Bellflower City Council
May 13, 2024

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TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Elizabeth C. Oba, Director of Planning and Building Services Kathryn Brun, Associate Planner
SUBJECT: Consideration and possible action to conduct a de novo public hearing to consider an application for a modification of a Conditional Use Permit, and adopt Resolution No. 24-22 — A Resolution approving Conditional Use Permit Case No. CU 23-03 modifying Conditional Use Permit Case No. CU 86-28 by converting an existing full -service carwash to an automated express carwash within the General Commercial ("C-G") zone on the property located at 14755 Bellflower Boulevard / 9765 Somerset Boulevard; Applicant:

Sean Nourani Architect.

DATE: May 13, 2024

EXECUTIVE SUMMARY
This action is the de novo review of Conditional Use Permit, Case No. CU 23-03. On April 1, 2024, the Planning Commission unanimously adopted Resolution No. PC 24-03 approving a conversion of an existing full -service carwash to an automated express carwash on the Subject Property, with modified conditions. Pursuant to BMC Section 17.112.070(A), Council Member Wendi Morse requested that the City Council reconsider the Planning Commission's decision due to concerns related to the approved aesthetic and design improvements. On April 22, 2024, the City Council unanimously decided to schedule a de novo hearing for Conditional Use Permit Case No. CU 23-03.

Accordingly, the City Council is considering the conditional use permit application anew, as if the original hearing had not taken place.

RECOMMENDATION TO CITY COUNCIL

1. Open the public hearing; take testimonial and documentary evidence; and after considering the evidence, adopt Resolution No. 24-22; or

2. Alternatively, discuss and take other action related to this item

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Staff Report — CU 23-03 for 14755 Bellflower Blvd. / 9765 Somerset Blvd.

May 13, 2024

FISCAL IMPACT
There is no identifiable fiscal impact associated with the recommended action.

TYPE OF ACTION (ADVISORY OR QUASI-JUDICIAL)
Quasi-judicial: The recommended action includes issuing a Conditional Use Permit ("CUP"). In considering such action, the City Council acts in a quasi-judicial role. While doing so, the City Council acts like a court: it applies facts gathered during a public hearing to existing law. Just like a court, the City Council can only consider facts that are relevant to the case. A party appearing before the legislative body is entitled to:
• Notice of the proposed action;
• Reasons for the action;
• A copy of the evidence on which the action is based; and • The right to respond before a reasonably impartial, noninvolved reviewer.

If the City Council asks irrelevant questions and bases its decision -making on such questions, a court may overturn the City Council's decision and hold the City potentially liable for violating the Applicant's constitutionally protected due process rights.

In the matter of the CUP, the City Council must make these findings pursuant to Zoning Title of the Bellflower Municipal Code ("BMC") Section 17.96.040:

A. The use applied for at the location set forth in the application is properly one for which a Conditional Use Permit is authorized by the BMC; B. The land use is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the General Plan, and is not detrimental to existing uses or to uses specifically permitted in the district in which the proposed use is to be located;
C. The site for the intended use is adequate in size and shape to accommodate the land use, and for all the yards, setbacks, walls or fences, landscaping and other features that may be required in order to adjust said use to those existing or possible future uses of land in the neighborhood; and
D. The site for the proposed use relates to streets and highways properly designed and improved so as to carry the type and quantity of traffic generated or to be generated by the proposed use.

PUBLIC NOTICE
A Notice of Public Hearing was published in the Los Cerritos Community News newspaper on May 3, 2024. Public hearing notices were sent on May 2, 2024, to 44 property owners within a 300' radius of the Project Site and posted at City Hall, Brakensiek Library, Bellflower Substation, Thompson Park, Simms Park, Caruthers Park, and the City's website. Three public hearing notices were posted on the Project Site on May 3, 2024. As of the writing of this staff report, the City received no inquiries on the Project.
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Staff Report - CU 23.03 for 14755 Bellflower Blvd. / 9765 Somerset Blvd.

May 13, 2024

CEQA STATUS
The City reviewed the environmental impacts of the Project under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq. "CEQA") and the regulations promulgated thereunder (14 Cal. Code of Regs. §§ 15000, at seq., the "CEQA Guidelines"). CEQA Guidelines § 15303 exempts minor construction or conversion of structures. The proposed activity is for the conversion of an existing full -service carwash to an automated express carwash and contemplates minor physical alterations, including, without limitation, installation of signs, lighting and facade improvements to the existing structures. Accordingly, this activity is exempt from further review.

