CITY OF MURRIETA - File #: 26-2142

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TO: HONORABLE CHAIR AND MEMBERS OF THE PLANNING
COMMISSION

FROM: Carl Stiehl, City Planner

PREPARED BY: Nicholas Thiessen, Assistant Planner

SUBJECT:

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Development Plan Permit (DP-2023-00060) and Conditional Use Permit (CUP-2023-00020) for a Carwash

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RECOMMENDATION

recommendation

Staff recommends that the Planning Commission:

1. Consider and Approve the Notice of Exemption for In-Fill Development (Class 32 Infill Exemption) pursuant to California Code of Regulations Title 14, Division 6, Chapter 3, Section 15332 of the Guidelines for Implementation of the California Environmental Quality Act (CEQA); (see Attachment 4); and

2. Adopt a resolution entitled: “A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MURRIETA APPROVING DEVELOPMENT PLAN PERMIT (DP-2023-00060) AND CONDITIONAL USE PERMIT (CUP-2023-00020) FOR THE CONSTRUCTION AND OPERATION OF A ONE-STORY 3,588 SQ. FT. CARWASH FACILITY WITH ASSOCIATED IMPROVEMENTS LOCATED ON A 0.84-ACRE SITE LOCATED AT 25195 MADISON AVENUE (APN: 949-760-007)”, based on the Findings and subject to the Conditions of Approval in Exhibits A and B and the Operations Statement in Exhibit C (See Attachment 1).

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EXECUTIVE SUMMARY

Quick Quack Car Wash (Applicant) requests approval of a Development Plan Permit (DP) and Conditional Use Permit (CUP) to construct and operate a 3,588-square-foot express car wash on a previously developed 1-acre site located at 25195 Madison Avenue. The Development Plan Permit would authorize construction of the proposed site improvements in accordance with Chapter 16.56 of the Murrieta Development Code (MDC), while the Conditional Use Permit would authorize operation of the express car wash pursuant to Chapter 16.52 of the MDC.

The Project includes the demolition of an existing 9,020 square foot, one-9,020-square-foot, one-story commercial/office building and the construction of the newly proposed car wash building, customer parking, exterior vacuum stations with canopies, landscaping, and site lighting. Exterior signage will be reviewed and approved under a separate permit and is not part of the requested entitlements. The Site is located on the west side of Madison Avenue, south of Los Alamos Road and north of Murrieta Hot Springs Road.

PRIOR ACTION/VOTE

The Project site is located on Parcel 2 of Parcel Map No. 32921. The subject property was originally developed following the recordation of Parcel Map No. 26183 on February 16, 1995. On September 8, 2004, the City of Murrieta approved Development Plan No. 04-010 (“Madison Creek”), which authorized construction of a 9,020-square-foot, one-story commercial/office building located at 25195 Madison Avenue. The existing Madison Creek commercial center consists of four tenant suites. In recent years, the site has experienced low occupancy and utilization, with multiple suites remaining vacant for extended periods. The existing development is characterized by a layout and building configuration that may not optimally support current market demands for commercial uses along the Madison Avenue corridor. In response to these conditions, the property owner, in partnership with Quick Quack Car Wash, proposes to redevelop the site with a 3,588-square-foot car wash facility. The proposed redevelopment of the site is intended to revitalize the underutilized property and introduce a use consistent with and supportive of the surrounding commercial development along Madison Avenue.

To redevelop the site, the project will include the demolition and removal of the existing 9,020-square-foot one-story commercial/office building and associated on-site improvements, as they are currently developed at the project site. Improvements proposed for removal include surface parking areas, landscaping, hardscape features, utility infrastructure, and related site improvements.

Following the demolition phase, the site would be graded and prepared for the construction of a new 3,588-square-foot one-story car wash facility, including associated vehicle-stacking drive-through lanes, vacuum stations, parking, landscaping, lighting, drainage improvements, and utility connections. Demolition and site preparation activities would occur as part of the overall redevelopment of the property and would be subject to all applicable local and state regulations governing construction, waste disposal, air quality, and stormwater management.

