
Single Event Noise Exposure Level (SENEL): The dB(A) level which, if it lasted for one second, would produce the same A-weighted sound energy as the actual event.
2.7 Traffic Noise Prediction Noise levels associated with traffic depends on a variety of factors: (1) volume of traffic, (2) speed of traffic, (3) auto, medium truck (2–3 axle) and heavy truck percentage (4 axle and greater), and sound propagation. The greater the volume of traffic, higher speeds and truck percentages equate to a louder volume in noise. A doubling of the Average Daily Traffic (ADT) along a roadway will increase noise levels by approximately 3 dB; reasons for this are discussed in the sections above.
2.8 Sound Propagation As sound propagates from a source it spreads geometrically. Sound from a small, localized source (i.e., a point source) radiates uniformly outward as it travels away from the source in a spherical pattern. The sound level attenuates at a rate of 6 dB per doubling of distance. The movement of vehicles down a roadway makes the source of the sound appear to propagate from a line (i.e., line source) rather than a point source. This line source results in the noise propagating from a roadway in a cylindrical
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2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Fundamentals of Noise spreading versus a spherical spreading that results from a point source. The sound level attenuates for a line source at a rate of 3 dB per doubling of distance.
As noise propagates from the source, it is affected by the ground and atmosphere. Noise models use hard site (reflective surfaces) and soft site (absorptive surfaces) to help calculate predicted noise levels. Hard site conditions assume no excessive ground absorption between the noise source and the receiver. Soft site conditions such as grass, soft dirt or landscaping attenuate noise at a rate of 1.5 dB per doubling of distance. When added to the geometric spreading, the excess ground attenuation results in an overall noise attenuation of 4.5 dB per doubling of distance for a line source and 7.5 dB per doubling of distance for a point source.
Research has demonstrated that atmospheric conditions can have a significant effect on noise levels when noise receivers are located 200 feet from a noise source. Wind, temperature, air humidity, and turbulence can further impact have far sound can travel.
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2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Ground-Borne Vibration Fundamentals
3.0 Ground-Borne Vibration Fundamentals 3.1 Vibration Descriptors Ground-borne vibrations consist of rapidly fluctuating motions within the ground that have an average motion of zero. The effects of ground-borne vibrations typically only cause a nuisance to people, but at extreme vibration levels, damage to buildings may occur. Although ground-borne vibration can be felt outdoors, it is typically only an annoyance to people indoors where the associated effects of the shaking of a building can be notable. Ground-borne noise is an effect of ground-borne vibration and only exists indoors since it is produced from noise radiated from the motion of the walls and floors of a room and may also consist of the rattling of windows or dishes on shelves.
Several different methods are used to quantify vibration amplitude.
PPV – Known as the peak particle velocity (PPV) which is the maximum instantaneous peak in vibration velocity, typically given in inches per second.
RMS – Known as root mean squared (RMS) can be used to denote vibration amplitude
VdB – A commonly used abbreviation to describe the vibration level (VdB) for a vibration source.
3.2 Vibration Perception Typically, developed areas are continuously affected by vibration velocities of 50 VdB or lower. These continuous vibrations are not noticeable to humans whose threshold of perception is around 65 VdB. Outdoor sources that may produce perceptible vibrations are usually caused by construction equipment, steel-wheeled trains, and traffic on rough roads, while smooth roads rarely produce perceptible ground-borne noise or vibration. To counter the effects of ground-borne vibration, the Federal Transit Administration (FTA) has published guidance relative to vibration impacts. According to the FTA, fragile buildings can be exposed to ground-borne vibration levels of 0.3 inches per second without experiencing structural damage.
There are three main types of vibration propagation: surface, compression, and shear waves. Surface waves, or Rayleigh waves, travel along the ground’s surface. These waves carry most of their energy along an expanding circular wavefront, similar to ripples produced by throwing a rock into a pool of water. P-waves, or compression waves, are body waves that carry their energy along an expanding spherical wavefront. The particle motion in these waves is longitudinal (i.e., in a “push-pull” fashion). P-waves are analogous to airborne sound waves. S-waves, or shear waves, are also body waves that carry energy along an expanding spherical wavefront. However, unlike P-waves, the particle motion is transverse, or side-to-side and perpendicular to the direction of propagation.
As vibration waves propagate from a source, the vibration energy decreases in a logarithmic nature and the vibration levels typically decrease by 6 VdB per doubling of the distance from the vibration source. As stated above, this drop-off rate can vary greatly depending on the soil but has been shown
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2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Ground-Borne Vibration Fundamentals to be effective enough for screening purposes, in order to identify potential vibration impacts that may need to be studied through actual field tests.
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2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Regulatory Setting
4.0 Regulatory Setting
The proposed project is located in the City of Alhambra, California and noise regulations are addressed through the efforts of various federal, state and local government agencies. The agencies responsible for regulating noise are discussed below.
4.1 Federal Regulations The adverse impact of noise was officially recognized by the federal government in the Noise Control Act of 1972, which serves three purposes:
Publicize noise emission standards for interstate commerce Assist state and local abatement efforts Promote noise education and research
The Federal Office of Noise Abatement and Control (ONAC) originally was tasked with implementing the Noise Control Act. However, it was eventually eliminated leaving other federal agencies and committees to develop noise policies and programs. Some examples of these agencies are as follows: The Department of Transportation (DOT) assumed a significant role in noise control through its various agencies. The Federal Aviation Agency (FAA) is responsible for regulating noise from aircraft and airports. The Federal Highway Administration (FHWA) is responsible for regulating noise from the interstate highway system. The Occupational Safety and Health Administration (OSHA) is responsible for the prohibition of excessive noise exposure to workers. The Housing and Urban Development (HUD) is responsible for establishing noise regulations as it relates to exterior/interior noise levels for new HUD-assisted housing developments near high noise areas.
The federal government advocates that local jurisdictions use their land use regulatory authority to arrange new development in such a way that “noise sensitive” uses are either prohibited from being constructed adjacent to a highway or, or alternatively that the developments are planned and constructed in such a manner that potential noise impacts are minimized.
Since the federal government has preempted the setting of standards for noise levels that can be emitted by the transportation source, the City is restricted to regulating the noise generated by the transportation system through nuisance abatement ordinances and land use planning.
4.2 State Regulations Established in 1973, the California Department of Health Services Office of Noise Control (ONC) was instrumental in developing regularity tools to control and abate noise for use by local agencies. One significant model is the “Land Use Compatibility for Community Noise Environments Matrix.” The matrix allows the local jurisdiction to clearly delineate compatibility of sensitive uses with various incremental levels of noise.
The State of California has established noise insulation standards as outlined in Title 24 and the Uniform Building Code (UBC) which in some cases requires acoustical analyses to outline exterior noise
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2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Regulatory Setting levels and to ensure interior noise levels do not exceed the interior threshold. The State mandates that the legislative body of each county and city adopt a noise element as part of its comprehensive general plan. The local noise element must recognize the land use compatibility guidelines published by the State Department of Health Services. The guidelines rank noise land use compatibility in terms of normally acceptable, conditionally acceptable, normally unacceptable, and clearly unacceptable as illustrated in Exhibit D.
Exhibit D: Land Use Compatibility Guidelines
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2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Regulatory Setting
4.3 City of Los Alhambra Noise Regulations The City of Alhambra outlines their noise regulations and standards within the Municipal Code and the Noise Element of the Alhambra General Plan.
City of Alhambra Municipal Code
18.02.050 NOISE STANDARDS.
(A) It is unlawful for any person to produce, suffer or allow to be produced noise or sounds which are received on property occupied by another person within the designated noise zone, in excess of the following levels when measured inside any dwelling unit or commercial structure at a point at least four feet from the wall, ceiling or floor nearest the noise source with windows and doors opening to the exterior of the structure in a closed position.
Noise Zone Allowable Noise Level
Residential 55 dBA
Commercial 70 dBA
Mixed Use 60 dBA
(B) In the event the ambient noise level exceeds the allowable noise level limits in the table above, the maximum allowable noise level under the category shall be increased to reflect the maximum ambient noise level.
(C) If the measurement location is on the boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply.
18.02.060 EXEMPTIONS.
(C) Noise sources associated with or vibration created by construction, repair, remodeling or grading of any real property or during authorized seismic surveys, provided the activities do not take place between the hours of 7 p.m. and 7 a.m. on weekdays including Saturday, or at any time on Sunday or a federal holiday, and provided any vibration created does not endanger the public health, welfare and safety.
18.02.070 SCHOOLS, CHURCHES, LIBRARIES, HEALTH CARE INSTITUTIONS; SPECIAL PROVISIONS.
It is unlawful for any person to create any noise which unreasonably interferes with the use of any school, hospital or similar health care institution, church, or library or which unreasonably disturbs or annoys patients in a hospital, convalescent home or other similar health care institutions; provided
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2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Regulatory Setting conspicuous signs are displayed in three separate locations within 1/10 mile of the institution or facility indicating a quiet zone.
18.02.100 VIBRATION.
Notwithstanding other sections of this title, it shall be unlawful for any person to create, maintain or cause any ground vibration which is perceptible without instruments at any point on any affected property adjoining the property on which the vibration source is located. For the purpose of this title, the perception threshold shall be presumed to be more than 0.05 inches per second RMS vertical velocity.
City of Alhambra General Plan
The general plan presents the table (Land Use Compatibility Matrix) in Exhibit D. The residential area is currently in the conditionally acceptable range, and the commercial area is currently in the normally acceptable range.
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2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Study Method and Procedure
5.0 Study Method and Procedure
The following section describes the noise modeling procedures and assumptions used for this assessment.
5.1 Noise Measurement Procedure and Criteria Noise measurements are taken to determine the existing noise levels. A noise receiver or receptor is any location in the noise analysis in which noise might produce an impact. The following criteria are used to select measurement locations and receptors:
Locations expected to receive the highest noise impacts, such as the first row of houses Locations that are acoustically representative and equivalent of the area of concern Human land usage Sites clear of major obstruction and contamination
MD conducted the sound level measurements in accordance to City of Alhambra and Caltrans (TeNS) technical noise specifications. All measurement equipment meets American National Standards Institute (ANSI) specifications for sound level meters (S1.4-1983 identified in Chapter 19.68.020.AA). The following gives a brief description of the Caltrans Technical Noise Supplement procedures for sound level measurements:
Microphones for sound level meters were placed 5-feet above the ground for all measurements Sound level meters were calibrated (Larson Davis CAL 200) before and after each measurement Following the calibration of equipment, a windscreen was placed over the microphone Frequency weighting was set on “A” and slow response Results of the long-term noise measurements were recorded on field data sheets During any short-term noise measurements, any noise contaminations such as barking dogs, local traffic, lawn mowers, or aircraft fly-overs were noted Temperature and sky conditions were observed and documented
5.2 Long-Term Noise Measurement Locations Noise monitoring locations were selected based on the distance of the location of the nearest sensitive receptor to the site (southwest property line). One (1) long-term 24-hour noise measurement was conducted at the project site and are illustrated in Exhibit E. Appendix A includes photos, field sheet, and measured noise data.
5.3 Stationary Noise Modeling SoundPLAN (SP) acoustical modeling software was utilized to model future worst-case stationary noise impacts to the adjacent land uses. SP is capable of evaluating multiple stationary noise source impacts at various receiver locations. SP’s software utilizes algorithms (based on the inverse square law and reference equipment noise level data) to calculate noise level projections. The software allows the user to
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2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Study Method and Procedure input specific noise sources, spectral content, sound barriers, building placement, topography, and sensitive receptor locations.
The future worst-case noise level projections were modeled using reference sound level data for the car wash equipment (e.g. blowers). The model assumes that the car wash tunnel is 105-feet long, with a 9- foot tall by 10-foot wide entrance and exit opening. SP modeling inputs and outputs are provided in Appendix B.
A 12-Sonny blower system with silencers was modeled approximately 5 feet from exit and approximately 10-foot high. The manufacturer’s noise cutsheet data is provided in Appendix C. MD utilized the manufacturer’s cut sheet data which includes the sound pressure level 5 feet from the blower. This information was inputted into the model and MD verified output level results by implementing a calibration point. To determine the sound at the entrance and exits of the tunnel, approximate spherical spreading was assumed.
Table 1: Reference Sound Levels for SoundPLAN
Source Source Type Reference Level (dBA) Distance (ft)
Car Wash Blowers Point Source 97 5
Vacuums Point Source 71 1.5 Notes: See Appendix C for specifications and sound data
5.4 Interior Noise Modeling The interior noise level is the difference between the projected exterior noise level at the structure’s façade and the noise reduction provided by the structure itself. Typical building construction will provide a conservative 12 dBA noise level reduction with a “windows open” condition and a very conservative 20 dBA noise level reduction with “windows closed”. MD estimated the interior noise level by assuming a “windows closed” condition and subtracting the 20 dBA from the predicted exterior noise level.
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2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Study Method and Procedure Exhibit E Measurement Locations
= Long-term 1 Monitoring Location
SITE 1
18 2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Existing Noise Environment
6.0 Existing Noise Environment
A twenty-four hour (24) ambient noise measurement was conducted at or near the project site. A noise measurement was taken to determine the existing ambient noise levels. Noise data indicates that traffic along W Valley Blvd is the primary source of noise impacting the site and the surrounding area. The ambient data confirms that the existing noise levels exceeds the presumed ambient noise levels as indicated in the City’s residential noise ordinance. Therefore, this assessment will utilize the ambient noise data as a basis and compare levels to said data.
6.1 Long-Term Noise Measurement Results The results of the long-term noise data are presented in Table 2.
Table 2: Long-Term Noise Measurement Data1 dB(A) Date Time LEQ LMAX LMIN L2 L8 L25 L50 L90 9/9/2020 2PM-3PM 59.1 77.3 46.1 62.9 62.2 61.4 59.1 55.5 9/9/2020 3PM-4PM 58.4 74.2 47.5 62.0 60.7 60.0 58.0 56.1 9/9/2020 4PM-5PM 58.3 71.4 48.0 61.2 60.7 60.1 57.9 56.6 9/9/2020 5PM-6PM 59.2 68.5 58.9 62.6 61.2 60.7 58.0 56.0 9/9/2020 6PM-7PM 60.5 79.5 47.6 65.1 63.6 62.5 59.5 57.8 9/9/2020 7PM-8PM 59.0 74.9 44.7 63.0 62.1 61.3 58.1 56.7 9/9/2020 8PM-9PM 60.2 84.3 45.4 65.5 64.0 61.3 58.1 56.2 9/9/2020 9PM-10PM 58.9 77.5 42.6 64.8 63.5 61.3 57.5 55.0 9/9/2020 10PM-11PM 56.3 70.2 41.7 59.6 58.6 58.2 55.9 53.3 9/9/2020 11PM-12AM 56.1 77.6 42.6 62.9 60.4 57.0 54.5 51.9 9/10/2020 12AM-1AM 53.5 75.0 41.5 58.6 56.3 55.8 52.3 49.2 9/10/2020 1AM-2AM 53.3 70.2 41.7 58.9 58.0 57.2 51.7 46.5 9/10/2020 2AM-3AM 53.7 71.1 41.5 59.1 58.8 57.6 52.1 44.0 9/10/2020 3AM-4AM 54.3 72.0 41.6 61.1 59.5 56.8 52.1 45.5 9/10/2020 4AM-5AM 57.0 73.3 45.2 62.2 60.4 60.0 56.0 51.5 9/10/2020 5AM-6AM 62.0 87.0 45.9 66.3 64.4 63.5 60.0 56.9 9/10/2020 6AM-7AM 65.5 88.6 47.2 70.0 65.5 64.6 61.9 59.6 9/10/2020 7AM-8AM 63.0 78.5 50.0 67.7 65.2 64.1 62.6 60.8 9/10/2020 8AM-9AM 62.1 75.8 50.4 65.4 64.6 64.0 61.5 59.8 9/10/2020 9AM-10AM 60.4 73.5 47.5 63.5 63.0 62.5 59.9 58.0 9/10/2020 10AM-11AM 60.0 78.2 45.9 63.8 62.1 61.6 59.4 57.5 9/10/2020 11AM-12PM 60.2 78.5 46.3 64.6 63.5 62.8 59.5 56.5 9/10/2020 12PM-1PM 64.1 88.8 45.4 73.7 68.6 65.0 59.3 56.9 9/10/2020 1PM-2PM 61.5 74.6 55.3 64.1 63.8 63.1 61.1 59.8 CNEL 66.1 Notes: 1. Long-term noise monitoring location (LT1) is illustrated in Exhibit E. The loudest hourly day noise interval is highlighted in orange when project operations could occur. The quietest is highlighted in green.
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2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Existing Noise Environment
Noise data indicates the ambient noise level ranges between 58 dBA Leq to 64 dBA Leq during assumed operational hours and up to 89 dBA Lmax. The measured CNEL is 66. Additional field notes and photographs are provided in Appendix A.
For this evaluation, MD has utilized the quietest hourly level (during proposed car wash hours of operation) and has compared the project’s projected noise levels to the quietest hourly ambient. The loudest (highest) relevant day/evening hourly level occurred from 12PM to 1PM (89 dBA, Lmax) and the quietest occurred between 4PM and 5PM.
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2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Future Noise Environment Impacts and Design Features
7.0 Future Noise Environment Impacts and Design Features
This assessment analyzes future noise impacts as a result of the project. The analysis details the estimated exterior/interior noise levels. Stationary noise impacts are analyzed from the on-site noise sources such as dryers/blowers (associated with car wash equipment).
