2003-0849- Alan Andress [Applicant] Ims Global Inc [Owner] - Application for a Use Permit to allow the removal of an existing gas station building and canopy to be replaced with a new 1,668 square-foot gas station/gift shop building with associated self service car wash, fuel canopy, and addition of two fuel dispensers.  The property is located at 1005 W El Camino Real in a C-2 (Highway Business) Zoning District.  (Mitigated Negative Declaration) (APN: 161-41-006) EW

Erin Walters, Project Planner, presented the staff report.  She summarized the application noting that the project proposes a demolition of an existing gas station building and the associated fuel canopy and construction of a new gas station building, a self-service car wash and an expanded fuel canopy with the two new fuel dispensers.  The gas station use would also include retail sales of gasoline, car wash services, incidental vehicular accessories, gift shop and sale of prepackaged soft drinks, cigarettes and snack foods from automatic vending machines.  She also reported that an environmental review was conducted and conditions of approval mitigating the noise impact. Staff highlighted the site layout, architecture, landscaping, parking and circulation.  She reported that staff received two calls from adjacent property owners expressing concerns on the noise impact of the car wash and the potential decrease of property value.  Staff was able to make the required Findings and recommended approval of the Use Permit.

Comm. Hungerford clarified with staff whether the car wash would be using recycled water.  Staff responded yes.

Chair Babcock opened the public hearing.

Alan Andress, applicant, availed himself to the Planning Commission.  He complimented staff for an excellent job in preparing the staff report.

Comm. Hungerford asked the applicant how effective would the sound wall would be for nearby residents.  Mr. Andress responded that the noise level of the north wall would be about 2/3 of the allowable 60 db.  The dryer blower would be 42 dba.  The sound wall would be covered with acoustic plaster and would use more efficient blower/dyers that would help reduce the noise level.  He noted that there is greater noise created by El Camino Real.

Chair Babcock asked the applicant if there is a 6-foot landscaping berm between the sound wall and the property line.  Mr. Andress responded that it is approximately 12 feet and that he added some vine trellises and landscaping along the strip.

Craig Paw, adjacent property owner, expressed his concerns and asked for clarification on the following:  1) whether the hours of operation could end at 7PM instead of 8PM; 2) whether the car wash is self-service; 3) whether the noise study addressed the noise impact for second story windows; 4) whether the storm light would be on until 9PM and 5) if any loud speakers would be used to direct car wash users. He felt that there would be added noise with cars going in and out of the car wash.  He noted that he had to replace one of the windows with a double pane to mitigate the noise.  He also expressed concerns about the effect of the gas station attracting tenants and retaining tenants for his apartment buildings. 

Alan Andress, applicant, stated that he is amenable to change the car wash hours of operation from 7AM -7PM.  The car wash would be self-service and there would be instructional speakers directing users.  He stated that the noise would be very minimal, approximately 40-45 dba. He noted that the sound wall would reduce the noise from El Camino Real. He addressed noise impact concerns for second floor windows, stating that the sound wall matches the height of the door opening blocks the sound from the door opening. However, he would look into it further and although the fence is 12 feet high, if necessary he would increase the height of the wall to mitigate the noise.  He stated that the lighting was recently installed a year ago as part of the site improvements but there have minor changes such as the use of photometrics and would try to contain the light.  He stated that he will abide by the Conditions of Approval.

Comm. Klein suggested using visual directional indicators instead of audio indicators.  Mr. Andress was amenable to this suggestion.

Vice Chair Moylan asked Mr. Andress for the current sound measurements. Mr. Andress the ambient noise level form El Camino Real is about 65 dba and he anticipates a noise level of 42 dba from the project, and there would possibly be a reduction of noise emanating from El Camino Real.

Chair Babcock closed the public hearing.

Comm. Klein offered a friendly amendment that the car wash service should use visual directional instructions.  Accepted by the maker.

Vice Chair Moylan commented that the project is non-controversial and felt that the applicant was able to address the legitimate concerns of the neighbors.

Comm. Klein agreed with Vice Chair Moylan and he appreciated the applicant’s effort in developing a project that fits in with the neighborhood.  He was pleased with the upgrades, the architectural design and the efforts to decrease the noise from the site and from El Camino Real.

Chair Babcock supported the motion. She commented that it is a nice project and encouraged the applicant to continue the communication with neighbors at all times.

FINAL MOTION:

Ms. Ryan stated that the motion if final unless appealed to City Council within the 15-day appeal period.