PROJECT DESCRIPTION

Application Type:	Development Plan Permit (DP-2023-00060)
	Conditional Use Permit (CUP-2023-00020)
Applicant:	Don Shiveley, Quick Quack Car Wash
Property Owner:	Farid Pakravan
Site Area:	0.84-acre
Project Location:	25195 Madison Avenue, Parcel 2 of PM 26183
	(APN: 949-760-007) located on the westerly side of Madison Avenue, south of Los Alamos Road and north of Murrieta Hot Springs Road
Site General Plan/Zoning:	Community Commercial (CC)/ TOD Overlay
Adjacent Zoning/Land Use:
North:	Community Commercial (CC) / Existing Retail Shopping Center (American Tire Depot)
South:	Community Commercial (CC) / Existing Commercial (Mega Tom’s Burgers)
East:	Regional Commercial (RC) / Existing Retail Shopping Center (Murrieta Springs Plaza, across Madison Avenue)
West:	Community Commercial (CC) - Transit Area Overlay District (TOD) / Multifamily Residential Project under construction (DP-2022-2685, TPM 38568, Jefferson Murrieta Hot Springs Apts.)

Figure 1 - Site Plan

The Applicant is seeking approval of a DP and CUP to construct and operate a 3,588-square-foot car wash building located on a previously developed 1-acre parcel. The DP authorizes the construction of improvements and approval of the proposed site plan pursuant to Chapter 16.56 of the MDC, and the CUP authorizes the proposed use pursuant to MDC Chapter 16.52. The proposed use will offer an express car wash service for passenger vehicles. In addition to the new building, site improvements include required customer parking, exterior vacuum stations and canopy, landscaping, and exterior lighting. Exterior business signs will also be provided and will be reviewed and approved under a separate permit. The proposed use and improvements are hereinafter referred to as “Project”. The site is identified as Parcel 2 of Parcel Map 26183, located at 25195 Madison Avenue, located on the westerly side of Madison Avenue, south of Los Alamos Road, and north of Murrieta Hot Springs Road (hereinafter “Site”).

The business is expected to employ approximately two to three persons at any given time. The anticipated hours of operation are daily from 8:00 a.m. to 9:00 p.m.

ANALYSIS

Zoning / General Plan Consistency:

The Project is consistent with the Property’s General Plan land use designation (Commercial) and accomplishes various land use goals as described further below. The Property has a Community Commercial (CC) zoning designation, which is applied to areas appropriate to serve the community's daily shopping needs, including destination centers, supermarkets, and minor single-lot commercial activities. Financial, office, and restaurant activities are also allowed.

Staff also notes the Project’s location within the TOD overlay zone does not create conflicts with the intent of the overlay zone, which is to facilitate the implementation of the City’s housing plan as contained in the Housing Element. Housing construction currently occurring in the City exceeds the amount of housing the City was required to facilitate in the current housing planning period (2021-2029).

The proposed car wash use is allowed within the CC zone with CUP approval. The CC zoning district is consistent with the Commercial land use designation of the General Plan. General Plan Goal LU-1 looks to provide a complementary balance of land uses throughout the community that meets the needs of existing residents and businesses, as well as anticipated growth and achieves the community’s vision. The Project is consistent with Objective LU-1.4 by identifying a location appropriate for complementary land use. This Project will achieve various goals within the Circulation Element by accomplishing the following:

• Ensuring efficient and safe access for emergency vehicles by providing minimum drive aisle widths throughout the Project site for fire vehicles (CIR-2.8).