7.1 Future Exterior Noise The following outlines the exterior noise levels associated with the proposed project.
7.1.1 Noise Impacts to Off-Site Receptors Due to Stationary Sources Sensitive receptors that may be affected by project operational noise include existing residences to the south; existing commercial uses to the north, east, and west; and a church to the northwest. The worst-case stationary noise was modeled using SoundPLAN acoustical modeling software. Worst-case assumes the blowers and vacuums are always operational when in reality the noise will be intermittent and cycle on/off depending on customer usage. Lmax and Leq(h) are nearly the same level when the blowers and vacuums are considered steadily operational for the duration of the hour. In addition, the model includes an approximation of the terrain features/walls/structures at the project site.
A total of five (5) receptors were modeled to evaluate the proposed project’s operational impact. A receptor is denoted by a yellow dot. All yellow dots represent either a calibration point or a sensitive receptor such as a building facade.
Exhibit F shows the future noise levels and contours at the sensitive receptor areas. In addition, Exhibit F shows how the noise will propagate at the site. As demonstrated in Table 3 and Table 4, operational noise levels are anticipated to range between 47 to 65 dBA Leq(h), depending on the location of the receptors.
Tables 3 and 4 compare the project’s operational noise level to the ambient noise level and provides a final combined noise level at the various receptors. As shown in Table 3, the operational levels will increase the ambient noise level at the residential receptors up to 0.3 dB and up to 7 dB at the commercial receptors and church. The loudest ambient level will not increase as shown in Table 4.
When compared to the loudest existing ambient noise level (66 dBA Leq(h), 89 dBA Lmax), the loudest combined noise level is 66 dBA Leq(h) and 89 dBA Lmax at the residential receptor, and up to 68 dBA Leq(h) and 89 dBA Lmax at the commercial receptors and church.
The CNEL will not change at the residential receptor as a result of the car wash operational noise, within the conditionally acceptable range. The CNEL will be 68 dBA at the commercial receptors, which is still within the normally acceptable range for retail and conditionally acceptable for churches.
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2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Future Noise Environment Impacts and Design Features
Table 3: Worst-case Predicted Operational Leq Noise Level1
Existing Maximum Total Maximum Project Ambient Noise Combined Change in Noise Exceeds Receptor1 Noise Level Level Noise Level Level as Result Standards? (dBA, Leq)3 (dBA, Leq)2 (dBA, Leq) of Project 1 63.2 67.5 6.1 NO 2 64.8 68.2 7.4 NO 3 58.3-65.5 46.6 65.6 0.3 NO 4 64.4 68.0 7.1 NO 5 61.7 67.0 5.0 NO Notes: 1. Receptor 1, 2, and 5 are commercial receptors. Receptor 3 is residential. Receptor 4 is a church. 2. Existing noise level during operational hours. 3. See Exhibit F for the operational noise level projections at said receptors.
Table 4: Worst-case Predicted Operational Lmax Noise Level1
Existing Project Total Combined Change in Noise Ambient Noise Exceeds Receptor1 Noise Level Noise Level Level as Result Level Standards? (dBA, Lmax)3 (dBA, Lmax) of Project (dBA, Lmax)2 1 63.5 88.8 0.0 NO 2 65.1 88.8 0.0 NO 3 88.8 46.9 88.8 0.0 NO 4 64.7 88.8 0.0 NO 5 62.0 88.8 0.0 NO Notes: 1. Receptor 1, 2, and 5 are commercial receptors. Receptor 3 is residential. Receptor 4 is a church. 2. Existing noise level during operational hours. 3. See Exhibit F for the operational noise level projections at said receptors.
7.2 Future Interior Noise Typical “windows closed” condition assumes a minimum 20 dBA noise reduction from building construction techniques. With the windows closed the estimated interior noise level is 69 dBA Lmax (89 – 20 = 69) at the receptors. This is within the limits 70 dBA Lmax at commercial receptors. There is no change in the Lmax level at any of the receptors which complies with the City’s municipal code Section 18.02.050.
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2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Future Noise Environment Impacts and Design Features Exhibit F Operational Noise Levels Leq(h)
23 2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Construction Noise Impact
8.0 Construction Noise Impact
The degree of construction noise may vary for different areas of the project site and also vary depending on the construction activities. Noise levels associated with the construction will vary with the different phases of construction.
8.1 Construction Noise The Environmental Protection Agency (EPA) has compiled data regarding the noise generated characteristics of typical construction activities. The data is presented in Table 5. In order to comply with the City’s standards, construction must occur between 7AM and 7PM Monday through Saturday and not on federal holidays.
Table 5: Typical Construction Equipment Noise Levels1
Type Lmax (dBA) at 50 Feet Backhoe 80 Truck 88 Concrete Mixer 85 Pneumatic Tool 85 Pump 76 Saw, Electric 76 Air Compressor 81 Generator 81 Paver 89 Roller 74 Notes: 1 Referenced Noise Levels from FTA noise and vibration manual.
Noise reduction features to reduce the impact to surrounding sites are presented below:
1. Construction will occur during the permissible hours as defined in Section 18.02.060 and the CEQA Thresholds Guide.
2. During construction, the contractor should ensure all construction equipment is equipped with appropriate noise attenuating devices.
3. The contractor should locate equipment staging areas that will create the greatest distance between construction-related noise/vibration sources and sensitive receptors nearest the project site during all project construction.
4. Idling equipment should be turned off when not in use.
5. Equipment should be maintained so that vehicles and their loads are secured from rattling and banging.
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2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA Construction Noise Impact
Construction must occur during the permissible hours according to the City’s Municipal Code (Section 18.02.060). Construction noise will have a temporary or periodic increase in the ambient noise level above the existing within the project vicinity. The impact will be less than significant during permissible hours.
8.2 Construction Vibration Construction activities can produce vibration that may be felt by adjacent land uses. The construction of the proposed project would not require the use of equipment such as pile drivers, which are known to generate substantial construction vibration levels. Construction must occur between 7AM and 7PM Monday through Saturday not on federal holidays. The impact will be less than significant during permissible hours as defined by Section 18.02.060 of the City’s Municipal Code.
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2990 W Valley Blvd Automated Express Car Wash Noise Impact Study City of Alhambra, CA References
9.0 References
State of California General Plan Guidelines: 1998. Governor’s Office of Planning and Research
City of Alhambra: City of Alhambra General Plan Health and Safety Element. 2018.
City of Alhambra: City of Alhambra Municipal Code. Sept. 2020.
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Appendix A: Photographs and Field Measurement Data
AZ Office CA Office 4960 S. Gilbert Rd, Ste 1-461 1197 E Los Angeles Ave, C-256 Chandler, AZ 85249 Simi Valley, CA 93065 www.mdacoustics.com 24-Hour Continuous Noise Measurement Datasheet Project: Flamingo Heights Site Observations: 86 Degrees F hazy to partly cloudy winds 3-5mph from the S.E. Site Address/Location: 2990 Valley Blvd. Alhambra, CA meter was placed in the only available location that offered Date: 9/10/2020 - 9/11/2020 concealment. Field Tech/Engineer: Jason Schuyler
General Location: Sound Meter: Pic 2 SN: 80207 Site Topo: Flat Settings: A-weighted, slow, 1-min, 24-hour duration Ground Type: Hard site, reflective conditions, parking lot Meteorological Con.: 86 degrees F, 3 to 5 mph wind, from S.E. direction Site ID: LT-1 Noise Source(s) w/ Distance: C/L of Cabrillo Ave. is roughly 60ft from meter Figure 1: LT-1 Monitoring Location
1 Figure 2: LT-1 Photo
24Hr FS1Min_Awtg for Car Wash AZ Office CA Office 4960 S. Gilbert Rd, Ste 1-461 1197 E Los Angeles Ave, C-256 Chandler, AZ 85249 Simi Valley, CA 93065 www.mdacoustics.com 24-Hour Noise Measurement Datasheet - Cont. Project: Flamingo Heights Day: 1 of 1 Site Address/Location: 2990 Valley Blvd. Alhambra, CA Site ID: LT-1
Date Start Stop Leq Lmax Lmin L2 L8 L25 L50 L90 9/9/2020 2:00 PM 3:00 PM 59.1 77.3 46.1 62.9 62.2 61.4 59.1 55.5 9/9/2020 3:00 PM 4:00 PM 58.4 74.2 47.5 62.0 60.7 60.0 58.0 56.1 9/9/2020 4:00 PM 5:00 PM 58.3 71.4 48.0 61.2 60.7 60.1 57.9 56.6 9/9/2020 5:00 PM 6:00 PM 59.2 68.5 58.9 62.6 61.2 60.7 58.0 56.0 9/9/2020 6:00 PM 7:00 PM 60.5 79.5 47.6 65.1 63.6 62.5 59.5 57.8 9/9/2020 7:00 PM 8:00 PM 59.0 74.9 44.7 63.0 62.1 61.3 58.1 56.7 9/9/2020 8:00 PM 9:00 PM 60.2 84.3 45.4 65.5 64.0 61.3 58.1 56.2 9/9/2020 9:00 PM 10:00 PM 58.9 77.5 42.6 64.8 63.5 61.3 57.5 55.0 9/9/2020 10:00 PM 11:00 PM 56.3 70.2 41.7 59.6 58.6 58.2 55.9 53.3 9/9/2020 11:00 PM 12:00 AM 56.1 77.6 42.6 62.9 60.4 57.0 54.5 51.9 9/9/2020 12:00 AM 1:00 AM 53.5 75.0 41.5 58.6 56.3 55.8 52.3 49.2 9/9/2020 1:00 AM 2:00 AM 53.3 70.2 41.7 58.9 58.0 57.2 51.7 46.5 9/9/2020 2:00 AM 3:00 AM 53.7 71.1 41.5 59.1 58.8 57.6 52.1 44.0 9/10/2020 3:00 AM 4:00 AM 54.3 72.0 41.6 61.1 59.5 56.8 52.1 45.5 9/10/2020 4:00 AM 5:00 AM 57.0 73.3 45.2 62.2 60.4 60.0 56.0 51.5 9/10/2020 5:00 AM 6:00 AM 62.0 87.0 45.9 66.3 64.4 63.5 60.0 56.9 9/10/2020 6:00 AM 7:00 AM 65.5 88.6 47.2 70.0 65.5 64.6 61.9 59.6 9/10/2020 7:00 AM 8:00 AM 63.0 78.5 50.0 67.7 65.2 64.1 62.6 60.8 9/10/2020 8:00 AM 9:00 AM 62.1 75.8 50.4 65.4 64.6 64.0 61.5 59.8 9/10/2020 9:00 AM 10:00 AM 60.4 73.5 47.5 63.5 63.0 62.5 59.9 58.0 9/10/2020 10:00 AM 11:00 AM 60.0 78.2 45.9 63.8 62.1 61.6 59.4 57.5 9/10/2020 11:00 AM 12:00 PM 60.2 78.5 46.3 64.6 63.5 62.8 59.5 56.5 9/10/2020 12:00 PM 1:00 PM 64.1 88.8 45.4 73.7 68.6 65.0 59.3 56.9 9/10/2020 1:00 PM 2:00 PM 61.5 74.6 55.3 64.1 63.8 63.1 61.1 59.8
CNEL: 66.1
24Hr FS1Min_Awtg for Car Wash AZ Office CA Office 4960 S. Gilbert Rd, Ste 1-461 1197 E Los Angeles Ave, C-256 Chandler, AZ 85249 Simi Valley, CA 93065 www.mdacoustics.com 24-Hour Continuous Noise Measurement Datasheet - Cont. Project: Flamingo Heights Day: 1 of 1 Site Address/Location: 2990 Valley Blvd. Alhambra, CA Site ID: LT-1
24Hr - 1Hr Leq & L90 Leq 70.0 L(90) 65.5 64.1 63.0 62.0 62.1 61.5 60.5 60.2 60.4 60.0 60.2 59.1 59.2 59.0 58.9 60.0 58.4 58.3 56.3 56.1 57.0 53.5 53.3 53.7 54.3
50.0
40.0
Leq(h), dBA 30.0
20.0
10.0
0.0 2:00 PM2:00 PM3:00 PM4:00 PM5:00 PM6:00 PM7:00 PM8:00 PM9:00 PM1:00 1:00 AM 1:00 AM 2:00 AM 3:00 AM 4:00 AM 5:00 AM 6:00 AM 7:00 AM 8:00 AM 9:00 10:00 10:00 PM 11:00 PM 12:00 PM 12:00 AM 10:00 AM 11:00 AM Time
24Hr FS1Min_Awtg for Car Wash AZ Office CA Office 4960 S. Gilbert Rd, Ste 1-461 1197 E Los Angeles Ave, C-256 Chandler, AZ 85249 Simi Valley, CA 93065 www.mdacoustics.com 24-Hour Continuous Noise Measurement Datasheet - Cont. Project: Flamingo Heights Day: 1 of 1 Site Address/Location: 2990 Valley Blvd. Alhambra, CA Site ID: LT-1
24 Hr - 1Min Leq & L90 Leq Lmax Lmin 100.00
90.00
80.00
70.00
60.00
50.00
40.00 dBA(Leq, 1-min)
30.00
20.00
10.00
0.00
Time
24Hr FS1Min_Awtg for Car Wash
Appendix B: SoundPLAN Input/Outputs
2990 W Valley Blvd Alhambra 9 Contribution level - Situation 1: Outdoor SP
