CC PACKET 03092021 - Laserfiche WebLink

Home Browse Search

Staff has undertaken those engagements, copies of which are included as attachments to this report. The experts were asked to examine the potential impacts of a car wash operating as proposed by the Planning Commission’s recommendation (including the conditions recommended) and consider adjustments that may be necessary to comply with legal requirements. The City Engineer’s firm provided analysis of the stormwater impacts, as well as the air quality impacts. The City Engineer’s firm engaged a noise impact expert who provided a report in that regard. An independent certified Real Estate Appraiser was engaged to provide an opinion on real estate value impacts. The City Engineer has provided a more detailed report on the environmental factors. In sum, the research in those four areas includes the following: • With regard to air quality, the engineering staff found that the emissions from the facility, based on the operation of the facility and waiting vehicles, would be less than 4 percent of the threshold at which the state Pollution Control Agency would require additional study or mitigation. • With regard to stormwater, the existing stormwater system, in concert with the required on-site stormwater management requirements of the project, is capable of handling the volume and rate of stormwater from the site, and the specific requirements of the facility will be designed to address those issues, as well as stormwater quality. • With regard to noise, the consultant indicated that without further mitigation, the facility had the potential to exceed required noise thresholds. Additional mitigation recommended by the consultant was both structural and operational. o Operational: The consultant recommends that entry doors close prior to the start of the wash operation, and exit doors remain closed until after the end of dryer operations. o Structural: Rather than the proposed condition recommended by staff, the consultant recommends the enclosure of the vacuum machinery within a structure, with only hoses extending out of the structure to the vehicles. With these requirements and the prior conditions, the proposed car wash should operate within allowable noise levels. • With regard to property values, the appraiser issued an opinion letter, noting that given the long period of time that the property has been zoned for commercial uses, the impacts of a commercial activity on neighboring property is built in to the existing value, and that development of the “commercial car wash use on the subject property does not appear to impact value to these properties.” Following is the prior staff report information on this application, with amended conditions of approval representing the recommendations of the noise consultant (item 7 replaced, and item 8 new). 31