• Promoting the use of a variety of transit options by providing on-site space for bicycle parking (CIR-6.2);

• Providing safe pedestrian walkways as required by the California Accessibility Code (CIR-7-3);

As designed, the Project meets the development standards in Section 16.10.020 of the MDC regarding meeting setbacks, minimum landscape requirements, as identified in the table below:

Current Zoning Regulations		Consistent?
Use Regulation:	Community Commercial (CC)	Yes, with the approval of CUP
Density:	N/A	N/A
Lot Size:	None	Yes
Building Height:	50 feet	Yes- The proposed building height is 29’-7”.
Setback:	25 feet (street); Interior - 25 (where adjacent to a freeway or residential use); Interior setback when adjacent to commercial use is 0 or 10 feet.	Yes- The building is setback a minimum of 78 feet from the street, and a minimum of 47 feet from an interior adjacent commercial property line.
Minimum Landscape Percentage:	20%	Yes- The overall on-site landscape area is 21%.

Architecture/Aesthetics:

The Project consists of a 29’-7” high, 3,588 square foot one-story building. Exterior finishes include stucco, stone veneer, a tiled pitched roof, knee braces, five paint colors on the building façade, a metal awning, and vertical and horizontal plane changes to provide articulation and dimension to the exterior elevations. Parapets feature a decorative cornice to conceal rooftop equipment and enhance vertical articulation. The architecture proposed is designed in a manner that is consistent with the other Tuscan-style commercial buildings on Madison Avenue. A few of the architectural features for design consistency are: a tiled roof, a parapet cornice band, stone veneer, cornice trim on top of the veneer, and complementary paint colors. Additionally, the building as designed meets Development Code requirements. Please see Attachment 3 for the architectural renderings and plans for more information.

Figure 2 - Pictured above is the east elevation (facing Madison Avenue).

Figure 3 - Site Plan Pictured above is a rendering of the west elevation (facing the Yoder Wash)

Figure 4 - Site Plan Pictured above is the north elevation (facing American Tire Depot)

Pictured above is the south elevation (facing Mega Toms Burgers)

Signs:

All proposed signage shall be subject to separate permits and comply with Chapter 16.38, Sign Standards, of the MDC.

Parking:

The required parking rate for a self-service automated car wash is 2.5 parking stalls per washing stall per MDC Section 16.34.040 and MDC Table 3-7 contained in MDC Chapter 16.34 (Off-Street Parking and Loading Standards). The Project proposes an express car wash service with one wash bay, which requires 2.5 parking stalls per the MDC. The Project is required to provide one Accessible stall and one loading space. The Project provides a total of eleven (11) stalls: three (3) for employee parking, seven (7) equipped with vacuum stanchions, and one (1) loading space. The parking provided exceeds the minimum code requirement for minimum parking.

Traffic:

The Project site takes access from two drive aisles located on Madison Avenue. An existing shared main driveway at the northeasterly corner of the site features a controlled traffic light intersection with left- and right-hand turns into and out of the project site, while a secondary driveway near the southeasterly corner of the project site provides a right-hand exit only to Madison Avenue. Access to the car wash is provided from the main driveway to the dual drive-through aisles on the southwesterly side of the project site, allowing entry to the car wash tunnel. The City’s traffic engineer reviewed the Project and the Traffic Assessment Report prepared to analyze the Project’s traffic and circulation impacts and determined that the development of the Project at this location will not create any additional traffic impacts to City roads and circulation that are not already anticipated in the City’s General Plan Circulation Element. The Traffic Assessment Report analyzed queuing impacts and determined that the Project provides adequate queuing lanes (approximately 100 linear feet per lane, 200 linear feet total) which exceeds the minimum required storage reservoir (120 linear feet total) for this type of use to avoid queuing impacts beyond the Site. Additionally, the Applicant is required to pay Development Impact Fees (DIF), where a portion of which goes toward traffic and signal improvements throughout the City, as well as, payment into the regional Transportation Uniform Mitigation Fee program.

Landscaping:

The proposed landscaping plan complies with all applicable MDC requirements. Based on on-site data, approximately 21 percent of the site will consist of landscaped area, exceeding the minimum 20 percent landscaping requirement established by the MDC. In addition, the Project will provide a minimum 15-foot-wide landscaped buffer between the Project site and the Madison Avenue frontage.