Source Source group Source typeTr. lane Leq A dB(A) dB Receiver Receiver 2 Fl G dB(A) Leq 63.2 dB(A) Sigma(Leq) 0.0 dB(A) Vac 1 Default industrial noise Point 33.1 0.0 Vac 2 Default industrial noise Point 19.5 0.0 Vac 3 Default industrial noise Point 16.1 0.0 Vac4 Default industrial noise Point 9.7 0.0 Vac 5 Default industrial noise Point 9.0 0.0 Vac 6 Default industrial noise Point 9.4 0.0 Vac 7 Default industrial noise Point 8.5 0.0 Vac 8 Default industrial noise Point 7.6 0.0 Vac 9 Default industrial noise Point 10.3 0.0 Roof 01 Default industrial noise Area 0.5 0.0 Facade 01 Default industrial noise Area -4.3 0.0 Facade 02 Default industrial noise Area -7.1 0.0 Transmissive area 04 Default industrial noise Area 44.4 0.0 Facade 03 Default industrial noise Area 3.5 0.0 Transmissive area 02 Default industrial noise Area 28.8 0.0 Transmissive area 01 Default industrial noise Area 62.1 0.0 Facade 04 Default industrial noise Area 6.0 0.0 Transmissive area 03 Default industrial noise Area 56.3 0.0 Receiver Receiver 3 Fl G dB(A) Leq 64.8 dB(A) Sigma(Leq) 0.0 dB(A) Vac 1 Default industrial noise Point 12.1 0.0 Vac 2 Default industrial noise Point 9.1 0.0 Vac 3 Default industrial noise Point 9.8 0.0 Vac4 Default industrial noise Point 9.5 0.0 Vac 5 Default industrial noise Point 11.8 0.0 Vac 6 Default industrial noise Point 12.1 0.0 Vac 7 Default industrial noise Point 12.0 0.0 Vac 8 Default industrial noise Point 11.8 0.0 Vac 9 Default industrial noise Point 13.4 0.0 Roof 01 Default industrial noise Area 1.8 0.0 Facade 01 Default industrial noise Area -3.5 0.0 Facade 02 Default industrial noise Area 6.0 0.0 Transmissive area 04 Default industrial noise Area 56.4 0.0 Facade 03 Default industrial noise Area 7.5 0.0 Transmissive area 02 Default industrial noise Area 29.0 0.0 Transmissive area 01 Default industrial noise Area 64.1 0.0 Facade 04 Default industrial noise Area -5.4 0.0 Transmissive area 03 Default industrial noise Area 37.7 0.0 Receiver Receiver 4 Fl G dB(A) Leq 46.6 dB(A) Sigma(Leq) 0.0 dB(A) Vac 1 Default industrial noise Point 28.4 0.0 Vac 2 Default industrial noise Point 24.9 0.0 Vac 3 Default industrial noise Point 27.8 0.0 Vac4 Default industrial noise Point 27.4 0.0 Vac 5 Default industrial noise Point 27.0 0.0
MD Acoustics LLC 4960 S. Gilbert Rd Chandler, AZ 85249 Phone: 602 774 1950 1
SoundPLAN 8.2 2990 W Valley Blvd Alhambra 9 Contribution level - Situation 1: Outdoor SP
Source Source group Source typeTr. lane Leq A dB(A) dB Vac 6 Default industrial noise Point 28.2 0.0 Vac 7 Default industrial noise Point 28.1 0.0 Vac 8 Default industrial noise Point 27.6 0.0 Vac 9 Default industrial noise Point 26.9 0.0 Roof 01 Default industrial noise Area 3.7 0.0 Facade 01 Default industrial noise Area 4.4 0.0 Facade 02 Default industrial noise Area -13.5 0.0 Transmissive area 04 Default industrial noise Area 34.5 0.0 Facade 03 Default industrial noise Area -13.9 0.0 Transmissive area 02 Default industrial noise Area 7.8 0.0 Transmissive area 01 Default industrial noise Area 42.5 0.0 Facade 04 Default industrial noise Area 0.4 0.0 Transmissive area 03 Default industrial noise Area 43.1 0.0 Receiver Receiver 5 Fl G dB(A) Leq 64.4 dB(A) Sigma(Leq) 0.0 dB(A) Vac 1 Default industrial noise Point 35.7 0.0 Vac 2 Default industrial noise Point 26.6 0.0 Vac 3 Default industrial noise Point 27.6 0.0 Vac4 Default industrial noise Point 27.6 0.0 Vac 5 Default industrial noise Point 26.7 0.0 Vac 6 Default industrial noise Point 27.0 0.0 Vac 7 Default industrial noise Point 26.4 0.0 Vac 8 Default industrial noise Point 25.8 0.0 Vac 9 Default industrial noise Point 12.0 0.0 Roof 01 Default industrial noise Area 2.2 0.0 Facade 01 Default industrial noise Area -2.1 0.0 Facade 02 Default industrial noise Area -6.9 0.0 Transmissive area 04 Default industrial noise Area 48.0 0.0 Facade 03 Default industrial noise Area 3.7 0.0 Transmissive area 02 Default industrial noise Area 29.7 0.0 Transmissive area 01 Default industrial noise Area 63.1 0.0 Facade 04 Default industrial noise Area 6.9 0.0 Transmissive area 03 Default industrial noise Area 58.1 0.0 Receiver Reciever 1 Fl G dB(A) Leq 61.7 dB(A) Sigma(Leq) 0.0 dB(A) Vac 1 Default industrial noise Point 36.7 0.0 Vac 2 Default industrial noise Point 35.3 0.0 Vac 3 Default industrial noise Point 36.7 0.0 Vac4 Default industrial noise Point 35.7 0.0 Vac 5 Default industrial noise Point 35.3 0.0 Vac 6 Default industrial noise Point 34.6 0.0 Vac 7 Default industrial noise Point 34.0 0.0 Vac 8 Default industrial noise Point 33.2 0.0 Vac 9 Default industrial noise Point 33.1 0.0 Roof 01 Default industrial noise Area 5.8 0.0 Facade 01 Default industrial noise Area 11.6 0.0
MD Acoustics LLC 4960 S. Gilbert Rd Chandler, AZ 85249 Phone: 602 774 1950 2
SoundPLAN 8.2 2990 W Valley Blvd Alhambra 9 Contribution level - Situation 1: Outdoor SP
Source Source group Source typeTr. lane Leq A dB(A) dB Facade 02 Default industrial noise Area -7.8 0.0 Transmissive area 04 Default industrial noise Area 36.2 0.0 Facade 03 Default industrial noise Area -5.4 0.0 Transmissive area 02 Default industrial noise Area 24.8 0.0 Transmissive area 01 Default industrial noise Area 56.1 0.0 Facade 04 Default industrial noise Area 9.6 0.0 Transmissive area 03 Default industrial noise Area 60.2 0.0
MD Acoustics LLC 4960 S. Gilbert Rd Chandler, AZ 85249 Phone: 602 774 1950 3
SoundPLAN 8.2 2990 W Valley Blvd Alhambra 3 Octave spectra of the sources in dB(A) - Situation 1: Outdoor SP
Name Source type l or A Li R'w L'w Lw KI KT LwMax DO-Wall Time histogram Emission spectrum 63Hz 125Hz 250Hz 500Hz 1kHz 2kHz 4kHz 8kHz 16kHz
m,m² dB(A) dB dB(A) dB(A) dB dB dB(A) dB dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) Facade 01 Area 152.70 78.6 57.0 23.7 45.6 0.0 0.0 3 100%/24h 224_Facade 01_ 34.4 29.2 40.2 42.5 34.6 30.6 19.2 10.2 Facade 02 Area 26.94 78.1 57.0 23.4 37.7 0.0 0.0 3 100%/24h 225_Facade 02_ 26.6 21.4 32.4 34.6 26.6 22.5 10.7 0.2 Facade 03 Area 76.75 76.7 57.0 22.2 41.0 0.0 0.0 3 100%/24h 226_Facade 03_ 30.0 24.7 35.8 38.0 29.8 25.5 13.7 3.1 Facade 04 Area 26.94 81.6 57.0 26.5 40.8 0.0 0.0 3 100%/24h 227_Facade 04_ 29.6 24.4 35.4 37.7 30.0 26.3 15.1 6.9 Roof 01 Area 219.59 78.0 57.0 23.1 46.5 0.0 0.0 0 100%/24h 222_Roof 01_ 35.4 30.1 41.2 43.4 35.6 31.6 20.2 11.2 228_Transmissive area Transmissive area 01 Area 79.39 78.6 0.0 78.6 97.6 0.0 0.0 3 100%/24h 61.5 70.2 83.3 91.6 92.8 92.8 84.5 73.5 01_ 195_Transmissive area Transmissive area 02 Area 75.95 80.9 36.0 45.6 64.4 0.0 0.0 3 100%/24h 48.6 56.8 60.9 59.0 53.1 02_ 214_Transmissive area Transmissive area 03 Area 8.37 82.3 0.0 82.3 91.6 0.0 0.0 3 100%/24h 55.2 63.9 77.0 85.3 86.7 87.0 78.8 68.7 03_ 215_Transmissive area Transmissive area 04 Area 8.37 78.3 0.0 78.3 87.6 0.0 0.0 3 100%/24h 51.7 60.5 73.5 81.7 82.8 82.6 73.9 61.5 04_ Vac4 Point 72.6 72.6 0.0 0.0 0 100%/24h Vacutech 47.3 57.5 54.5 51.8 55.8 59.5 66.1 69.3 65.0 Vac 1 Point 72.6 72.6 0.0 0.0 0 100%/24h Vacutech 47.3 57.5 54.5 51.8 55.8 59.5 66.1 69.3 65.0 Vac 2 Point 72.6 72.6 0.0 0.0 0 100%/24h Vacutech 47.3 57.5 54.5 51.8 55.8 59.5 66.1 69.3 65.0 Vac 3 Point 72.6 72.6 0.0 0.0 0 100%/24h Vacutech 47.3 57.5 54.5 51.8 55.8 59.5 66.1 69.3 65.0 Vac 5 Point 72.6 72.6 0.0 0.0 0 100%/24h Vacutech 47.3 57.5 54.5 51.8 55.8 59.5 66.1 69.3 65.0 Vac 6 Point 72.6 72.6 0.0 0.0 0 100%/24h Vacutech 47.3 57.5 54.5 51.8 55.8 59.5 66.1 69.3 65.0 Vac 7 Point 72.6 72.6 0.0 0.0 0 100%/24h Vacutech 47.3 57.5 54.5 51.8 55.8 59.5 66.1 69.3 65.0 Vac 8 Point 72.6 72.6 0.0 0.0 0 100%/24h Vacutech 47.3 57.5 54.5 51.8 55.8 59.5 66.1 69.3 65.0 Vac 9 Point 72.6 72.6 0.0 0.0 0 100%/24h Vacutech 47.3 57.5 54.5 51.8 55.8 59.5 66.1 69.3 65.0
MD Acoustics LLC 4960 S. Gilbert Rd Chandler, AZ 85249 Phone: 602 774 1950 1
SoundPLAN 8.2 2990 W Valley Blvd Alhambra 23 Contribution spectra - Situation 1: Outdoor SP
Source Time Sum 50Hz 63Hz 80Hz 100Hz 125Hz 160Hz 200Hz 250Hz 315Hz 400Hz 500Hz 630Hz 800Hz 1kHz 1.25kHz 1.6kHz 2kHz 2.5kHz 3.15kHz 4kHz 5kHz 6.3kHz 8kHz 10kHz 12.5kHz 16kHz slice dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) Receiver Receiver 2 Fl G dB(A) Leq 63.2 dB(A) Sigma(Leq) 0.0 dB(A) Facade 01 Leq -4.3 -7.7 -18.8 -11.5 -10.1 -18.5 -22.3 -33.1 -51.7 Facade 02 Leq -7.1 -14.5 -25.2 -15.7 -9.6 -18.0 -22.8 -37.0 -55.3 Facade 03 Leq 3.5 -4.3 -13.1 -3.5 0.3 -6.7 -11.1 -24.4 -40.4 Facade 04 Leq 6.0 -2.7 -11.5 -0.8 3.0 -4.4 -8.3 -20.6 -33.0 Roof 01 Leq 0.5 -6.3 -15.5 -5.4 -3.1 -12.3 -18.0 -31.8 -48.8 Transmissive area 01 Leq 62.1 28.1 32.8 47.0 56.2 57.5 57.3 47.5 31.7 Transmissive area 02 Leq 28.8 12.6 19.5 25.1 24.1 18.3 Transmissive area 03 Leq 56.3 22.8 28.5 39.3 48.8 51.8 52.3 43.0 28.8 Transmissive area 04 Leq 44.4 9.2 12.3 21.3 37.5 40.2 40.2 29.2 9.0 Vac4 Leq 9.7 -13.1 -6.6 -0.3 -0.9 1.1 1.3 -5.0 -6.9 -8.6 -10.9 -13.7 -12.5 -11.5 -10.7 -7.6 -6.6 -6.3 -8.3 -3.6 -1.4 -2.2 -2.4 -3.9 -9.4 -14.8 -23.6 Vac 1 Leq 33.1 -3.8 3.5 10.7 11.0 14.1 15.4 9.1 8.5 10.5 10.2 8.8 11.1 13.0 14.3 17.8 19.3 19.9 18.3 23.4 24.8 24.7 25.2 24.2 19.2 14.4 6.1 Vac 2 Leq 19.5 -9.9 -3.3 3.3 2.9 5.3 5.7 -0.8 -2.4 -3.8 -5.6 -2.2 -0.2 1.0 2.1 5.4 6.7 7.1 5.2 11.3 12.0 10.8 9.5 6.2 -1.9 -9.8 -20.1 Vac 3 Leq 16.1 -12.1 -5.6 0.7 0.2 2.3 2.6 -3.9 -5.7 -7.3 -9.5 -12.1 -11.0 -9.9 -9.3 -6.4 -5.4 -5.2 4.1 8.7 9.3 8.0 6.8 3.3 -4.7 -12.3 -22.1 Vac 5 Leq 9.0 -13.7 -7.3 -1.0 -1.6 0.4 0.6 -5.7 -7.6 -9.3 -11.8 -14.6 -13.5 -12.4 -11.5 -8.4 -6.4 -6.2 -8.3 -3.7 -2.8 -3.3 -3.3 -4.6 -10.2 -15.7 -24.8 Vac 6 Leq 9.4 -14.2 -7.8 -1.5 -2.2 -0.2 0.0 -6.2 -8.2 -9.9 -12.5 -15.3 -9.6 -9.1 -8.7 -5.9 -3.0 -3.3 -5.9 -1.8 -1.6 -2.7 -3.3 -5.2 -11.0 -16.7 -26.0 Vac 7 Leq 8.5 -14.6 -8.2 -2.0 -2.6 -0.6 -0.5 -6.7 -8.7 -10.5 -13.1 -15.9 -14.8 -13.7 -12.7 -9.6 -4.5 -4.7 -7.2 -3.0 -2.6 -3.6 -3.7 -5.8 -11.8 -17.7 -27.2 Vac 8 Leq 7.6 -14.9 -8.5 -2.3 -2.9 -1.0 -0.9 -7.1 -9.1 -10.9 -13.5 -16.3 -15.2 -14.2 -13.4 -7.7 -6.8 -6.9 -9.2 -4.9 -4.2 -4.9 -5.1 -6.7 -12.6 -18.7 -28.5 Vac 9 Leq 10.3 -15.0 -8.6 -2.4 -3.1 -1.1 -1.0 -7.3 -9.3 -11.1 -13.8 -16.6 -8.2 -7.9 -3.9 -0.8 -0.3 -0.6 -3.4 0.4 0.4 -1.4 -2.8 -5.7 -12.6 -19.3 -29.7 Receiver Receiver 3 Fl G dB(A) Leq 64.8 dB(A) Sigma(Leq) 0.0 dB(A) Facade 01 Leq -3.5 -6.4 -17.4 -10.2 -10.5 -18.5 -24.0 -38.6 -53.8 Facade 02 Leq 6.0 -3.6 -11.3 -0.3 3.2 -4.6 -9.0 -21.8 -35.6 Facade 03 Leq 7.5 -0.6 -9.0 0.9 4.4 -3.1 -7.3 -20.1 -34.2 Facade 04 Leq -5.4 -9.7 -20.2 -11.6 -10.4 -20.4 -26.7 -41.0 -55.8 Roof 01 Leq 1.8 -4.6 -13.9 -3.8 -2.1 -11.7 -17.3 -32.0 -44.6 Transmissive area 01 Leq 64.1 30.0 35.0 49.1 58.2 59.5 59.2 49.8 35.0 Transmissive area 02 Leq 29.0 12.8 19.7 25.3 24.4 18.5 Transmissive area 03 Leq 37.7 14.5 17.8 26.3 32.7 33.1 31.5 20.4 3.5 Transmissive area 04 Leq 56.4 23.4 29.1 40.2 49.5 51.9 52.1 42.3 26.7 Vac4 Leq 9.5 -13.4 -7.0 -0.8 -1.4 0.6 0.7 -5.4 -7.3 -9.2 -11.9 -14.8 -11.5 -10.7 -10.0 -7.0 -6.0 -5.8 -7.9 -3.2 -2.1 -2.5 -2.3 -3.5 -8.7 -13.8 -22.3 Vac 1 Leq 12.1 -10.9 -4.3 2.2 1.7 4.0 4.3 -2.3 -4.0 -5.5 -7.3 -9.8 -8.6 -7.5 -7.1 -4.3 -3.6 -3.6 -5.9 -0.8 -0.3 -1.3 -1.8 -3.7 -9.7 -15.6 -25.2 Vac 2 Leq 9.1 -13.2 -6.8 -0.5 -1.2 0.8 0.9 -5.5 -7.5 -9.3 -12.0 -14.8 -13.8 -12.8 -12.1 -9.0 -7.9 -7.6 -7.8 -3.4 -2.8 -3.4 -3.5 -4.8 -10.3 -15.8 -24.8 Vac 3 Leq 9.8 -13.6 -7.2 -0.9 -1.6 0.4 0.5 -5.7 -7.7 -9.5 -12.2 -15.1 -9.9 -9.3 -8.8 -4.7 -4.0 -4.1 -5.4 -1.3 -1.0 -2.0 -2.4 -4.0 -9.5 -14.8 -23.5 Vac 5 Leq 11.8 -13.1 -6.7 -0.4 -1.0 1.0 1.1 -4.9 -6.9 -8.7 -11.5 -14.3 -5.0 -4.5 -4.0 -1.2 -0.5 -0.7 -3.2 1.0 1.4 0.5 0.0 -1.6 -7.2 -12.5 -21.0 Vac 6 Leq 12.1 -12.7 -6.3 0.0 -0.6 1.5 1.6 -4.4 -6.4 -8.2 -10.9 -13.7 -4.9 -4.3 -3.8 -1.1 -0.4 -0.6 -3.1 1.2 1.7 0.8 0.4 -1.1 -6.5 -11.6 -19.9 Vac 7 Leq 12.0 -12.2 -5.8 0.5 0.0 2.0 2.2 -3.9 -5.8 -7.6 -10.3 -13.0 -12.0 -10.9 -4.7 -2.2 -0.9 -0.5 -3.1 1.1 1.6 0.6 0.4 -1.0 -6.2 -10.9 -18.8
MD Acoustics LLC 4960 S. Gilbert Rd Chandler, AZ 85249 Phone: 602 774 1950 1
SoundPLAN 8.2 2990 W Valley Blvd Alhambra 23 Contribution spectra - Situation 1: Outdoor SP