BACKGROUND
Property Owners:

QuikWash BRE, LLC; Steve BF, LLC; and
Sam BF, LLC
General Plan Land Use Designation:
"C" Commercial
Zoning Classification:

C-G General Commercial
Property Size:

Approximately 30,210 square feet 0.69 acres
Current Development:

Full -Service Canvash
Previous Applications/Entitlements:
11/17/86 - Resolution No. PC 86-88:

Conditional Use Permit Case No. CU 86-28 for
an existing non -conforming carwash in
conjunction with construction of a customer
lounge.

Surrounding Land Uses and Zoning:

North
Multi -Family Residential -Apartments (R-3 PD
zone
South
Multi -Tenant Commercial Building, Single
Family and Mufti -Family Residential Units
C-G zone
West
Multi -Tenant Commercial Building C-G zone
East
Multi -Tenant Commercial Building C-G zone
The site is developed with a 5,620-square foot carwash building and a detached 519- square foot vacant restaurant. The carwash building consists of an office, restroom, customer lounge, equipment rooms, and the carwash tunnel. The site has six onsite parking spaces, a drying area, and a queuing/vacuuming area with multiple lanes for up to approximately 33 vehicles. There is an existing twelve -foot -tall block wall along the north property line. There is existing landscape adjacent Somerset Boulevard. The site is served by four driveways, two are off Beliflower Boulevard, one is off Blaine Avenue, and one is off Somerset Boulevard. The detached restaurant has not been in operation since 2022.
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Staff Report — CU 23-03 for 14755 Bellflower Blvd. 19765 Somerset Blvd.

May 13, 2024

➢ Previous Entitlements and Uses
From approximately 1955 to 1965 there was a service station on the Subject Property.

The existing carwash and restaurant were built in 1965, before the Conditional Use Permit ("CUP") requirement for carvashes in the city. In 1986, the carwash operator added an enclosed customer lounge which triggered the requirement for a CUP. Currently, the carwash facility operates daily, from 8 a.m. to 5 p.m. from Monday through Friday, and 8 a.m. to 6 p.m. on Saturday and Sunday.
➢ Planning Commission Discussion
During its discussion at the April 1, 2024, Planning Commission meeting, the Planning Commission generally discussed the proposed driveways, the hours of operation, ADA and employee parking, signage, the perimeter block walls, noise, the proposed building wall to enclose the carwash tunnel on the southern elevation, and architectural enhancements to the existing carwash building. At the meeting, the Applicant and Property Owner presented new colored renderings to the Planning Commission that showed the building fagade as -is with new paint and did not show a proposed enclosure for the carwash tunnel and requested the Commission approve this design. The Commission discussed the need for an enclosure, whether the new carwash equipment would generate more noise than the existing carwash equipment, the appeal of the nostalgic look of seeing cars move through the tunnel, and the maintenance of a glass wall. After closing the public hearing, the Planning Commission unanimously adopted Resolution No. PC 24-03 with the following amendments:

1. Modify Condition No. 15 to remove the requirement for the wall enclosure but still require staff to review the final plans;

2. Modify Condition No.19 to change the operating hours from 8:00 a.m. to 7:00 p.m., daily to 7:00 a.m. to 8:00 p.m., daily;

3. Modify Condition Nos. 24 and 25 related to improvements to the existing block wall along the northerly property line so that it is contingent on a property survey to determine if the existing wall is on the adjacent property or a shared property line.

Separate Condition No. 24 into two conditions.
➢ Request to Reconsider Planning Commission's Decision
Following the Planning Commission meeting, Council Member Wendi Morse requested that the City Council reconsider the Planning Commission decision. At its April 22, 2024 City Council meeting, Council Member Morse stated that she brought forward this item due to concerns regarding the approved aesthetic and design because she wants to ensure the Project mirrors improvements that have been made in other areas of the City.

The City Council unanimously decided to schedule a de novo hearing to consider CUP Case No.23-03.
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Staff Report — CU 23-03 for 14755 Bellflower Blvd. 19765 Somerset Blvd.