The Project includes a combination of trees, shrubs, and groundcover, with the majority of landscaping concentrated along the site perimeter to enhance visual screening and site aesthetics. The proposed plant palette preserves eight (8) existing trees in place and includes the installation of 22 new trees, including 17 trees at a 24-inch box size distributed throughout the project site. Shrub and groundcover plantings will consist of a mix of live plant materials and wood mulch within the planter areas.

CONDITIONAL USE PERMIT

As noted previously, the MDC requires an application for a CUP for the operation of a car wash service facility. The objective of the CUP analysis is to confirm that the proposed business will not have a negative impact on surrounding properties. In addition, a review of the location, design configuration, and potential impact(s) is also conducted by comparing the Project to established standards. This review shall determine whether the proposed use should be allowed by weighing the public need for and the benefit derived from the service against any adverse impact(s) it may cause.

The City defines the proposed use as a “self-service car wash” which requires a CUP in the CC Zone per Table 16.10-1 of MDC Chapter 16.10 and Chapter 16.52 of the Code. Per MDC Section 16.110.020, a car wash is defined as “Permanent, self-service and/or attended car washing establishments, including fully mechanized facilities. May include detailing services.” Therefore, the use, as described above, requires the approval of a CUP. The proposed use is compatible with adjoining commercial uses. Due to the proximity of residential development under construction to the west, the Project is conditioned to comply with the noise study prepared for this Project, as well as the City’s Noise Ordinance, to reduce potential noise impacts on adjacent future residential and existing commercial uses. The noise study (included as Attachment 5) demonstrates that the cumulative noise level generated from the car wash does not exceed the City’s allowable exterior noise limit. A few notable features that will reduce noise impacts are the limited hours of operation (8 a.m. to 9 p.m. daily) and a recommendation for the Project to utilize an ultra-quiet blower system (Attachment 5). These issues are addressed by Conditions 18, 19, and 20 for CUP-2023-00020.

Given the staff’s analysis above, the following findings are recommended to approve the requested DP and CUP.

FINDINGS

Findings pursuant to MDC Section 16.52.040 (Conditional Use Permits):

1. The proposed use is conditionally allowed within, and would not impair the integrity and character of, the subject zoning district and complies with all applicable provisions of this development code;

FACTS: The City of Murrieta Development Code (Section 16.10.010, Table 16.10-1) allows for car wash use subject to the issuance of a Conditional Use Permit. The Project, as described in the staff report, is a compatible use to the surrounding zoning within the area. The Project complies with applicable requirements identified in the Development Code for parking, setback, landscape, and other development standards.

2. The proposed use is consistent with the objectives, policies, general land uses, and programs of the general plan, and any applicable specific plan;

FACTS: General Plan goal LU-1 looks to provide a complementary balance of land uses throughout the community that meets the needs of existing residents and businesses as well as anticipated growth and achieves the community’s vision. The Project is consistent with Objective LU-1.2 by identifying a location appropriate for complimentary land use to other uses in the vicinity. The Project proposes redevelopment of an existing underutilized commercial property with a new express car wash facility within the Community Commercial (CC) Zone and City limits, thereby supporting continued economic activity and reinvestment along the Madison Avenue corridor. The proposed use is compatible with surrounding commercial uses, expands the range of commercial services available to the public within the corridor, and is appropriately located along a major arterial roadway with direct access to existing circulation infrastructure.

This Project will achieve various goals of the General Plan including:

• Ensure future development provides for a variety of commercial, industry, and housing that serve the spectrum of incomes within the region. (LU-1.2); and

• Ensures efficient and safe access for emergency vehicles by providing minimum drive aisles widths throughout the Project site for fire vehicles (CIR-2.8).

• Promotes the use of a variety of transit options by providing on-site space for bicycles parking (CIR-6.2);

• Provides safe pedestrian walkways as required by the Americans with Disabilities Act (ADA) (CIR-7-3);

The Project is not located within any applicable Specific Plan.