Source Time Sum 50Hz 63Hz 80Hz 100Hz 125Hz 160Hz 200Hz 250Hz 315Hz 400Hz 500Hz 630Hz 800Hz 1kHz 1.25kHz 1.6kHz 2kHz 2.5kHz 3.15kHz 4kHz 5kHz 6.3kHz 8kHz 10kHz 12.5kHz 16kHz slice dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) Vac 8 Leq 11.8 -11.6 -5.1 1.2 0.7 2.7 2.9 -3.2 -5.1 -6.8 -9.4 -12.1 -11.0 -10.1 -9.3 -6.2 -5.2 -3.7 -5.8 -1.2 1.5 0.6 0.5 -0.8 -5.7 -10.2 -17.9 Vac 9 Leq 13.4 -10.5 -4.1 2.2 1.8 3.9 4.2 -2.1 -3.9 -5.6 -7.9 -10.5 -9.4 -8.5 -7.8 -1.2 0.1 -0.1 -2.7 1.5 3.0 1.9 1.5 0.1 -4.9 -9.4 -17.0 Receiver Receiver 4 Fl G dB(A) Leq 46.6 dB(A) Sigma(Leq) 0.0 dB(A) Facade 01 Leq 4.4 -3.2 -12.9 -5.8 1.2 -3.6 -7.8 -21.1 -37.1 Facade 02 Leq -13.5 -17.2 -29.1 -22.3 -18.7 -24.6 -29.7 -44.0 -61.2 Facade 03 Leq -13.9 -17.2 -29.1 -22.9 -19.3 -25.8 -30.0 -44.0 -61.2 Facade 04 Leq 0.4 -6.6 -15.4 -6.5 -3.4 -9.3 -13.5 -26.2 -39.0 Roof 01 Leq 3.7 -4.4 -14.3 -5.9 0.6 -4.2 -8.5 -22.1 -38.7 Transmissive area 01 Leq 42.5 18.3 20.6 29.7 37.3 37.6 37.0 26.5 9.2 Transmissive area 02 Leq 7.8 -2.6 0.1 3.7 2.1 -3.3 Transmissive area 03 Leq 43.1 14.5 18.3 26.0 32.6 39.1 39.6 28.9 11.6 Transmissive area 04 Leq 34.5 5.0 7.4 15.8 25.6 30.6 30.7 19.7 0.5 Vac4 Leq 27.4 -8.1 -1.6 4.8 5.1 7.3 7.6 1.2 -0.6 -2.4 3.6 1.9 4.2 8.3 9.6 13.1 14.8 15.4 13.6 18.5 19.9 19.3 19.1 17.0 10.6 3.8 -6.8 Vac 1 Leq 28.4 -5.9 1.2 8.2 9.2 12.2 13.4 8.2 7.6 7.1 5.1 3.6 5.9 7.0 8.2 11.6 13.2 13.8 12.0 18.5 20.3 20.3 20.5 19.4 14.3 9.5 1.4 Vac 2 Leq 24.9 -6.9 -0.3 6.2 6.6 8.9 9.4 3.2 1.7 0.3 -2.6 -4.0 -2.9 -2.4 -2.4 -0.2 0.2 7.3 5.3 16.6 17.7 17.6 17.4 15.7 9.9 4.1 -5.2 Vac 3 Leq 27.8 -7.7 -1.1 5.4 5.8 8.0 8.3 2.0 0.3 -1.3 4.1 2.4 4.6 8.6 9.9 13.4 15.1 15.7 13.9 18.9 20.1 19.7 19.5 17.6 11.3 4.7 -5.7 Vac 5 Leq 27.0 -8.3 -1.8 4.6 4.9 7.1 7.4 1.1 -0.8 -2.6 3.3 1.6 3.9 8.0 9.2 12.7 14.4 14.9 13.2 18.1 19.5 18.9 18.5 16.4 9.9 2.9 -7.8 Vac 6 Leq 28.2 -8.6 -2.0 4.4 4.7 6.8 7.1 0.8 -1.1 -2.9 2.9 1.3 5.5 9.8 11.0 14.5 16.2 16.7 14.9 19.7 20.7 20.0 19.4 17.0 10.0 2.5 -8.8 Vac 7 Leq 28.1 -9.1 -2.5 3.9 4.1 6.2 6.3 0.0 -2.0 -3.8 3.2 1.5 5.8 9.9 11.1 14.6 16.3 16.8 14.9 19.7 20.6 19.8 19.2 16.6 9.4 1.7 -9.9 Vac 8 Leq 27.6 -9.5 -3.0 3.3 3.5 5.5 5.6 -0.8 -2.8 -4.6 5.2 3.6 7.2 9.3 10.5 13.9 15.6 16.1 14.2 19.5 20.3 19.5 18.6 15.6 7.8 -0.6 -12.6 Vac 9 Leq 26.9 -7.6 -1.1 5.2 5.4 7.4 7.5 3.8 1.9 0.0 5.8 4.1 7.4 8.8 9.9 13.4 15.1 15.5 13.6 18.4 19.2 18.6 17.7 14.9 7.3 -0.6 -11.7 Receiver Receiver 5 Fl G dB(A) Leq 64.4 dB(A) Sigma(Leq) 0.0 dB(A) Facade 01 Leq -2.1 -6.3 -16.9 -10.8 -6.8 -13.1 -17.6 -31.5 -49.6 Facade 02 Leq -6.9 -14.8 -25.4 -13.8 -10.5 -15.4 -20.0 -34.2 -53.2 Facade 03 Leq 3.7 -2.8 -10.9 -4.5 0.0 -5.3 -9.6 -23.2 -39.8 Facade 04 Leq 6.9 -0.5 -8.6 -0.5 3.3 -2.4 -6.1 -18.5 -31.0 Roof 01 Leq 2.2 -4.7 -13.8 -3.9 -1.5 -8.4 -13.3 -27.6 -45.7 Transmissive area 01 Leq 63.1 29.7 35.2 46.5 55.9 58.9 58.9 49.0 32.8 Transmissive area 02 Leq 29.7 15.1 19.1 25.3 25.8 20.1 Transmissive area 03 Leq 58.1 25.0 31.4 39.6 49.1 53.7 54.5 45.6 30.9 Transmissive area 04 Leq 48.0 8.7 11.9 27.8 37.6 44.2 44.5 33.4 12.3 Vac4 Leq 27.6 -11.3 -4.8 1.5 1.6 3.6 3.8 -4.1 -6.0 -7.7 -10.1 -0.5 1.6 2.8 4.0 7.4 9.1 9.5 7.6 12.2 22.5 21.6 20.7 17.9 10.1 1.3 -12.0 Vac 1 Leq 35.7 -1.4 5.9 15.5 16.6 19.6 20.9 11.9 11.3 10.9 10.6 9.1 11.4 15.0 16.3 19.8 21.5 22.2 20.5 25.6 27.5 27.4 27.7 26.7 21.5 16.5 8.1 Vac 2 Leq 26.6 -8.4 -1.6 5.1 5.6 8.1 8.7 0.6 -0.9 -2.2 -4.1 0.2 2.3 3.6 4.6 8.0 9.6 10.1 8.0 12.6 21.1 20.2 19.4 16.7 9.0 0.6 -12.0 Vac 3 Leq 27.6 -10.2 -3.6 2.8 3.0 5.2 5.5 -2.5 -4.3 -6.0 -8.3 -0.4 1.8 3.0 4.1 7.5 9.3 9.7 7.7 12.3 22.2 21.7 20.9 18.1 10.2 1.5 -11.6 Vac 5 Leq 26.7 -12.0 -5.5 0.7 0.7 2.7 2.9 -4.8 -6.8 -8.5 -11.0 -13.7 -12.5 -10.5 -9.6 -4.0 -3.0 -3.1 -3.1 0.8 22.0 21.1 20.2 17.5 9.6 0.8 -12.5
MD Acoustics LLC 4960 S. Gilbert Rd Chandler, AZ 85249 Phone: 602 774 1950 2
SoundPLAN 8.2 2990 W Valley Blvd Alhambra 23 Contribution spectra - Situation 1: Outdoor SP
Source Time Sum 50Hz 63Hz 80Hz 100Hz 125Hz 160Hz 200Hz 250Hz 315Hz 400Hz 500Hz 630Hz 800Hz 1kHz 1.25kHz 1.6kHz 2kHz 2.5kHz 3.15kHz 4kHz 5kHz 6.3kHz 8kHz 10kHz 12.5kHz 16kHz slice dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) Vac 6 Leq 27.0 -12.6 -6.2 0.1 0.0 2.0 2.1 -5.4 -7.4 -9.1 -11.8 -14.5 -13.3 -11.3 1.5 5.0 6.7 7.1 5.1 9.6 22.1 21.2 20.3 17.3 9.4 0.5 -12.9 Vac 7 Leq 26.4 -13.1 -6.7 -0.5 -0.6 1.4 1.5 -6.0 -8.0 -9.8 -11.6 -13.5 -11.9 -10.5 1.5 4.9 6.6 7.0 5.1 19.6 20.5 19.6 18.7 15.8 8.0 -0.7 -14.1 Vac 8 Leq 25.8 -13.5 -7.1 -0.9 -1.0 0.9 0.9 -6.5 -8.5 -10.2 -11.8 -14.5 -13.4 -11.9 -11.0 -6.6 -5.3 -5.1 -7.3 19.1 20.0 19.1 18.3 15.4 7.6 -1.1 -14.5 Vac 9 Leq 12.0 -13.8 -7.4 -1.2 -1.4 0.5 0.6 -6.9 -8.9 -8.6 -11.6 -14.4 -7.9 -7.4 -7.1 -3.8 -2.8 -3.1 -5.2 -1.0 0.1 -1.3 4.8 4.9 -4.9 -15.6 -29.4 Receiver Reciever 1 Fl G dB(A) Leq 61.7 dB(A) Sigma(Leq) 0.0 dB(A) Facade 01 Leq 11.6 2.7 -5.7 4.4 8.7 1.6 -2.4 -15.0 -28.4 Facade 02 Leq -7.8 -14.4 -25.2 -13.8 -11.3 -20.7 -26.8 -41.9 -60.2 Facade 03 Leq -5.4 -9.6 -20.0 -12.4 -10.1 -19.8 -25.7 -40.5 -57.6 Facade 04 Leq 9.6 0.5 -8.0 2.8 6.7 -0.7 -4.5 -16.7 -27.9 Roof 01 Leq 5.8 -4.4 -12.7 -1.3 3.4 -4.4 -8.6 -21.1 -33.7 Transmissive area 01 Leq 56.1 25.4 29.6 41.9 51.4 51.5 50.3 39.3 21.3 Transmissive area 02 Leq 24.8 8.7 14.6 21.7 19.7 13.0 Transmissive area 03 Leq 60.2 26.0 32.0 43.3 52.9 55.6 56.1 47.1 33.9 Transmissive area 04 Leq 36.2 8.9 11.6 24.8 31.8 31.4 29.4 17.3 -2.0 Vac4 Leq 35.7 -2.3 5.0 12.2 12.8 15.8 17.1 13.6 13.0 12.6 12.4 10.9 13.3 15.4 16.7 20.2 21.7 22.3 20.7 25.8 27.2 27.3 27.9 27.2 22.6 18.5 11.2 Vac 1 Leq 36.7 0.3 7.6 14.8 15.5 18.6 19.9 14.2 13.6 13.2 12.4 11.7 13.9 15.7 16.9 20.7 22.1 22.8 21.1 26.3 27.8 28.0 28.8 28.5 24.6 21.4 15.3 Vac 2 Leq 35.3 -0.6 6.7 13.9 14.5 17.6 18.9 13.1 12.4 12.0 11.7 10.2 12.5 14.2 15.5 19.4 20.8 21.4 19.8 25.0 26.5 26.7 27.5 27.1 23.0 19.5 13.1 Vac 3 Leq 36.7 -1.5 5.8 13.0 13.6 19.2 20.5 14.5 13.9 13.5 13.2 11.7 14.0 16.0 17.3 20.9 22.3 22.9 21.3 26.5 28.0 28.1 28.8 28.3 24.0 20.2 13.4 Vac 5 Leq 35.3 -2.9 4.4 11.5 12.0 15.1 16.4 10.2 12.1 12.1 12.1 10.6 13.0 15.2 16.6 20.1 21.5 22.2 20.5 25.6 27.0 26.9 27.4 26.6 21.7 17.1 9.3 Vac 6 Leq 34.6 -3.6 3.7 10.9 11.3 14.4 15.7 9.4 9.7 11.4 11.2 10.1 12.7 14.7 16.0 19.5 21.0 21.6 19.9 25.0 26.4 26.3 26.7 25.7 20.6 15.6 7.3 Vac 7 Leq 34.0 -4.2 3.1 10.3 10.6 13.7 15.0 9.9 9.2 8.8 10.6 10.1 12.3 14.4 15.6 19.2 20.6 21.2 19.5 24.6 25.9 25.8 26.1 24.9 19.5 14.3 5.5 Vac 8 Leq 33.2 -4.8 2.5 9.7 10.0 13.1 16.0 9.5 8.9 8.5 8.3 9.3 11.6 13.7 15.0 18.5 20.0 20.6 18.9 23.9 25.2 25.0 25.2 23.9 18.4 12.9 3.8 Vac 9 Leq 33.1 -5.3 2.0 11.2 11.4 14.5 15.8 9.2 8.6 8.2 8.1 7.7 11.4 13.6 14.8 18.3 19.8 20.4 18.7 23.7 25.2 24.9 25.0 23.5 17.8 12.0 2.5
MD Acoustics LLC 4960 S. Gilbert Rd Chandler, AZ 85249 Phone: 602 774 1950 3
SoundPLAN 8.2
Appendix C: Manufacturer’s Noise Cutsheet Data
AZ Office CA Office 4960 S. Gilbert Rd, Ste 1-461 1197 Los Angeles Ave, Ste C-256 Chandler, AZ 85249 Simi Valley, CA 93065 p. (602) 774-1950 p. (805) 426-4477 www.mdacoustics.com Project: SuperStar Car Wash Chula Vista Site Observations: Site Location: 1555 W Warner Rd, Gilbert, AZ 85233 Clear sky, measurements were performed within 1.5ft of source. Measurements were performed while the vacuum was Date: 4/5/2018 positiioned at threee (3) different positions. Holstered, unholstered and inside a car. This data is utilized for acoustic Field Tech/Engineer: Robert Pearson modeling purposes and represents an average sound level at a vacuum station. Source/System: Vacutec System
Location: Vac Bay 1 Sound Meter: NTi XL2 SN: A2A-05967-E0 Settings: Z-weighted, slow, 1-sec, 10-sec duration Meteorological Cond.: 80 degrees F, 2 mph wind Table 1: Summary Measurement Data Overall 3rd Octave Band Data (dBA) Source System dB(A) 20 25 31.5 40 50 63 80 100 125 160 200 250 315 400 500 630 800 1K 1.25K 1.6K 2K 2.5K 3.15K 4K 5K 6.3K 8K 10K 12.5K 16K 20K Vacutech (Holstered) Vacuum 63.3 9 17 22 29 31 35 40 41 44 43 46 48 47 49 51 51 51 52 53 52 52 50 52 53 50 47 47 48 45 39 30 Vacutech (Un Holstered) Vacuum 80.7 6 19 22 28 34 37 40 43 47 46 48 48 48 49 54 55 58 58 62 65 68 70 74 75 73 69 67 65 63 60 55 Vacutech (Inside Car) Vacuum 69.6 16 28 31 38 42 45 49 51 52 55 60 61 57 55 59 53 55 56 54 57 57 57 57 57 55 54 51 48 46 42 36 Arth. Average Level* Vacuum 71.2 11 21 25 32 36 39 43 45 47 48 52 53 51 51 55 53 55 55 56 58 59 59 61 62 59 56 55 53 51 47 40 * Refers to the arthitmetic average of all measurements. This measurement represents an average of the multiple vacuum positions. Figure 1: Example Measurement Position 1.5ft from Nozzle 80 Figure 1: Holstered Figure 2: Un Holstered Figure 3: Inside Car 70
60
50
40 dB
30
20
10
0 20 25 40 50 63 80 1K 2K 4K 5K 8K 100 125 160 200 250 315 400 500 630 800 10K 16K 20K 31.5 1.6K 2.5K 6.3K 1.25K 3.15K 12.5K Freq (Hz)
Vacutech sound levels Key Sonny Blowers Measurement locations
3'-0"
3 10'-0" 1 2
90'-0"
QQ Carwash Mesa 2858 E McKellips Rd Mesa, Arizona
FOR ILLUSTRATIVE PURPOSES ONLY Measurement 1: 5' from Sonny Blowers Measurement 2: 10' from Sonny Blowers
Measurement 3: Entrance
QQ Carwash Mesa 2858 E McKellips Rd Mesa, Arizona
FOR ILLUSTRATIVE PURPOSES ONLY
Appendix D: CNEL Calc
CNEL Calculation Time Existing Project Project Plus Existing Energy E Energy E+P CNEL Energy E+P 0:00 53.5 0.0 53.5 2256975.48 1 225698.548 2256985.48 1:00 53.3 0.0 53.3 2158071.08 1 215808.108 2158081.08 2:00 53.7 0.0 53.7 2336179.96 1 233618.996 2336189.96 3:00 54.3 0.0 54.3 2661486.98 1 266149.698 2661496.98 4:00 57.0 0.0 57.0 5020131.27 1 502014.127 5020141.27 5:00 62.0 0.0 62.0 16000800.4 1 1600081.04 16000810.4 6:00 65.5 0.0 65.5 35530357.3 1 3553036.73 35530367.3 7:00 63.0 64.8 67.0 1997248.19 3019951.72 5017199.91 5017199.91 8:00 62.1 64.8 66.7 1612293.84 3019951.72 4632245.56 4632245.56 9:00 60.4 64.8 66.1 1096464.85 3019951.72 4116416.57 4116416.57 10:00 60.0 64.8 66.0 995156.204 3019951.72 4015107.92 4015107.92 11:00 60.2 64.8 66.1 1043101.57 3019951.72 4063053.29 4063053.29 12:00 64.1 64.8 67.5 2544070.72 3019951.72 5564022.44 5564022.44 13:00 61.5 64.8 66.5 1399075.63 3019951.72 4419027.35 4419027.35 14:00 59.1 64.8 65.8 813942.031 3019951.72 3833893.75 3833893.75 15:00 58.4 64.8 65.7 693626.053 3019951.72 3713577.77 3713577.77 16:00 58.3 64.8 65.7 681561.593 3019951.72 3701513.31 3701513.31 17:00 59.2 64.8 65.9 837277.401 3019951.72 3857229.12 3857229.12 18:00 60.5 64.8 66.2 1132422.29 3019951.72 4152374.01 4152374.01 19:00 59.0 64.8 65.8 2505684.11 3019951.72 3812318.61 12055610 20:00 60.2 64.8 66.1 3327300.92 3019951.72 4072136.66 12877226.8 21:00 58.9 64.8 65.8 2427947.44 3019951.72 3787736.11 11977873.3 22:00 56.3 0.0 56.3 4300067.49 1 430007.749 4300077.49 23:00 56.1 0.0 56.1 4080357.27 1 408036.727 4080367.27 97451600.1 45299284.8 162340888 CNEL 66.1 62.8 68.3 CNEL Energy E+P ATTACHMENT 6 and a one-story, 1,632 square foot restaurant building at 2970 West Valley Boulevard. The site is surrounded by a variety of uses that include several restaurants and offices including medical and professional, with residential properties to the south that are separated by an alley way.
ANALYSIS The applicant is requesting approval of a Planned Development Permit, Conditional Use Permit and a Tentative Parcel Map for 2970-2990 West Valley Boulevard to construct a new fully automated car wash. The proposal involves demolishing the existing one-story, 1,176 square foot commercial building at 2990 West Valley Boulevard and the one-story, 1,632 square foot commercial building at 2970 West Valley Boulevard, and joining both lots to build the new fully automated car wash with vacuum stations. A Planned Development Permit is required pursuant to Alhambra Municipal Code Section 23.62.020(B)(1) for a new building or structure. A Conditional Use Permit is required, as car washes are conditionally permitted within the CPD and VSP zone pursuant to 23.80.030(R). Tentative Parcel Map The project site is currently comprised of two separate parcels with one existing commercial building located on each parcel. The proposed development will require the applicant to merge the parcels into one complete parcel. The two existing parcels do not comply with the 15,000 square foot minimum lot size requirement. 2970 West Valley Boulevard is 6,750 square feet and 2990 West Valley Boulevard is 11,536 square feet. The two merged parcels will have a new lot area of approximately 18,199 square feet, exceeding the minimum lot size of the of 15,000 square feet as required under the Retail Commercial (RC) land use designation of the Valley Boulevard Corridor Specific Plan (VSP).