May 13,2024

PROJECT DESCRIPTION
➢ Request
The Applicant is requesting modification of CU 86-28, which includes demolishing 1,127 square feet of the full -service carwash building, converting the remaining space to a 4,493-square foot automated express carwash building, modifying the site layout, as described below, removing the current vacuum system, adding 14 self -serve vacuum/parking stalls on the site, and modifying the daily operating hours to 8 a.m. to 7 p.m., and reducing the number of employees on -site.

Site Configuration and Improvements
The Applicant is proposing to modify the site layout by redesigning the queuing area, incorporating two self -pay stations with queuing for up to 22 vehicles, adding 14 self -serve vacuum/parking stalls, as well as one employee, code -compliant parking space and one, code -compliant loading space. The existing driveway on Somerset Boulevard and the southerly driveway on Bellflower Boulevard will be removed and replaced with a full height curb and gutter and/or parkway. The northerly driveway on Bellflower Boulevard will be widened to 40 feet and serve as the primary entrance and exit to the Subject Property. A condition of approval is recommended requiring the driveway off of Bellflower Boulevard to be a right turn only exit (Condition No. 36 on Exhibit A of Resolution No. 24-22 (Attachment A)). The existing driveway on Blaine Avenue will be reduced to 15 feet in width and marked as an exit only driveway. The Applicant proposes to add 3,364 square feet of landscaping to the Subject Property including 37 of 48-inch box trees, 77 of 5- gallon shrubs, and 129 of 2.5-gallon shrubs. A condition of approval is recommended requiring that the landscaping comply with the specifications of the landscaping plan, including without limitation, number of plants, plant materials and sizes of plants (Condition No. 30 on Exhibit A of Resolution No. 24-22 (Attachment A)). A new trash enclosure will be built nearthe Bellflower Boulevard driveway for easy access, as required by the City's trash service provider.
➢ Interior and Exterior Building Improvements
The Applicant is proposing to demolish the existing restaurant, upgrade all of the carwash equipment within the rarwash tunnel, as well as add self -serve vacuums in the parking stalls. Solid material canopies will cover the vacuum/parking stalls. The associated vacuum equipment will be housed within an enclosed equipment room. Throughout the review process, staff recommended improvements to the exterior building fagade, including without limitation, enclosing the building with an aluminum framed glass wall for a modern design and to be consistent with other similar projects within the City. The Applicant informed staff that they want to preserve the "Googie" architectural style (i.e., futuristic architecture) of the building and preserve all the original building colors and architectural elements. A condition of approval is recommended requiring the carwash tunnel to be enclosed and the architectural theme of the building fagade be revised to the satisfaction of the Director (Condition No. 15 on Exhibit A of Resolution No. 24-22 (Attachment A)).
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Staff Report - CU 23.03 for 14755 Bellflower Blvd. 19765 Somerset Blvd.

May 13, 2024.

➢ Proposed Operation
The Applicant's design has customers entering the Subject Property on Bellflower Boulevard and driving up a 10-foot wide, queuing lane that can accommodate 22 vehicles and has two pay stations. After payment, customers will drive their vehicles into the carwash tunnel. At the end, customers have the option to exit the site on Bellflower Boulevard or park to dry and vacuum their vehicles. If a customer enters the queuing lane to wash their vehicle but decides not to, they can exit the property via Blaine Avenue.