3. The approval of the CUP for the proposed uses is in compliance with the requirements of the CEQA and there will be no potentially significant negative impacts on environmental quality and natural resources that could not be properly mitigated and monitored;

FACTS: The Project has been reviewed in accordance with the California Environmental Quality Act (CEQA) and the State CEQA Guidelines and qualifies for the Class 32 Categorical Exemption pursuant to CEQA Guidelines Section 15332 (In-Fill Development Projects). The Project consists of the demolition of an existing 9,020-square-foot commercial/office building and redevelopment of the previously disturbed 0.84-acre site with a new 3,588-square-foot express car wash facility and associated site improvements within the Community Commercial (CC) zoning district.

The Project is consistent with the applicable General Plan land use designation, applicable General Plan policies, and applicable zoning designation and regulations. The site is located within the City limits, is less than five acres in size, and is substantially surrounded by urban development. The site has previously been developed and contains no habitat for endangered, rare, or threatened species.

As documented in the Traffic Assessment Report prepared for the Project, the proposed vehicle queuing capacity exceeds the minimum storage requirements for the use and would avoid off-site circulation or queuing impacts onto Madison Avenue. In addition, the City’s Traffic Engineer determined that the Project would not create significant traffic impacts beyond those already anticipated within the City’s General Plan Circulation Element.

The Noise Study prepared for the Project determined that operation of the proposed car wash facility, with implementation of the recommended operational features and equipment specifications, including use of an ultra-quiet blower system and limited hours of operation, would comply with applicable City noise standards and would not result in significant noise impacts to surrounding properties, including nearby residential uses.

The site is adequately served by existing public utilities and services, including water, sewer, roadway infrastructure, police, and fire protection services. In addition, the site is not included on any list compiled pursuant to Section 65962.5 of the California Government Code.

Furthermore, the City has considered the exceptions to the use of categorical exemptions identified in CEQA Guidelines Section 15300.2 and determined that no exceptions apply to the Project.

4. The site is suitable for the type and intensity of use or development that is proposed.

FACTS: The project site is suitable for a car wash facility which will not have an adverse impact on neighboring residential use to the west and surrounding commercial uses to the north, east, and south. The project provides for adequate ingress/egress by utilizing both an existing shared primary driveway access point, and a secondary exit only driveway. The project has been designed to attenuate for lighting (using only shielded, downward lighting designs) and a landscaping plan that will provide adequate buffering and screening. The proposed Project will also meet the standard requirements of the Development Code and specific conditions, such as landscaping, which have been included in the Conditions of Approval for prior entitlements to ensure compliance with the Development Code.

5. There are adequate provisions for sanitation, water, and public utilities and services to ensure public convenience, health, safety, and general welfare.

FACTS: The Project will be served by the Eastern Municipal Water District, which provided a signed Project Facility Availability Form for Sewer and Water services, stating that facilities to serve the project are available. Electricity is provided by Southern California Edison Company and gas by the Southern California Gas Company. Waste Management provides residential and commercial waste disposal services in the City of Murrieta. The project site is located in an area where existing public safety and services are readily available.

6. The proposed use would not create significant noise, traffic, or other conditions or situations that may be objectionable or detrimental to other allowed uses in the vicinity or adverse to the public convenience, health, safety, or general welfare, or materially injurious to properties and improvements in the vicinity of the subject property.

FACTS: The Project will not have an adverse impact on the environment because the proposed site improvements can be implemented without creating a significant impact on the neighboring land uses, and the operation of the car wash facility will not create any long-term significant impacts related to noise, traffic, air quality, lighting, or other resources. Additionally, the Project is conditioned to comply with noise standards as specified within the Development Code and will utilize project design features such as incorporating a 120 HP IDC Predator blower system or equivalent (such as the Aerodry Advantage) to meet the required benchmarks, an acoustic liner (Acoustiblok perforated metal panels or equivalent) that will line 15 feet of the interior of the tunnels exit, and the exit door will be lowered to nine (9) feet tall in order to comply with the City’s noise standards as assessed in the attached Noise Study (ATT 5).