In accordance with the Valley Boulevard Corridor Specific Plan (VSP), the current land use designation for the subject property is identified as Service (SV) and Retail Commercial (RC). Section 23.37.030 of the Alhambra Municipal Code (AMC) stipulates that those uses conditionally permitted in the Commercial Planned Development (CPD) zone are conditionally permitted in the VSP-RC zone, which the subject property is currently located. Furthermore, the Valley Boulevard Corridor Specific Plan (VSP) requires that car washes are only permitted on corner properties.
Development Standards The proposed car wash will comply with all applicable VSP development standards as described in the Valley Boulevard Corridor Specific Plan (VSP) and as shown in the VSP Development Standards table.
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VSP Development Standards
Standards Required/Maximum Allowed Proposed Setbacks Front 7’– 0” average 45’– 7”
Interior Side None 29’– 0” Street Side 6’ – 0” min. 7’– 0” Rear 15’– 0” 13’– 6” Minimum Lot Size 15,000 sf. 18,199 sf. (proposed) Floor Area Ratio 0.30 max. 0.16 Maximum Floors 1 1 Height 35 ft 24’-6” ft Parking 3 spaces 5 spaces Landscape 7% of total area 13%
The proposed car wash will consist of a cashier office, equipment room, restroom, and car wash tunnel, as well as, ten (10) vacuum stations and four (4) employee/customer parking spaces and one (1) accessible space. The proposed car wash is automated and will operate solely on unmanned mechanical equipment. The mechanical equipment used for the car wash will consist of water sprayers, rotating brushes, central vacuums stations, and drying blowers. Parking To determine the amount of parking spaces required for the proposed car wash, the number of parking spaces will be calculated based on the gross floor area of the building, excluding the car wash tunnel. The gross floor area will consist of an equipment room, restrooms, pay kiosk, and vending area. The tunnel area makes up the majority of the building, however, since the tunnel will be occupied and operated by mechanical equipment and not occupiable by anyone, it does not to count towards parking. Pursuant to the Alhambra Municipal Code Section 23.52.040, motor vehicle washing facilities require 1 parking space for each 500 square feet of gross floor area, with a minimum of three (3) parking spaces. Based on the proposed cashier office, storage, restrooms, vending area, and equipment room, the proposed car wash will require to provide a minimum of three (3) parking spaces. However, the applicant is providing two (2) additional parking spaces, totaling the amount to five (5) parking spaces, exceeding the minimum amount of parking spaces required. The table below shows the total parking spaces for the proposed car wash.
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PARKING PROVIDED
Employee/customer Parking 4 spaces* ADA 1 space TOTAL 5 spaces
*The parking requirement for motor vehicle washing facilities are one (1) space per 500 square feet of gross floor area.
Additionally, the proposed car wash will be improved with ten (10) vacuum stations, which will be part of the business. The ten (10) vacuum stations will not be counted towards the total gross floor area.
The proposed “Automated Express Car Wash” will be operating between the hours of 7:00 AM to 10:00 PM. The car wash operating hours will comply with AMC Chapter 5.76.020 which prohibits car washes from operating between 12:00 AM to 7:00 AM, seven days a week. The concept of a fully automated car wash is designed to operate solely on mechanical equipment without the assistance of employees to wash, dry, or vacuum cars. With respect to vehicular access to and from the site, the car wash will designate the point of access and exiting off of Cabrillo Avenue. There will also be an escape exit only off of Valley Boulevard. There will be no access to the public alley located at the rear of the property.
Landscaping The proposed landscaping for the site will be 2,357 square feet (approximately 13% of the property). Pursuant to the landscape design guidelines in the Valley Boulevard Corridor Specific Plan, the property shall be covered by a minimum landscape area of seven (7) percent, and must be distributed throughout the site. The proposed car wash will meet the minimum landscaping requirements by providing landscaping along Valley Boulevard and Cabrillo Avenue and areas within the site.
Noise Study
As part of the review process, staff required that applicant submit a comprehensive noise study for the proposed project (Attachment 5). The study identified existing noise levels in the immediate surrounding neighborhood without the proposed project (current conditions), as well as the expected noise levels to be generated with the proposed car wash in operation. The study also compar ed the existing noise levels within the allowed noise levels permitted under the City’s Noise Ordinance (AMC Chapter 18.02). Apart from complying with the City’s Noise Ordinance, the results of the study showed that the project will also comply with all of the Land Use and Noise standards indicated in the Health and Safety Element of the City’s General Plan. These items will be discussed in further detail later in this report.
Existing Noise Environment
A twenty-four hour (24) ambient noise measurement was conducted at or near the project site, beginning on Wednesday, September 9, 2020, at 2:00 PM, and ending on Thursday, September 10, 2020, at 2:00 PM (Table 1). A noise measurement was taken from a single receptor to
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determine the existing ambient noise levels. Table 1 shows the highest decibel readings recorded during each of the one-hour intervals of the 24-hour study period. Noise data indicates that traffic along W. Valley Blvd. is the primary source of noise impacting the site and the surrounding area. The ambient noise data confirms that the existing noise levels in the general area exceeds the maximum allowable noise levels for the Residential, Commercial, and Mixed-Use noise zones pursuant to AMC Section 18.02.050 (Table 2). In the event the ambient noise level exceeds the allowable noise level limits in the table above, the maximum allowable noise level under the category shall be increased to reflect the maximum ambient noise level (AMC Section 18.02.050(B)).
TABLE 1: AMBIENT NOISE MEASUREMENT DATA dB(A) Date Time Lmax
9/9/2020 2PM – 3PM 77.3
9/9/2020 3PM – 4PM 74.2 9/9/2020 4PM – 5PM 71.4 9/9/2020 5PM – 6PM 68.5 9/9/2020 6PM – 7PM 79.5 9/9/2020 7PM – 8PM 74.9 9/9/2020 8PM – 9PM 84.3 9/9/2020 9PM – 10PM 77.5 9/9/2020 10PM – 11PM 70.2 9/9/2020 11PM – 12AM 77.6 9/10/2020 12AM – 1AM 75.0 9/10/2020 1AM – 2AM 70.2 9/10/2020 2AM – 3AM 71.1 9/10/2020 3AM – 4AM 72.0 9/10/2020 4AM – 5AM 73.3 9/10/2020 5AM – 6AM 87.0 9/10/2020 6AM – 7AM 88.6 9/10/2020 7AM – 8AM 78.5 9/10/2020 8AM – 9AM 75.8 9/10/2020 9AM – 10AM 73.5 9/10/2020 10AM – 11AM 78.2 9/10/2020 11AM – 12PM 78.5 9/10/2020 12PM – 1PM 88.8 9/10/2020 1PM – 2PM 74.6
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Table 2: ZONING NOISE STANDARDS Allowable Noise Level Noise Zone (dBA)
Residential 55 dBA Commercial 70 dBA Mixed Use 60 dBA
* Noise standard requirements are applied individually for Residential, Commercial, and Mixed Use zones per Alhambra Municipal Code Section 18.02.050.
The study identified existing ambient noise levels by placing a Noise-Sensitive Receptor (NSR) at the project site to measure existing traffic noise levels. As shown on Table 3, the maximum existing ambient noise levels recorded ranged from 68.5 dBA (measured Wednesday, September 9, 2020, at 5 PM – 6 PM) to 88.8 dBA (measured Thursday, September 10, 2020, at 12 PM – 1 PM), exceeding the maximum allowed noise levels of residential, commercial, and mixed use areas pursuant to AMC Section 18.02.050, as shown in the Noise Standard (Table 2). It is important to note that pursuant to AMC Section 18.02.050(B), in the event the ambient noise level exceeds the allowable noise level limits in the “Noise Standard” table, the maximum allowable noise level under the category shall be increased to reflect the maximum ambient noise level.
Table 3: NOISE COMPARISON Existing Ambient Zoning Noise Projection Noise Levels Noise Areas Noise Standards (Proposed Car Wash) (No Car Wash) Residential Property 55 dBA 68.5 – 88.8 dBA* 46.6 – 46.9 dBA (Receptor) Commercial Property 70 dBA 68.5 – 88.8 dBA* 61.7 – 65.1 dBA (Receptor) Church Property 70 dBA 68.5 – 88.8 dBA* 64.4 – 64.7 dBA (Receptor) Results based on the study produced by MD Acoustics, LLC * Existing ambient noise exceeding zoning noise standards.
Findings and Conclusions
The study compares the Project’s operational noise levels to two (2) different noise assessment scenarios: 1) Project only operational noise level projections; and 2) Project plus ambient noise level projections. Project only operational noise levels are anticipated to range between 68.5 to 88.8 dBA Lmax, depending on the location of the residential or commercial receptor. The model assumes a 12-blower Sonny system with silencers.
The project noise levels plus the existing ambient noise levels are anticipated to be 89 dBA, Lmax at adjacent receptors. This assessment evaluates the baseline noise condition and compares the
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project’s worst-case operational noise level to the existing noise levels (during the project’s proposed hours of operation). With the projects windows closed the estimated interior noise level is 69 dBA Lmax at the receptors, which is within the City’s interior commercial noise limits. There is no change in Lmax levels as a result of the project.
Noise Level Comparison
The comparative noise chart below will help understand the noise levels generated by the proposed car wash. When comparing the highest decibel level rating generated by the proposed car wash, 88 dBA from the project site, would be equivalent to common indoor sound levels of a garbage disposal at 3 feet or outdoor levels of DC-9-30 takeoff at 2 mi. With the six (6) foot wall, the sound levels reaching surrounding residential properties will be 46.6 dBA. The sound levels would be equivalent to common outdoor sound levels of quiet rural nighttime and will comply with Code requirements.
Source: Federal Aviation Administration – Comparative Noise Levels (dBA)
General Plan Compatibility
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The City of Alhambra incorporated the Land Use and Noise Compatibility Matrix into the Health and Safety Element of the City’s General Plan. The Land Use and Noise Compatibility Matrix was recommended pursuant to the California Department of Health, State Office of Noise Control.
The Land Use and Noise Compatibility Matrix shown, identifies the acceptable noise exposure for each land use within the City. The Matrix indicates that the range for normally acceptable decibel ratings fall within 50 dBA to 60 dBA. The decibel level reaching surrounding residential property to the south (46.6 dBA) is projected to fall within the normally acceptable levels. For the properties located on the north and west side of the project site, the projected lowest noise levels will be between 61.7 dBA to 64.8 dBA, which fall within the proposed car wash noise levels. The ambient noise will fall just outside the normally acceptable level and into the conditionally acceptable level. Therefore, the noise generated by the proposed car wash will be compatible with the noise levels identified in the Noise Compatibility Matrix.
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ENVIRONMENTAL STATUS This application is categorically exempt from the California Environmental Quality Act, Section 15332, In-Fill Development Projects, Class 32(d), approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, which are exempt from CEQA pursuant to Class 32(d).
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PUBLIC NOTICE On May 26, 2021, a Notice of Public Hearing was sent to 62 property owners and occupants within a 300-foot radius of the project site. A legal notice advertising the public hearing was placed in the Pasadena Star News on May 20, 2021. A notice was also posted on the property on May 26, 2021. No comments have been received from any of the parties notified in the area as of the date this report was finalized.
PUBLIC COMMENTS
Staff has not received any comments from the public.
CONCLUSION The proposed car wash will consist of a new building on a property that is located on the Valley Boulevard Corridor Specific Plan, which is designated as Retail Commercial and allows for car washes to be conditionally permitted on corner lot properties. Furthermore, the proposed car wash will be the second fully automated car wash in Alhambra, benefiting the community by allowing the public to choose faster service, avoiding hand wash or self-serve car washes. It also provides a service that is beneficial to the community as it is a type of car wash concept which is currently not being offered in the City. Therefore, staff recommends approval of this project.
STAFF RECOMMENDED ACTION Staff recommends Planning Commission to: 1. Adopt Resolution No. 21-13, approving Planned Development Permit PD-20-29, Conditional Use Permit CUP-20-06, and Tentative Parcel Map TP-83396, to construct a new 2,993 square foot fully automated car wash on a site of approximately 18,199 square feet located in the VSP (Valley Boulevard Corridor Specific Plan) zone, subject to the attached Conditions of Approval (Exhibit A) for the property located at 2970 – 2990 West Valley Boulevard in the City of Alhambra.
2. Direct staff to file and post a Notice of Exemption in accordance with Section 15062 of the California Code of Regulations.
ATTACHMENTS: 1. Location Map 2. Project Plans 3. Resolution No. 21-13 4. Notice of Exemption 5. Noise Study
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ATTACHMENT 1
LOCATION MAP
North
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ATTACHMENT 2
PROJECT PLANS
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Page 17 of 39 Page 18 of 39 Page 19 of 39 ATTACHMENT 3 RESOLUTION NO. 21-13
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ALHAMBRA APPROVING PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06, AND TENTATIVE PARCEL MAP TP-83396, TO CONSTRUCT A NEW 2,993 SQUARE FOOT FULLY AUTOMATED CAR WASH ON A SITE OF APPROXIMATELY 18,199 SQUARE FEET LOCATED IN THE VSP (VALLEY BOULEVARD CORRIDOR SPECIFIC PLAN) ZONE, SUBJECT TO THE ATTACHED CONDITIONS OF APPROVAL (EXHIBIT A) FOR THE PROPERTY LOCATED AT 2970 – 2990 WEST VALLEY BOULEVARD IN THE CITY OF ALHAMBRA.
THE PLANNING COMMISSION OF THE CITY OF ALHAMBRA DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. FINDINGS OF FACT. The Planning Commission does hereby make the following findings of fact:
A. On May 20, 2020, an application for Design Review was submitted by the applicant, Artem Golestian, on behalf of the property owner Malcolm Arakelian, for the development of a 2,993 square foot fully automated car wash on an approximate land area of approximately 18,199 square feet located in the VSP (Valley Boulevard Corridor Specific Plan) located at 2970 – 2990 West Valley Boulevard;
B. On June 9, 2020, a duly noticed public hearing was held before the City of Alhambra Design Review Board at 7:30 p.m. Consistent with Executive Orders No. No. N-29-20 and No. N-35-20 from the Executive Department of the State of California and the County of Los Angeles Department of Public Health Safer At Home Order, the Alhambra Planning Commission meeting was not physically open to the public and all Commission Members teleconferenced and video conferenced into the meeting;
C. On October 14, 2020, the Design Review application was deemed complete;
D. At this hearing, the Design Review Board considered project comments stated in the Agenda, staff presentation, applicant presentation, and public testimony. The Board approved the proposal with conditions. The applicant has worked with the City Architect and the submitted plans reflect compliance with the Board’s condition of approval;
E. On October 14, 2020, applications for a Planned Development Permit, Conditional Use Permit and Tentative Parcel Map TP-83396, were submitted by the applicant, Artem Golestian, on behalf of the property owner Malcolm Arakelian, for the development of a 2,993 square foot fully automated car wash on an approximate land area of approximately 18,199 square feet located in the VSP (Valley Boulevard Corridor Specific Plan) located at 2970 – 2990 West Valley Boulevard;
F. The Planned Development Permit, Conditional Use Permit, and Tentative Parcel Map applications were deemed complete on March 25, 2021;
G. The area immediately surrounding the subject site is developed with a mix of commercial uses to the south, east, and west, as well as residential to the north. The subject site is located on the northeast corner of Valley Boulevard and Cabrillo Avenue;
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ATTACHMENT 3 H. The General Plan land use designation of the subject property is Specific Plan with a consistent Zoning designation of VSP (Valley Boulevard Corridor Specific Plan). The proposed improvements will allow for land uses that will remain consistent with the purpose and intent of the Valley Boulevard Corridor Specific Plan and Commercial Planned Development zoning, and General Plan designation;
I. On June 7, 2021, a duly noticed public hearing was held before the City of Alhambra Planning Commission at 7:00 p.m. Consistent with Executive Orders No. N-29-20 and No. N-35-20 from the Executive Department of the State of California and the County of Los Angeles Department of Public Health Safer At Home Order, the Alhambra Planning Commission meeting was not physically open to the public and all Commission Members teleconferenced and video conferenced into the meeting; and
J. At this hearing, the Planning Commission considered the staff report, staff presentation, applicant presentation, and public testimony.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based upon the Notice of Exemption prepared for the project, the Planning Commission further finds and determines as follows:
A. A Notice of Exemption for this project was prepared in compliance with the California Environmental Quality Act (CEQA);
B. This project is exempt from the provisions of CEQA per Article 19: Categorical Exemptions, Section 15332: In-Fill Development Projects, Class 32(d); approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality – In-Fill Development Projects, Class 32(d);
C. The documents and other material that constitute the record of proceedings upon which the decision of the Planning Commission is based are Planned Development Permit PD-20-29, Conditional Use Permit CUP-20-06, and Tentative Parcel Map TP-83396 and that this project file is located within the Community Development Department; and
D. The Planning Commission based upon the findings set forth herein, hereby finds the Notice of Exemption for this project has been prepared in compliance with CEQA.
SECTION 3. PLANNED DEVELOPMENT PERMIT FINDINGS. Based upon the foregoing facts and findings (Section 23.62.070 of the Alhambra Municipal Code) for Planned Development Permit PD-20-29, the Planning Commission hereby determines as follows:
A. The proposed use is permitted under the Zoning Ordinance.
This application for a Planned Development Permit is required pursuant to Section 23.62.020(B)(1) since the project will consist of a new building. Since the property is located in the VSP (Valley Boulevard Corridor Specific Plan) zone, car washes are conditionally permitted on corner lots only.
B. With appropriate conditioning, the proposed uses complies with the purpose and intent of the Zoning Page 21 of 39 ATTACHMENT 3 Ordinance and the City’s General Plan.
The purpose and intent of the Zoning Ordinance and General Plan are to allow for the establishment of a mixture of commercial uses. The proposed Planned Development Permit is required for the construction of a new fully automated car wash. The proposed car wash will comply with the purpose and intent of the Zoning Ordinance and the City’s General Plan. The proposed car wash will be compatible with the General Plan Health and Safety Policy (HS-6C) by using the compatibility matrix to determine the compatibility of proposed new development in the City with ambient noise levels.
C. With appropriate conditioning, the proposed development would be physically suitable for the lot or lots on which it is proposed.
The subject site is currently built out with an existing one-story, 1,176 square foot commercial building at 2990 West Valley Boulevard and a one-story, 1,632 square foot commercial building at 2970 West Valley Boulevard that will be demolished for a new 2,993 square foot fully automated car wash. The site is generally 111’-0” feet wide with 190’-9” feet in depth and a lot size of approximately 18,199 square feet (0.42 acres). The proposed Planned Development Permit will allow for the car wash to be established within the property. Therefore, the proposed project complies with all applicable standards of the Zoning Ordinance and the Valley Boulevard Corridor Specific Plan. There are no exceptions to any code requirements, thus, the proposed development is physically suitable for the lot on which it is proposed.
D. With appropriate conditioning, the proposed development would be physically compatible with existing and future land uses within the general area in which the proposed use is located.
The site is located in an area that is developed with commercial uses to the south and east sides, with commercial and residential to the west of the property. There is an alley at the rear of the property that separates the subject site from an existing residential. The proposed “Automated Express Car Wash” will be operating from 7:00 AM to 10:00 PM. The car wash operating hours will comply with the allowed hours of operation from 7:00 AM to 12:00 AM pursuant to AMC Chapter 5.76.020. Therefore, the proposed development would be compatible with existing and future land uses within the general area.
E. With appropriate conditioning, there would be adequate provisions for water, sanitation and public utilities and services to insure that the proposed use would not be detrimental to public health and safety.
The proposed project has been reviewed by the City of Alhambra Utilities and Public Works Departments, who have determined that the subject site and proposed use will be adequately serviced with water, sanitation and public utility services to insure that the proposed use would not be detrimental to the public health and safety. The proposed use will comply with all applicable requirements of the National Pollution Discharge Elimination System permit program and the City of Alhambra Low Impact Development Ordinance.
F. With appropriate conditioning, there would be adequate provisions to public access to serve the site.
Page 22 of 39 ATTACHMENT 3 It is with the intent of the design of the car wash to have the point access and exit only from Cabrillo Avenue. There will be no access to the public alley located at the rear of the property. The proposed project will provide more than the minimum parking requirements required for the proposed use. Pursuant to the Zoning Ordinance, the proposed use and types of uses intended to occupy the new car wash building will require a total of three (3) parking spaces. The subject site will be improved with four (4) employee spaces and one (1) handicap space, which meets the minimum required.
SECTION 4. CONDITIONAL USE PERMIT FINDINGS. Based upon the foregoing facts and findings (Section 23.66.050 of the Alhambra Municipal Code) for Conditional Use Permit CUP-20-06, the Planning Commission hereby determines as follows:
A. The proposed use is one conditionally permitted within the subject zone and complies with all of the applicable provisions of the Zoning Ordinance:
The proposed car wash is a conditionally permitted use in the VSP (Valley Boulevard Corridor Specific Plan) classification of the Zoning Ordinance, per Alhambra Municipal Code Chapter 23.37.050(A). Furthermore, the proposed use requires a conditional use permit pursuant to Section 2.2 of the Valley Boulevard Specific Plan which designates the property as Retail Commercial and allows for those uses conditionally permitted in the CPD (Commercial Planned Development) zone, and conditionally permits car washes at corners only. Pursuant to the requirements for the CPD zone, Section 23.28.030(E) of the Alhambra Municipal Code (AMC), a car wash is conditionally permitted. This application complies with all applicable provisions of the Zoning Ordinance.
B. The proposed use would not impair the integrity and character of the zone in which it is to be located:
The proposed car wash will not impair the integrity and character of the Valley Boulevard Corridor Specific Plan zone. The proposed use is conditionally permitted and is in context with surrounding uses. The ambient noise levels recorded from the noise study ranged from 58.3 dBA to 88.8 dBA, exceeding in some areas the maximum allowed residential noise levels of 55 dBA, but lower than the commercial noise levels allowed pursuant to AMC Section 18.02.050. However, in the event the ambient noise level exceeds the allowable noise level limits, the maximum allowable noise level under that category shall be increased to reflect the maximum ambient noise level, pursuant to the AMC Section 18.02.050(B). The noise study prepared for the project has determined that the noise levels to be generated by the proposed project will be in compliance with the City’s noise standards pursuant to AMC Chapter 18.02. Furthermore, the proposed use provides a specialized service for the surrounding neighborhood area as well as residents throughout the City.
C. The subject site is physically suitable for the type of land use being proposed:
The subject site is a corner lot with two (2) street frontages along West Valley Boulevard to the south and Cabrillo Avenue to the west. The two properties are generally flat in grade and is currently improved with two commercial buildings. The subject site has a Cabrillo Avenue frontage width of 111’-0” feet, and a lot depth of 190’-9” feet. The property has a total lot area of approximately 18,199 square feet (0.42 acres). The property exceeds the minimum lot size of 15,000 square feet as required by the Valley Boulevard Specific Plan. The proposed Conditional Use Permit will allow the fully automated car wash to be established within the property. Therefore, the proposed use fits within the property boundaries and will comply with all development standards of the VSP (Valley Boulevard Corridor Specific Plan) zone, including parking requirements. Page 23 of 39 ATTACHMENT 3
D. The proposed use is compatible with the land uses presently on the subject property:
The proposed car wash is not compatible with uses or structure presently on the subject property, however, the existing land uses will be demolished and replaced with the proposed car wash use. There will be no other uses sharing the property with the car wash. Additionally, the proposed project will be compatible with the permitted uses under the Valley Boulevard Specific Plan and Commercial Planned Development zone.
E. The proposed use would be compatible with existing and future land uses within the zone and general area in which the proposed use is to be located:
The proposed car wash will be a compatible use under the Valley Boulevard Specific Plan and Commercial Planned Development zone, and in the general area. It is anticipated that it will also be compatible with existing and future land uses that will locate in the immediate area. The car wash is a use that will provide for a specialized need in the community. The proposed car wash will build a new six-foot CMU wall at the northern side of the property that will mitigate the potential noise and make it compatible with the existing ambient noise.
F. There would be adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety:
The proposed project has been evaluated by the City’s Fire, Public Works, and Utilities Departments, as well as the City’s Building Division, which have each submitted Conditions of Approval to ensure that there will be adequate provisions for water, sanitation and public utilities and services for the occupants of the proposed use.
G. There would be adequate provisions for public access to serve the subject proposal:
The proposed project will provide the minimum parking requirements required for the proposed use. Pursuant to the Zoning Ordinance, the proposed use and types of uses intended to occupy the new car wash building will require a total of three (3) parking spaces. The subject site will be improved with four (4) employee spaces and one (1) handicap space, which meets the minimum required. It is with the intent of the design of the car wash to have the point of access and exit only from Cabrillo Avenue. There will be no access to the public alley located at the rear of the property.
H. The proposed use is consistent with the objectives, policies, general land uses and programs of the Alhambra General Plan:
The proposal is consistent with the objectives, policies, general land uses and programs of the General Plan and the Specific Plan which encourage varied commercial services. The proposed car wash will be compatible with the General Plan Health and Safety Policy (HS-6C) by using the compatibility matrix to determine the compatibility of proposed new development in the City with ambient noise levels.
I. With appropriate conditioning, the proposed use would not be detrimental to the public interest, health, safety, convenience or welfare:
Page 24 of 39 ATTACHMENT 3 The proposed car wash will not be detrimental to the public interest, health, safety, convenience or welfare. The use provides a service that is beneficial to the community and a drive through car wash concept which is currently not being offered in the City. The Conditions of Approval are appropriate to ensure that the use will not be detrimental to the health, safety, and welfare of the general public.
SECTION 5. TENTATIVE PARCEL MAP FINDINGS. Based upon the foregoing facts and findings (Title 22 of the Alhambra Municipal Code) for Tentative Parcel Map TP 83396, the Planning Commission hereby determines as follows:
A. That the proposed condominium subdivision meets and performs all the applicable requirements and conditions imposed by the State Subdivision Map Act and Title 22 (Subdivisions) of the Alhambra Municipal Code.
The proposed car wash has been reviewed for compliance with the State Subdivision Map Act and Title 22 (Subdivisions) of the Alhambra Municipal Code. It has been determined that the proposed lot merger meets and performs all the applicable requirements and conditions imposed by the State Subdivision Map Act and Title 22 of the Alhambra Municipal Code.
B. That the proposed map is consistent with applicable General Plan and specific plans.
The proposed lot merger will be consistent with the VSP (Valley Boulevard Corridor Specific Plan). Furthermore, the proposed lot merger will allow the two nonconforming lots to meet the minimum lot size requirements per the land use designation pursuant to the VSP (Valley Boulevard Corridor Specific Plan).
SECTION 6. NOW THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Alhambra, California, as follows:
A. Approve Planned Development Permit PD-20-29, Conditional Use Permit CUP-20-06, and Tentative Parcel Map TP-83396 to construct a new 2,993 square foot fully automated car wash on a site of approximately 18,199 square feet located in the VSP (Valley Boulevard Corridor Specific Plan) zone, subject to the attached Conditions of Approval (Exhibit A) for the property located at 2970-2990 West Valley Boulevard in the City of Alhambra.
B. Direct staff to file and post a Notice of Exemption in accordance with Section 15062 of the California Code of Regulations.
Page 25 of 39 ATTACHMENT 3
PASSED, APPROVED AND ADOPTED THIS 7TH DAY OF JUNE, 2021.
______ANTONIO GARDEA, PRESIDENT PLANNING COMMISSION
Page 26 of 39 ATTACHMENT 3 ATTEST:
______ANDREW HO, SECRETARY PLANNING COMMISSION
STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) CITY OF ALHAMBRA )
I, Andrew Ho, Planning Commission Secretary of the City of Alhambra, do hereby certify that forgoing Resolution was duly adopted by the Planning Commission of the City of Alhambra at a regular meeting thereof, held on the 7th day of June, 2021 by the following vote of the Planning Commission:
AYES:
NOES:
ABSENT:
______ANDREW HO, SECRETARY PLANNING COMMISSION
Page 27 of 39 EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06, &TENTATIVE PARCEL MAP TP-83396
JUNE 7, 2021
APPLICANT: ARTEM GOLESTIAN
PLANNING DIVISION
PL1. This approval is for Planned Development Permit PD-20-29, Conditional Use Permit CUP-20-06, and Tentative Parcel Map TP-83396 to construct a new 2,993 square foot fully automated car wash on a site of approximately 18,199 square foot parcel located at 2970-2990 West Valley Boulevard in the VSP (Valley Boulevard Corridor Specific Plan) zone in the City of Alhambra. PL2. The Planned Development Permit and Conditional Use Permit shall be valid for a maximum period of one (1) year from the date of this approval. The Planning Commission may grant extensions to this time period not to exceed a total of one (1) year. The Planned Development Permit and Conditional Use Permit shall become null and void unless exercised within 1 year of the date of final approval (by obtaining a building permit), or such extension of time as may be granted by the Planning Commission pursuant to a written request for extension submitted to the Community Development Department a minimum of 90 days prior to such expiration date.
PL3. The Tentative Parcel Map shall be valid for a period of two (2) years from the date of approval. This time period may be extended by the Planning Commission for up to one additional year per AMC 22.20.130. The Tentative Tract Map shall become null and void unless exercised (recording a Parcel Map with the Los Angeles County Clerk) within two (2) years of the date of final approval, or such extension of time as may be granted by the Planning Commission pursuant to a written request for extension submitted to the Community Development Department a minimum of 90 days prior to such expiration date.
PL4. The Applicant shall submit an “Acceptance of Conditions of Approval” form and return it to the Community Development Department within 10 days of Planning Commission approval.
PL5. A modification/amendment of the Planned Development Permit or Conditional Use Permit or Tentative Parcel Map TP-83396 shall be applied for if the establishment proposes to modify any of the Conditions of Approval.
PL6. The proposed “Automated Express Car Wash” will be operating from 7:00 AM to 10:00 PM. The car wash operating hours will comply with the allowed hours of operation from 7:00 AM to 12:00 AM pursuant to AMC Chapter 5.76.020.
Page 28 of 39 EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06, &TENTATIVE PARCEL MAP TP-83396
JUNE 7, 2021
APPLICANT: ARTEM GOLESTIAN
PL7. The property shall maintain the site clean and free of debris during and after operating hours. PL8. Landscaping shall be maintained and kept in thriving condition. PL9. Each vacuum station shall be have signage that does not allow for any loud music or radios. PL10. Any future tenants or proposed uses requiring parking more restrictive than one (1) parking space per 500 square feet of gross floor area shall be required to obtain approval of an appropriate permit from the Planning Commission. PL11. Per AMC Section 18.02.070(C), construction on the site shall be permitted only between the hours of 7:00 AM and 7:00 PM Monday through Saturday. There shall be no construction before or after these hours, nor shall any construction be allowed on Sundays or federal holidays. PL12. All window signs and temporary banners shall be subject to staff review and approval prior to installation and shall comply with Chapter 23.51 of the Alhambra Municipal Code. PL13. All permanent exterior signs shall be approved by the Design Review Board prior to installation.
PL14. The applicant and its successors in interest shall indemnify, protect, defend (with legal counsel reasonably acceptable to the City), and hold harmless, the City, and any agency or instrumentality thereof, and its elected and appointed officials, officers, employees, and agents from and against any and all liabilities, claims, actions, causes of action, proceedings, suits, damages, judgments, liens, levies, and disbursements (collectively "Claims") arising out of or in any way relating to this project, any discretionary approvals granted by the City related to the development of the project, or the environmental review conducted under California Environmental Quality Act, Public Resources Code Section 21000 et seq., for the project. If the City Attorney is required to enforce any conditions of approval, the applicant shall pay for all costs of enforcement, including attorney's fees.
BUILDING DIVISION
B1. The second sheet of building plans is to list all conditions of approval and to include a copy of the Planning Commission Decision letter. This information shall be incorporated into the plans prior to the first submittal for plan check.
Page 29 of 39 EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06, &TENTATIVE PARCEL MAP TP-83396
JUNE 7, 2021
APPLICANT: ARTEM GOLESTIAN
B2. School Developmental Fees shall be paid to School District prior to the issuance of the building permit. B3. Fees shall be paid to the County of Los Angeles Sanitation District prior to issuance of the building permit. B4. The Alhambra City Council establishing fees for the Art in public places program effective on October 22, 2001, Ordinance number 02M1-4417. Whenever Residential developments more than 5 units, or Non-residential project valuation exceeds $500,000.00, the art display contribution obligation shall be one half of one percent of the Total Building Valuation for the development, excluding land value, off site improvement costs, interior improvements, parking facilities and public facilities. Such Fees shall be paid to the City prior to issuance of the building permit. B5. The building shall be addressed as 2990 W Valley Blvd and an application to assign address shall be filed with Building Division prior to plan check submittal. B6. In accordance with paragraph 5538(b) of the California Business and Professions Code, plans are to be prepared and stamped by a licensed architect. B7. Structural calculations prepared under the direction of an architect, civil engineer or structural engineer shall be provided. B8. A geotechnical and soils investigation report is required, the duties of the soils engineer of record, as indicated on the first sheet of the approved plans, shall include the following: a) Observation of cleared areas and benches prepared to receive fill; b) Observation of the removal of all unsuitable soils and other materials; c) The approval of soils to be used as fill material; d) Inspection of compaction and placement of fill; e) The testing of compacted fills; and f) The inspection of review of drainage devices.
B9. The owner shall retain the soils engineer preparing the Preliminary Soils and/or Geotechnical Investigation accepted by the City for observation of all grading, site preparation, and compaction testing. Observation and testing shall not be performed by another soils and/or geotechnical engineer unless the subsequent soils and/or geotechnical engineer submits and has accepted by the Public Works Department, a new Preliminary Soils and/or Geotechnical Investigation.
Page 30 of 39 EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06, &TENTATIVE PARCEL MAP TP-83396
JUNE 7, 2021
APPLICANT: ARTEM GOLESTIAN
B10. A grading and drainage plan shall be approved prior to issuance of the building permit. The grading and drainage plan shall indicate how all storm drainage including contributory drainage from adjacent lots is carried to the public way or drainage structure approved to receive storm water. B11. Preliminary MS4 Project Application (MS4-1 FORM) completed by Engineer of Record and approved by Environmental Division shall be copied on the first sheet of Building Plans and on the first sheet of Grading Plans. B12. When required by Environment Division LID plans shall be submitted with grading plans. See MS4-1 Form for requirements. B13. All State of California disability access regulations for accessibility and adaptability shall be complied with. B14. The property shall be surveyed and the boundaries shall be marked by a land surveyor licensed by the State of California. B15. Foundation inspection will not be made until the excavation has been surveyed and the setbacks determined to be in accordance with the approved plans by a land surveyor licensed by the State of California. THIS NOTE IS TO BE PLACED ON THE FOUNDATION PLAN IN A PROMINENT LOCATION. B16. Electrical plan check is required. B17. Mechanical plan check is required. B18. Plumbing plan check is required. B19. Project shall comply with the CalGreen Non-Residential mandatory requirements. B20. Demolition permit is required for any existing buildings which are to be demolished. B21. City records indicate the proposed site is a combination of lots under common ownership. A parcel merger shall be processed to the satisfaction of the Building Official prior to issuance of the building permit.