Findings pursuant to Development Code section 16.56.040 (Development Plan Permits):

1. The proposed use is allowed within the subject zoning district and complies with all applicable provisions of this development code;

FACTS: The redevelopment of the property into an express car wash facility is a conditionally allowed land use within the Community Commercial (CC) Zoning Classification with the issuance of a Development Plan Permit and Conditional Use Permit. The proposed site layout, architectural design, landscaping, and screening features are consistent with applicable Development Code requirements and the intent of the City’s commercial development standards. The Project incorporates architectural treatments, materials, and design elements that are compatible with surrounding commercial development along Madison Avenue, and provides appropriate screening of mechanical equipment, vehicle circulation areas, and lighting to ensure compatibility with adjacent uses.

2. The proposed use would be consistent with the objectives, policies, general land uses, and programs of the general plan and any applicable specific plan.

FACTS: General Plan goal LU-1 looks to provide a complementary balance of land uses throughout the community that meets the needs of existing residents and businesses as well as anticipated growth and achieves the community’s vision. The Project is consistent with Objective LU-1.2 by identifying a location appropriate for complimentary land use to other uses in the vicinity. The Project proposes redevelopment of an existing underutilized commercial property with a new express car wash facility within the Community Commercial (CC) Zone and City limits, thereby supporting continued economic activity and reinvestment along the Madison Avenue corridor. The proposed use is compatible with surrounding commercial uses, expands the range of commercial services available within the corridor, and is appropriately located along a major arterial roadway with direct access to existing circulation infrastructure.

This Project will achieve various goals of the General Plan including:

• Ensure future development provides for a variety of commercial, industry, and housing that serve the spectrum of incomes within the region. (LU-1.2); and

• Ensures efficient and safe access for emergency vehicles by providing minimum drive aisles widths throughout the Project site for fire vehicles (CIR-2.8).

• Promotes the use of a variety of transit options by providing on-site space for bicycles parking (CIR-6.2);

• Provides safe pedestrian walkways as required by the Americans with Disabilities Act (ADA) (CIR-7-3);

The Project is not located within any applicable Specific Plan.

3. The approval of the development plan permit for the proposed use is in compliance with the requirements of CEQA, and there would be no potentially significant negative impacts on environmental quality and natural resources that could not be properly mitigated and monitored;

FACTS: The Project has been reviewed in accordance with the California Environmental Quality Act (CEQA) and the State CEQA Guidelines and qualifies for the Class 32 Categorical Exemption pursuant to CEQA Guidelines Section 15332 (In-Fill Development Projects). The Project consists of the demolition of an existing 9,020-square-foot commercial/office building and redevelopment of the previously disturbed 0.84-acre site with a new 3,588-square-foot express car wash facility and associated site improvements within the Community Commercial (CC) zoning district.

The Project is consistent with the applicable General Plan land use designation, applicable General Plan policies, and applicable zoning designation and regulations. The site is located within the City limits, is less than five acres in size, and is substantially surrounded by urban development. The site has previously been developed and contains no habitat for endangered, rare, or threatened species.

As documented in the Traffic Assessment Report prepared for the Project, the proposed vehicle queuing capacity exceeds the minimum storage requirements for the use and would avoid off-site circulation or queuing impacts onto Madison Avenue. In addition, the City’s Traffic Engineer determined that the Project would not create significant traffic impacts beyond those already anticipated within the City’s General Plan Circulation Element.

The Noise Study prepared for the Project determined that operation of the proposed car wash facility, with implementation of the recommended operational features and equipment specifications, including use of an ultra-quiet blower system and limited hours of operation, would comply with applicable City noise standards and would not result in significant noise impacts to surrounding properties, including nearby residential uses.

The site is adequately served by existing public utilities and services, including water, sewer, roadway infrastructure, police, and fire protection services. In addition, the site is not included on any list compiled pursuant to Section 65962.5 of the California Government Code.

Furthermore, the City has considered the exceptions to the use of categorical exemptions identified in CEQA Guidelines Section 15300.2 and determined that no exceptions apply to the Project.