FIRE DEPARTMENT
FD1. NFPA 10: Portable Fire Extinguishers. FD2. Minimum one (1) pedestrian door/exit with adequate hardware will be required within maximum travel distances per 2019 California Fire Code.
Page 31 of 39 EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06, &TENTATIVE PARCEL MAP TP-83396
JUNE 7, 2021
APPLICANT: ARTEM GOLESTIAN
FD3. New Fire Flow Test. FD4. Fire Flow: 1500 gpm @ 20 psi for 2 hours. FD5. 1 Fire Hydrant(s)Within 250 Feet maximum from any point on street or road frontage. FD6. Additional Fire Department Requirements may be set after reviewing a complete set of architecture plans.
PUBLIC WORKS DEPARTMENT The following work items are to be designed, installed and completed at the sole expense of the applicant/developer/property owner. CITY ENGINEERING FEES
PW1. Prior to issuance of grading, building or other permits as appropriate, the applicant shall pay all necessary fees to the City.
PW2. If a new sewer line/connection is installed, a fee will be required in addition to the fees paid to the County of Los Angeles Sanitation District, and shall be paid prior to building permit issuance. Contact the Utilities Department for further information.
PW3. A separate public works permit and payment of fee is required for all work in the public right of way.
PUBLIC WORKS REQUIREMENTS
PW4. Separate plans for improvements within the public right-of-way are not required. However, prior to issuance of a building and/or grading permit, all necessary improvements within the public right-of-way shall be shown on building or grading plans in accordance with established City standards or as directed by the Director of Public Works and the City Engineer.
The following are required for the off-site improvements:
VALLEY
Page 32 of 39 EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06, &TENTATIVE PARCEL MAP TP-83396
JUNE 7, 2021
APPLICANT: ARTEM GOLESTIAN
PW5. Close existing driveways and install new concrete sidewalk and curb and gutter in accordance with Alhambra Standard Plan SR-07 and Alhambra Standard Plan SR-01, respectively, as directed by the Public Works Inspector.
PW6. Protect existing street lights and associated conduit.
PW7. Protect traffic signal poles, signal cabinet and associated signal conduits.
PW8. Remove and reconstruct driveway apron at east end of property per Alhambra Standard Plan SR-10 as directed by the Public Works Inspector.
PW9. Remove and replace broken and off-grade sidewalk in accordance with Alhambra Standard Plan SR-07 as directed by the Public Works Inspector.
PW10. Remove and replace broken and off grade curb and gutter in accordance with Alhambra Standard Plan SR-01 as directed by the Public Works Inspector.
PW11. Relocate water meter as required to avoid new driveway.
PW12. Install new ADA ramp in accordance with Alhambra Standard Plan SR-15 at the North West corner of Valley Blvd. and Cabrillo Ave.
PW13. STREET DEDICATION Per the City of Alhambra Right-Of-Way and Lane Configuration Study of 1985, a dedication of the south west corner of the lot (Valley Blvd. and Cabrillo Ave.) is required. The property line shall be rounded to a final eighteen-foot (18-ft) radius to allow for the new ADA ramp to be constructed to standard. Dedication shall be prepared by a registered civil engineer or land surveyor and shall be submitted to the Office of the City Engineer, along with the corresponding fees for review and approval.
PW14. Should the proposed work generate a street cut into the street, paving shall be according to Alhambra Standard Plan SR-2018-01.01, as directed by the Public Works Inspector.
PW15. Remove all construction graffiti. (Any underground utility identifying spray paint markings on the sidewalk and pavement related to excavation due to construction.)
CABRILLO
Page 33 of 39 EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06, &TENTATIVE PARCEL MAP TP-83396
JUNE 7, 2021
APPLICANT: ARTEM GOLESTIAN
PW16. Remove and replace damaged and off-grade concrete sidewalk in accordance with Alhambra Standard Plan SR-07 as directed by the Public Works Inspector.
PW17. Remove and replace damaged and off-grade concrete curb & gutter in accordance with Alhambra Standard Plan SR-01 as directed by the Public Works Inspector.
PW18. Construct new driveway apron at the south end of the property per Alhambra Standard Plan SR-10 as directed by the Public Works Inspector.
PW19. Protect aboveground and underground utilities.
PW20. Protect existing street lights and associated conduit.
PW21. Protect traffic signal poles, meter pedestals and associated conduits.
PW22. Remove and salvage existing sign post and sign. Install new telespar post and sign.
PW23. Should the proposed work generate a street cut into the street, paving shall be according to Alhambra Standard Plan SR-2018-01.01, as directed by the Public Works Inspector.
PW24. Remove all construction graffiti. (Any underground utility identifying spray paint markings on the sidewalk and pavement related to excavation due to construction.)
ALLEY
PW25. Reconstruct 20-ft wide alley according to Alhambra Standard Plan SR-14, as directed by the Public Works Inspector.
PW26. ALLEY EASEMENT DEDICATION (WITHIN PRIVATE PROPERTY): 2.5 FEET shall be dedicated as an easement for alley purposes along the full property width abutting the alley to bring the width of the alley to 20 feet. The legal description and plat for the dedication of the easement shall be prepared by a registered civil engineer licensed prior to January 1, 1982 with a license number below C 33966 or a licensed land surveyor and shall be submitted to the City of Alhambra, along with the corresponding fees for review and approval.
PW27. Install alley apron according to Alhambra Standard Plan SR-10, as directed by the Public
Page 34 of 39 EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06, &TENTATIVE PARCEL MAP TP-83396
JUNE 7, 2021
APPLICANT: ARTEM GOLESTIAN
Works Inspector.
PW28. Remove all construction graffiti. (Any underground utility identifying spray paint markings on the sidewalk and pavement related to excavation due to construction.)
GENERAL
PW29. Unused curb drains must be properly abandoned and new curb and gutter shall be installed per Alhambra Standard Plan SR-01 as directed by the Public Works Inspector.
PW30. Provide two (2) final copies of the site plan showing all approved off-site improvements.
PW31. A permit shall be obtained from the City of Alhambra Public Works Department prior to start of any work in the public right-of-way; including, but not limited to, public improvements and utility installations. All work shall be done in accordance with established City standards or as directed by the Director of Public Works and/or the City Engineer
The following are general requirements for off-site improvements:
PW32. Any existing improvements in the public right of way damaged or made off grade during construction, including but not limited to traffic signals, light standards, aprons, sidewalk, curb ramps, curb, and/or gutter shall be removed and replaced in accordance with the appropriate City Standard or as directed by the City Engineer. PW33. All site drainage shall be collected and deposited in the adjacent gutter, alley, storm drain or similar structure or device. Site storm and/or nuisance water shall not flow across the City sidewalk. PW34. All new and existing, non-complying driveway aprons shall be constructed in accordance with Alhambra Standard Plan SR-11 and shall provide a minimum 4' wide path of travel at not more than 2% cross-slope at the top of the apron. Where limited parkway width occurs, the sidewalk shall be depressed at the driveway apron to provide a disabled access complying path of travel across the driveway apron. Top of driveway apron X shall be 3' minimum from any trees, power poles, traffic signals controllers, electric services or similar improvements in the public way. Maximum width of SR-11 driveway apron in R-1 and R-2 zones is 20'. PW35. All existing driveway aprons to be closed shall be removed and replaced with new curb,
Page 35 of 39 EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06, &TENTATIVE PARCEL MAP TP-83396
JUNE 7, 2021
APPLICANT: ARTEM GOLESTIAN
gutter and sidewalk constructed in accordance with Alhambra Standard Plans SR-01 and SR-07. PW36. All existing damaged or off-grade sidewalks shall be removed and replaced in accordance with Alhambra Standard Plan SR-07. PW37. All existing damaged or off-grade curb and gutter shall be removed and replaced in accordance with Alhambra Standard Plan SR-01. PW38. All existing street trees off-site and on-site shall be protected in place. Street trees shall be replaced in kind; 60" box minimum, if damaged or killed.
UTILITIES DIVISION
U1. The owner/developer shall provide one set of complete project plans to the Utilities Department for further review. The plans shall include all lot area, building space, landscape and proposed retail use for the project. All water, irrigation, fire (including fire flow requirements) and sewer shall be noted on review set. Plans shall be submitted to the Utilities Department at the same time Building Plans are submitted. U2. The owner/developer shall implement Structural and Source Best Management Practices to minimize pollutant discharges to the storm water system during construction and continue after occupancy. U3. The owner/developer shall be required to purchase and have the City install one 2-inch water service and meter (from water main to the meter), and required backflow protection.
U4. Reuse existing 1” water service # 6257 for Irrigation and required backflow protection. U5. The owner/developer shall be responsible for all required water system access, sewer connection and backflow fees. U6. The owner /developer shall incorporate and comply with all regulations, policies and standards regarding water, sewer and storm water. U7. All fees shall be paid prior to issuance of Building Permits.
LIST OF CONDITIONS
2 ” Water Service & Meter / Domestic
Page 36 of 39 EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06, &TENTATIVE PARCEL MAP TP-83396
JUNE 7, 2021
APPLICANT: ARTEM GOLESTIAN
Water System Access Fees Sewer Connection Usage Fee Backflow Fee
(Estimated) Fees are subject to change and actual fees to be paid will be based upon the adopted fee schedule in effect at the time that building permits are paid and issued. Extended Description Quantity Unit Price Price 2” Water Service & Meter / Domestic 1 $4,380.00 $4,380.00 Water System Access Fees 2 $2,282.00 $4,564.00 Sewer Connection Usage Fee $10,573.00 Excavation / Encroachment Fee $2,030.50 Plan Check / Inspection Fees $1,650.50 Backflow Device Fee $182.00 Water Service Disconnect 1 $353.00 Total $23,733.00
ENVIRONMENTAL COMPLIANCE
EC1. The applicant is required to apply Low Impact Development (LID) strategies to the project located at 2970 – 2990 W. Valley Blvd, in accordance with LID requirements outlined in Alhambra Municipal Code Section 16.36 (Redevelopment Projects). The County of Los Angeles has an LID Standards Manual available (February 2014), which outline design standards and BMPs. This manual is only suggested for guidance and should not supersede the aforementioned Municipal Code. Furthermore, please completely fill out the attached Preliminary MS4 Project Application and submit it to the Environmental Division for approval.
Page 37 of 39 EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT PD-20-29, CONDITIONAL USE PERMIT CUP-20-06, &TENTATIVE PARCEL MAP TP-83396
JUNE 7, 2021
APPLICANT: ARTEM GOLESTIAN
EC2. Please assure sediment, dirt, and all other construction related materials are not discharged to the storm drain system. The storm drain system includes streets, gutters, drains, and catch basins.
Page 38 of 39 ATTACHMENT 4
NOTICE OF EXEMPTION
TO: FROM: County Clerk, County of Los Angeles City of Alhambra Environmental Filings Community Development Department 12400 East Imperial Highway, Room 1201 111 South First Street Norwalk, CA 90650 Alhambra, CA 91801
SUBJECT: Filing of Notice of Exemption
PROJECT TITLE/LOCATION:
Planned Development Permit PD-20-29, Conditional Use Permit CUP-20-06, and Tentative Parcel Map TP-83396 2970-2990 West Valley Boulevard Alhambra, CA 91803
LEAD AGENCY:
City of Alhambra, Community Development Department 111 South First Street, Alhambra, CA 91801
PROJECT DESCRIPTION: This is an application for a Planned Development Permit PD-20-29, Conditional Use Permit CUP-20-06, and Tentative Parcel Map TP-83396, to construct a new 2,993 square foot fully automated car wash on a site of approximately 18,199 square feet located at 2970-2990 West Valley Boulevard in the VSP (Valley Boulevard Corridor Specific Plan) zone in the City of Alhambra.
NAME OF PUBLIC AGENCY APPROVING THE PROJECT
City of Alhambra
NAME OF PERSON OR AGENCY CARRYING OUT PROJECT
Artem Golestian
EXEMPT STATUS [ ] Ministerial (Sec. 21080(b)(1)); 15268); [ ] Declared Emergency (Sec. 21080(b)(3)); 15269(a); [ ] Emergency Project (Sec. 21080(b)(4)); 15269(b)(c). [X] Categorical Exemption (Sec. 15332)
REASONS WHY PROJECT IS EXEMPT The project is exempt from the provisions of CEQA listed in Article 19: Categorical Exemptions, Section 15332, In-Fill Development Projects, Class 32(d), approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, which are exempt from CEQA pursuant to Class 32(d).
Project Contact Person: Mario Arellano Phone: (626) 570-5034 Signature: Date: June 8, 2020 Title: Assistant Planner
Page 39 of 39 ATTACHMENT 7
From: Ada Brown To: Lam, Paul; Arellano, Mario Subject: Automated Car Wash/ Project No. PD-20-29, CUP-20-26 and TP-83396 /(2970-2990 West Valley Blvd ) Date: Monday, June 14, 2021 6:48:10 AM
CAUTION: This email originated from outside your organization.
City of Alhambra Planning Commission
Paul Lam, Principal Planner [email protected]
Mario Arellano, Project Planner [email protected]
Ref: Project No. PD-20-29, CUP-20-26 and TP-83396
(2970-2990 West Valley Blvd )
Automated Car Wash
The Valley Boulevard Corridor Specific Plan "To reduce the likelihood of further adverse impacts on local circulation from new development by incorporating design measures that will ease traffic congestion"
"The Plan provides for a lowering of potential building densities and intensities over what would otherwise be possible under the current zoning. This lowering of density will ensure that the livability of the adjacent residential neighborhoods is maintained."
Dear Commissioners;
We own and live in the home on the South West corner of Norwood Place and Cabrillo Avenue. While we welcome a new, attractive and well maintained building on the proposed lots reference above, we are writing to protest the planned automated car wash with its entrances and exit on the residential street of Cabrillo Avenue. The adjacent residential area south of West Valley Blvd is already suffering from high traffic congestion, poor air quality, and increased noise as a result of what was supposed to be a "temporary terminus"* of I-710 freeway. Our quiet residential neighborhood has become the access roads for overflow traffic bypassing congestion for automobiles and trucks trying to get on and off the 710 freeway. Cars are speeding through the area and use the adjacent residential streets of Hellman, Cabrillo, Norwood and Grand Avenue, including the alley parallel to Valley Blvd and Norwood from Westmont through to Grand View, often going the wrong way.
During rush hours the residents are often unable to even get out of the area due to this traffic, taking sometimes over twenty minutes to get to our local grocery stores.
The area lacks nearby green space, the only location is on the North side of Valley Blvd, a rose garden with the big arch, sitting on a busy intersection of Freemont and Valley with no shade. The traffic on Valley at that busy intersection makes it dangerous for pedestrians often with young children and pets to cross the street.
This proposal, with the use of the residential street for egress, will change the traffic pattern to the detriment of the neighborhood. Those of us living in the adjacent area of this proposal use Cabrillo Ave and Norwood as a walking and exercising area. Any given day and evening we have joggers, elderly people walking, and I with my dog enjoying the day. The proposal will bring more noise and congestion even between those rush hours we are forced to endure now. And it is unsafe.
The lots in question are currently occupied by the Aloha Hawaiian Restaurant and Ernie's Burger Restaurant. Both have their automobile entrances on Valley Blvd. The plan for the Car Wash is changing the traffic pattern used by the property. The entrance and the exit are shown on the plans to be on the residential side street, Cabrillo Avenue. This will allow cars will line up on Cabrillo Avenue to enter the property and then flow out onto Cabrillo Ave. It will encourage more traffic to enter the residential area to skirt around Valley Blvd traffic.
The residential street should not be used in this manner. The traffic pattern will cause backups, additional noise, and pollution from idling cars compromising the safety and enjoyment of life in the area. We protest the use of a residential street as an entrance and exit for cars. The changes in the current traffic pattern is not being properly addressed.
An automated car wash is not a business that is even needed in the area, as there are several places to get a car washed in both Alhambra and LA just on Valley Blvd. Aa a fully automated business there are few employment opportunities offered here. It actually means less employment opportunities than what is currently at the two business being removed. An automated car wash is noisy. The current plans seem to show the washing tunnel ends on Cabrillo Ave with additional the vacuuming stations outdoors. The terminus of the washing tunnel with its blowers is open during hours of operation and it is facing the residential street, Cabrillo Avenue. The noise created by the air blowers and the end of these open ended tunnels is loud, even with the best high end noise reduction systems. You are helping to create a nuisance with the approval of this plan. The hours of operation seven days a week from 7am to 10pm will make sleeping and enjoying our back yard in peace and quiet impossible.
The noise levels in the area are already well above what they should be for a residential neighborhood as a result of cars and trucks using Valley Blvd. The noise assessment report does show the sound in the area above the allowable decibel level for a residential area and even a commercial area on normal times of the day, yet you are approving more noise with this business.
We would also like to point out that since COVID lockdown traffic conditions on the date the ambient noise measurements were made (Wednesday, September 9, 2020 - Thursday, September 10, 2020) was far less than normal. The measurements are high, but not what they have been, and will become higher once the economy and hence traffic returns to pre-COVID normal.
Valley Blvd is noisy as we suffer under the refusal to bring that entrance to the freeway out of our area and a its lack of lanes to help traffic flow. The addition of more noise and a change in traffic pattern is really unfair to the already beleaguered residents.
As per the proposal's report on noise states, "the Project plus ambient noise levels plus the existing ambient noise levels are anticipated to be 89 bDA, Lmax at the adjacent receptors." But the report is measuring the ambient sound was performed during a period of under lighter traffic conditions than is the norm.
We did not protest the development of the west corner of Valley Blvd as with the a newly built Veterinary Eye Clinic. It's entrance is on Valley Blvd; it has ample parking, and it brings into the area a low traffic density during hours that do not interfere with the peaceful enjoyment of our neighborhood.
We strongly feel use of this land for a high traffic, noisy business, as a car wash, will not be an improvement to the area and we strongly feel a car wash with its entrance and exit on Cabrillo Avenue will only bring further traffic congestion and will not ensure the very objective as set forth in the City of Alhambra's own Plan's objective to "provides for a lowering of potential building densities and intensities over what would otherwise be possible under the current zoning. This lowering of density will ensure that the livability of the adjacent residential neighborhoods is maintained."
We are proposing the following Mitigation:
• Cabrillo is a residential street, it must not be used as entrance or exit. Both entrance and exits must remain on Valley Boulevard, preferable with an entrance added by widening the boulevard.
• The 8' wall in the alley is not sufficient. It must be a 10' Wall.
• The 10' wall must extend along the Cabrillo Ave side with a setback allowing for green space, preferably using tall trees as an additional sound barrier.
• Landscaping is needed in front of the Cabrillo wall, and the parkway green space should be continued to the corner of Cabrillo and Valley Blvd.
Respectfully,
Blain and Ada Brown
As an additional note, I have Master's degrees in architecture and urban planning from MIT.
Thanks, Blain From: Lam, Paul To: Arellano, Mario Subject: FW: Closure of aloha and ernies Date: Wednesday, June 16, 2021 7:51:27 AM
-----Original Message----- From: Sent: Wednesday, June 16, 2021 12:26 AM To: Lam, Paul Subject: Closure of aloha and ernies
CAUTION: This email originated from outside your organization.
To whom it may concern,
We moved to this neighborhood in 2019 and have been so fortunate to enjoy kind neighbors and wonderful independently owned family run businesses including Ernies and Aloha factory.
With only a few shops open, valley blvd is an embarrassment to drive down and has been. Despite our beautiful arch and rose garden..Most store fronts are closed and either tagged or vacant and cheap hotels create an unwelcoming atmosphere. They do not portray the quaint neighborhood pockets that are just off this main artery and the character homes.
It was very upsetting to hear of the recent news that both were set to close and be replaced by a car wash. Valley blvd is a cold, desolate street with few businesses open and minimal store fronts that are actual businesses. Rather than look to opportunities to create more of a community atmosphere that allows us to enjoy various independent shops, the city is now considering to approve and car wash in their place.
To say we are very disappointed is an understatement, but shame on the council and the landlord that owns the land for making this decision. There is a car wash on valley and it offers no appeal to the area, no sense of community or service. These are a dime a dozen. And we do not want added cars on our street, further back up from the 710 and the cold look of a car wash in replacement of a mom and pop shop that’s been so established and loved.
We ask that you reconsider this request and deny the approval the car wash for the sake of this community that we are desperately trying to hold on to and reinvent.
Please advise what can be done to stop this from moving forward. If necessary we will collect signatures to show the community support against this decision. We want to love valley again and have the opportunity to change it to reflect the colorful
With the right decisions, vision and attention, we could recreate valley to be a safe, walkable shopping area with small businesses for all to enjoy rather than a gas station, car wash, autoshop lot dump. Please see it’s potential and do right by this community.
Respectfully,
Christin and Brendon Greeley
Sent from my iPhone From: Edgar Cheung To: Lam, Paul Subject: Re: Planned Development Permit PD-20-29 Date: Monday, June 7, 2021 7:12:59 PM Attachments: IMG_8247.jpg IMG_8243.jpg
CAUTION: This email originated from outside your organization.
On Sat, Jun 5, 2021 at 8:55 PM Edgar Cheung wrote: Hello Alhambra Planning Commission.
I live at 1625 Cabrillo Ave which is 0.2 miles away from Aloha Food Factory. I have serious concerns of building an automated car wash in place of Aloha Food Factory and Ernie's Burger. I ALWAYS see traffic and congestion on Valley & Cabrillo during the weekdays. It often spills over to the intersection. Placing an automated car wash would bring even more traffic to that intersection. It makes no sense to have a car wash in such a congested area. In addition, there is already a car wash on Valley Blvd. in our city Alhambra.
I appreciate our quiet and beautiful neighborhood.
Best regards, Edgar
-- Edgar Cheung Animatic Editor
-- Edgar Cheung Animatic Editor From: Elizabeth Uribe To: Lam, Paul Subject: Re: Public Comment for Agenda Item #4 Date: Monday, June 7, 2021 6:26:22 PM
CAUTION: This email originated from outside your organization. Good evening
I did not receive confirmation re my public comment.
Please confirm.
On Mon, Jun 7, 2021, 3:01 PM Elizabeth Uribe wrote: Thank you for the opportunity to submit a public comment for agenda item #4, relating to the location of Aloha Food Factory and the consideration for the location to be converted to a carwash.
As a resident of this city, I am extremely disappointed in the fact that this is even up for consideration. All residents of the Alhambra and local communities of El Sereno, South Pasadena, Pasadena etc. are well aware of the horrendous traffic congestion on Valley Blvd. and the neighboring streets (not to mention the pollution and the effect that has on ALL of us) caused in large part to the 710 North Freeway ending at Valley Blvd. and causing a problem for Alhambra. For years there have been proposals to address the traffic overflow issue, and we all know they have ALL gone nowhere. While there is now ongoing discussion and "plans" to ameliorate the traffic issue, the reality is, it will be years before we see the results of any serious implementation of a proposed plan.
It is my opinion that a carwash on a street that is already congested and unable to absorb the current flow of traffic is only going to make the situation a lot worse. Even now, during the pandemic, when many members of the community are working or attending school from home, the traffic congestion on Valley Blvd. is well evident. For anyone who does not believe this is an issue, I invite them to spend the day at the intersection of the proposed carwash for a firsthand account of the horrendous situation - now imagine when all members of the community are back to in-person instruction or back at work at the worksite - the problem is multiplied tenfold, at the least.
Instead of advocating for businesses/corporations the city council should be advocating for the health and well-being of the residents of Alhambra. This is an ENVIRONMENTAL and SAFETY issue. Adding a car wash on Valley Blvd. at the current location of Aloha Food Factory is NOT in the best interest of Alhambra residents nor of the surrounding communities. Instead of considering a car wash business that will disrupt the livelihood of the residents of Alhambra and beyond, the city council should instead support Aloha Food Factory, a "mom and pop" locale that is a staple to the city of Alhambra and surrounding communities.
Even if Aloha Food Factory finds a new location in Alhambra, I strongly oppose a car wash at the proposed location. It will create additional vehicle congestion, additional pollution and added danger to pedestrians in the area.
I urge this city council to do more to look out for the health and interests of the residents of the community. This car wash will be detrimental to ALL of us. Please make Alhambra a safer and more environmentally friendly city to live in - not doing so will push many of your existing residents OUT.
Best regards,
Elizabeth P. Uribe, Esq. Uribe & Uribe, A Professional Law Corp.
****CONFIDENTIAL INFORMATION********************************************** The information contained in this email is ATTORNEY PRIVILEGED AND CONFIDENTIAL. It is intended only for the use of the individual or entity named above. If the reader is not the intended recipient, or the employee or agent responsible for its delivery to the intended recipient, you are hereby notified that the dissemination, distribution or copying of this document is strictly prohibited. If you have received this communication in error, please immediately notify the sender by e-mail or telephone at ******************************************************************************** From: Frances Armijos To: Lam, Paul Subject: Agenda Item #4 Date: Monday, June 7, 2021 8:37:47 PM
CAUTION: This email originated from outside your organization.
Good evening, I hope this email finds you well. I don’t really zoom so I went to city hall but it was locked. I don’t even know if this will be read but I do want to show support for Aloha Food Factory.
When I first heard this news I was completely baffled and then I started to reason why. Below are my findings:
I believe the people making these decisions do not live in the area and I don’t mean on the city but in the immediate vicinity.
I moved with my family to Alhambra in 2004 for work purposes and I have come to know Valley Blvd inside and out; I saw the McDonald’s move down the street and then become Green Papaya before it became Ritters, I remember the Vietnamese restaurant before it became Chonitos as well as the donut shop which eventually became Baja Cali. Eventually I ditched my auto in an effort to decrease my carbon footprint and took advantage of not only the city bus but as well as Metro Line 76.
The idea to put an “automated” car wash is insane to me because I already know of the self serve car wash that is also on Valley as well as the lovely Alhambra Car Wash on Main St which I thought provided excellent service. Also this “automated” idea let’s me know that it will not create jobs, in fact by removing Aloha Food Factory it will remove jobs from actual people and not just people but community which is something very important not just for me but for future generations to know about, without a sense of community what do we have?
In the end I find this action only serves one purpose and that is to line the pockets of someone who clearly doesn’t know about this commute; I know covid has affected everything but there were a lot college students taking the bus to Cal State LA and the traffic is just horrendous, this idea for a car wash will just make things worse.
Either way, it appears that the decision has already been made but it just seems to drive this narrative of “us versus them” and that is quite unfortunate. While the city seemed to be great during quarantine in providing resources to residents, this just seems a step in the wrong direction.
Have a good night,
Sent from my iPhone From: VIOLET GRACE To: Lam, Paul Subject: Proposed Car Wash / Valley Blvd Date: Monday, June 7, 2021 8:13:57 PM Attachments: 4EB66554-CEAA-46B0-A5A0-3FB6D7B806BE.jpeg
CAUTION: This email originated from outside your organization. I am AGAINST the car wash project.
I have been a registered voter, and a homeowner since 1977 in the Midwick Track. I have seen the traffic increase through the years. This has impacted our quality of life. The following reasons are why I’m against this project.
1.The end of the 710 Fwy feeds onto Valley Bl. The traffic has increased and has impacted the neighborhoods during heavy traffic hours.
2. Cal State LA traffic has increased and uses the Midwick Track neighborhoods, for short cuts!
3 The Village project ( Which I’m also against) If approved will also impact the traffic.
4. The intersection of Valley and Cabrillo is a dangerous intersection, due to the speed of vehicles traveling East/Bound on Valley. Valley has a slight curve, before getting to signal. Through the years I’ve seen Vehicles speeding and going through red lights. Westminster and Cabrillo signals have longer waiting time. Inline image
5. Air pollution Your attention to this very important issue is appreciated. Grace Gutierrez. Sent from the all new AOL app for iOS From: Karen To: Lam, Paul Subject: Aloha Food Factory Closure Date: Tuesday, June 8, 2021 2:00:40 PM
CAUTION: This email originated from outside your organization.
Please do not demolish the Aloha Food Factory! They have been part of the community serving a unique style of true Hawaiian cuisine! We do not need another carwash facility to impact traffic on Valley Blvd. College students from CSULA and community frequent this eatery! If they are to close, it is very difficult for them to have a small mom/pop business elsewhere where they will face higher rents and lose clientele.
Karen Vrooman
Sent from my iPhone From: Myra Cris Ocenar To: Lam, Paul Subject: Automated Car Wash on Valley in place of Aloha Food Factory Date: Monday, June 7, 2021 7:18:36 PM
CAUTION: This email originated from outside your organization. Our family has proudly owned a home in the Midwick track of Alhambra for 18 years.
We want to go on record in opposition to the proposal for construction of a car wash at 2970- 2990 West Valley Blvd.
As homeowners and citizens of this fine city, we vehemently oppose the addition of this car wash in our neighborhood. Not only will it decrease the value of our historic midwick neighborhood, but it would also be harmful for our community in terms of noise disturbance and increase the amount of cars and pollution on Valley coming from and going to the 710 freeway.
As it stands, the traffic in and around Valley and Fremont is already so bad and adding a car wash is not going to help. Even more than that - why would you think to put another car wash on Valley, when there's already a self service car wash down the street about a mile away? Not to mention that the visual aesthetic of our neighborhood won't be helped by building a car wash right on that corner. We have such a charming city, how would adding an automated car wash add to the charm of our neighborhood? It won't! It's already an eye sore to come off the 710 freeway and stare straight at an unattractive recycling center. We can do better than this! There is so much potential to transform our neighborhood into something similar to the hip and attractive up and coming neighboring cities like Mount Washington, South Pasadena, Highland Park etc.
Let's help keep our city charming and welcoming. Building an automated car wash is the wrong move! Keeping the restaurants in place would better serve our communities. We urge the Planning Commission to DENY approval of this proposed project for the health and safety of the residents and beautification and value of our city.
Peter & Myra Maracine From: Renee Marie Lytle To: Lam, Paul Subject: Proposed Car Wash On Valley Date: Monday, June 7, 2021 8:14:35 PM
CAUTION: This email originated from outside your organization. Dear Planning Commission,
I oppose the plan to develop the land sold on the corner of Cabrillo and Valley into to an automated car wash. I have the following list against the proposed use of the land:
1. This would be directly behind my home. I enjoy my backyard on a daily basis and the noise would be a nuisance. 2. It is in area that has heavy traffic. I do not believe this would be good for the neighborhood, as traffic would divert to our streets. 3. This is also an area that has multiple accidents every year due to speeding and traffic. 4. Where would the construction workers park? Our street should not be used for construction parking. 5. The storm drains in this area overflow during heavy rains. How is the drainage system going to accommodate a car wash? 6. Alhambra already has enough car washes. Why add another one, when the city should concentrate on conserving water.
Thank you.
Sincerely,
Renee Marie Lytle
Sent from Mail for Windows 10 From: Ruth Martinez To: Lam, Paul Subject: NO automated car wash at Valley/Cabrillo Date: Wednesday, June 9, 2021 8:37:40 AM
CAUTION: This email originated from outside your organization.
Alhambra Planning Commission,
I have been a resident of Norwood Place, between Westmont and Cabrillo for 21 years. My now 87 year old mother has lived across the street from me for 10 years. I moved her there so that I could keep an eye on her, as she is elderly and the neighborhood is quiet and for the most part, safe.
I say “for the most part” because in recent years our street has become a detour for cars avoiding Valley Blvd during rush hour. More times that I can count, I have witnessed cars tearing down our street at highway speeds. There are a number of small children in the neighborhood as well as elderly people who go on walks, and I have been truly frightened for their safety. Over the years the city has occasionally posted speed monitors, but nothing has ever come of them that I can see. Motorist behavior has certainly not changed.
This is only going to get worse if you construct an automated car wash at the corner of Valley and Cabrillo. Our neighborhood will be even less safe, because the type of traffic detours I described above will increase. There is already an automated car wash further east on Valley, probably not even a half mile from here. I never see a line to get in there. Aloha Food Factory is a much beloved and local, family owned business with strong ties to the community. This place is a gem, and is the type of business we should be trying to preserve, not drive out. Why would you displace them in favor of a business that is not needed and whose existence will make the neighborhood less safe?
I’m pretty livid about the disregard for our safety. If you’re looking to improve the neighborhood you should at least install a business that people actually want or need. This is especially true if you’re going to compromise people’s safety.
Thank you, Ruth E. Martinez From: Salina Chan To: Lam, Paul Subject: Agenda Item #4: Car Wash - just say no Date: Monday, June 7, 2021 5:24:16 PM
CAUTION: This email originated from outside your organization. Hello, I am writing in regards to the proposed Car Wash on the corner of Valley and Cabrillo. I do not approve of this planning. Alhambra has several car washes already. How many Hawaiian restaurants do we have? How many in the greater Los Angeles area? How many businesses have lasted as long as Aloha?
How can this possibly be good for the community? Because of the 710 exit, we have horrible traffic along Valley Blvd, which also spills into surrounding streets. Even worse if there is a traffic accident (like we saw today on Fremont & Valley), countless cars trying to find a shortcut just speeding through our peaceful streets.
Aloha is a wonderful business that serves our community and all people, and is a business that makes the entire city proud. A car wash does not have the same appeal, especially if its supposedly an automated one with little employees. This means the business only cares about itself, and not how it impacts our community and its residents. Ask yourself, if you approve of this plan whose side are you really on? Are you working in the best interest of your fellow citizens? From: tiffany hsu To: Lam, Paul Subject: Permit PD-20-29 Date: Monday, June 7, 2021 6:29:47 PM
CAUTION: This email originated from outside your organization. To Whom This May Concern,
The proposed car wash at this intersection is a terrible idea. Traveling east bound from the 710 exit to Fremont is already terrible especially during rush hour. The potential of cars blocking 1 out of 2 lanes to use the car wash is predictable considering how busy the car wash on Live Oak and Santa Anita can get. I for one have not been able to make a right turn on to Santa Anita due to the traffic caused by Bellagio Car Wash. In addition, there’s already 3 other car washes within 3 miles of this location. Another car wash would be absolutely unnecessary.
Sent from Mail for Windows 10 From: Edward Escarsega To: Arellano, Mario Subject: CUP-20-06 2970-2990 West Valley Blvd Date: Thursday, June 17, 2021 1:34:50 PM
CAUTION: This email originated from outside your organization. Hello, Mr. Arellano,
Could you provide a link / further information and future planning commission public meeting dates. I am very concerned about the rumored plan to change the two local restaurants on valley into a car wash. This would be a huge mistake for the quality of life, especially for citizens living around that intersection.
Thank you Edward Escarsega
-- "Art is what makes life more interesting than art." -Robert Filliou