4. The location, size, design, and operating characteristics of the proposed use would be compatible with existing land uses within the general area in which the proposed use is to be located;

FACTS: The project site is suitable for a car wash facility which will not have an adverse impact on neighboring residential use to the west and surrounding commercial uses to the north, east, and south. The project provides for adequate ingress/egress by utilizing both an existing shared primary driveway access point, and a secondary exit only driveway. The Project is designed to accommodate on-site parking for employees, and the lighting plan (using only shielded, downward lighting designs) avoids light spill into adjacent properties, landscaping plan that meets or exceeds the requirements, and will provide buffering and screening. The proposed Project will also meet the standard requirements of the Development Code and specific conditions, such as landscaping, which have been included in the Conditions of Approval to ensure compliance with the Development Code.

5. The subject site is physically suitable for the type and density/intensity of the use being proposed.

FACTS: The Project site is suitable for redevelopment to a car wash use, as it will not have a harmful effect on the neighboring residential use to the west and surrounding commercial uses to the north, east, and south. The Project provides for adequate ingress/egress by providing two driveway access points. The Project is designed to accommodate onsite parking, lighting (using only shielded, downward lighting designs) to avoids light spill offsite, and landscaping that meets the requirements and will provide buffering and screening. The proposed Project will also meet the standard requirements of the Development Code and specific conditions, such as landscaping, which have been included in the Conditions of Approval to ensure compliance with the Development Code.

6. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to the public convenience, health, safety, or general welfare.

FACTS: Water and sewer to the project site is currently provided by Eastern Municipal Water District, and the project is conditioned to install the necessary infrastructure prior to occupancy. Water and sewer lines are currently located on Madison Avenue and are available for connection. Electricity is provided by Southern California Edison Company and gas by the Southern California Gas Company. Waste Management provides residential and commercial waste disposal services in the City of Murrieta. The Project site is located in an area where existing public safety (Police and Fire) and services are readily available to serve the Project.

ENVIRONMENTAL

The Project has been determined to be exempt from the CEQA. The Project is exempt under CEQA Guidelines Section 15332 - Class 32 (In-Fill Development), based on the following findings:

The Project is consistent with the applicable General Plan land use designation, applicable General Plan policies, and applicable zoning designation and regulations. The site is located within the City limits, is less than five acres in size, and is substantially surrounded by urban development. The site has previously been developed and contains no habitat for endangered, rare, or threatened species.

As documented in the Traffic Assessment Report prepared for the Project, the proposed vehicle queuing capacity exceeds the minimum storage requirements for the use and would avoid off-site circulation or queuing impacts onto Madison Avenue. In addition, the City’s Traffic Engineer determined that the Project would not create significant traffic impacts beyond those already anticipated within the City’s General Plan Circulation Element.

The Noise Study prepared for the Project determined that operation of the proposed car wash facility, with implementation of the recommended operational features and equipment specifications, including use of an ultra-quiet blower system and limited hours of operation, would comply with applicable City noise standards and would not result in significant noise impacts to surrounding properties, including nearby residential uses.

The site is adequately served by existing public utilities and services, including water, sewer, roadway infrastructure, police, and fire protection services. In addition, the site is not included on any list compiled pursuant to Section 65962.5 of the California Government Code.

Furthermore, the City has considered the exceptions to the use of categorical exemptions identified in CEQA Guidelines Section 15300.2 and determined that no exceptions apply to the Project.

NOTICING

Public notice regarding the Project was provided in compliance with Section 16.76 of the Development Code. The City posted a sign on the Property, mailed notices to property owners within a 300-foot radius, and advertised in the newspaper at a minimum of 10 days before the hearing

ATTACHMENTS

1. Resolution

Exhibit A - DP-2023-00060 Conditions of Approval

Exhibit B - CUP-2023-00020 Conditions of Approval

Exhibit C - Statement of Operations

2. Vicinity Map

3. Project Plans (Site, Grading, Landscape, and Architectural)

4. Notice of Exemption

5. Noise Study

Legislation Details