PROJECT ANALYSIS
As discussed below, the project satisfies the BMC requirements. As a courtesy notice to the Applicant, certain Building, Fire, and Engineering requirements are identified in Attachment "B." The requirements identified in the Attachment are not to be construed as a comprehensive fist of the applicable law or of technical code requirements, and the Applicant is solely responsible for complying with all applicable law. ➢ Landscaping
As required by the BMC, landscaping within the interior of the parking area must be equal to at least five percent of the parking area, with a minimum 10-foot-wide landscape planter located adjacent to all right-of-ways. The proposed Project includes 1,052 square feet of landscaping (11% of the parking/vacuum area), which exceeds the minimum code requirement. In addition, new 10-foot-wide landscape planters are proposed along Belfflower Boulevard and Blaine Avenue, and portions along Somerset Boulevard that are currently asphalt and a driveway.
➢ Parking and Loading Spaces
The minimum required number of parking spaces for the Project is 15, which is based on one parking space for each 300 square feet of floor space, building or structure. A total of 15 parking spaces are proposed, which includes one ADA vacuum stall, 13 vacuum stalls, and one employee parking stall. In addition, one loading space is proposed per BMC Chapter 17.88.
➢ Queuing Analysis
A queuing analysis was submitted for the Project. The queuing analysis found that during peak operating times (two express carwashes were surveyed in California) the queue was approximately nine vehicles. The proposed queueing area is designed to accommodate 22 vehicles, which has sufficient capacity. The proposed project will serve approximately 450 vehicles per day at approximately 40 vehicles per hour. To ensure that vehicles are not waiting for a vacuum stall after exiting the carwash, per the queuing analysis, it is recommended that signs be installed at the parking stalls that limit customers to eight minutes to clean and vacuum their vehicles. The analysis also recommended that a carwash attendant monitor the vacuum service area during peak operating times to direct vehicles into the overflow queuing area, into available vacuum stalls, or out of vacuum stalls if a user's time is exceeding eight minutes or the arrival rate begins to increase faster than vacuum stalls become available (Condition Nos. 17 and 18 on Exhibit A of Resolution No. 24-22 (Attachment A)).

1.2 Staff Report — CU 23-03 for 14755 Bellflower Blvd. / 9765 Somerset Blvd.

May 13, 2024

Noise Study
A noise study was submitted to determine if the proposed Project would have an impact on the surrounding area and/or require mitigation measures. The proposed carwash includes a blower system that meet acoustical benchmarks and all other noise -producing equipment (e.g., compressors, vacuum turbine motors, pumps) will be housed within mechanical equipment rooms to minimize noise. The surrounding properties include a multi -family residential development to the north, a single-family and commercial shopping center to the south, and commercial shopping centers to east and west. The findings and conclusions of the noise study indicate that the existing ambient noise level ranged between 56 to 69 dBA Leq with the predominant noise source coming from Bellflower Boulevard and existing commercial activities in the vicinity. The Project plus ambient noise level projects are anticipated to measure 57 to 69 dBA Leq and will not perceptibly increase the overall ambient sound level or require mitigation measures. This information is consistent with Goal 1 of the Noise Element of the City of Bellflower's General Plan which is to maintain or reduce noise levels throughout the City. Conditions of approval are recommended to address construction noise (Condition Nos. 37 and 38 on Exhibit A of Resolution No. 24-22 (Attachment A)).
➢ Conditional Use Permit
Pursuant to BMC § 17.44.030(A)(16) (Conditional Uses), the carwash business is subject to a CUP. Before the City Council grants approval of a CUP, it must find that the project meets all the conditions outlined in BMC § 17.96.040. As proposed, the project meets all four findings, as outlined in Resolution No. 24-22 (Attachment A). The City Council may impose conditions that it finds and determines are necessary to secure substantial protection for the public health, safety, comfort, convenience and general welfare. Among other things, the Planning Director is proposing conditions of approval which require the applicant to revise the architectural theme along the southern property line so that the carwash tunnel is enclosed and architecturally compatible with other developments in the area, to the satisfaction of the Planning Director. The conditions outlined in Exhibit A of Resolution No. 24-22 are the same staff recommendations that were made to the Planning Commission.
➢ Conclusion
The Project conforms with the City's General Plan Land and the Zoning Regulations in the BMC, as outlined in Resolution No. 24-22 (Attachment A).

ATTACHMENTS
A. Resolution No. 24-22..................................................................................................8 B. Courtesy Code Notice.............................................................................................18 C. Aerial, Assessor's Map, Zoning Map and General Plan Map...................................22 D. Planning Commission Staff Report (without attachments)........................................26 E. Planning Commission Resolution No. PC 24-03......................................................32 F. April 1, 2024 Planning Commission Minutes............................................................46 G. Resolution No. PC 86-88..........................................................................................53 H. List and Map of Carwash Facilities in the City..........................................................58 I. Plans and Documents Submitted by the Applicant...................................................60

CITY OF BELLFLOWER
RESOLUTION NO. 24.22

A RESOLUTION APPROVING CONDITIONAL USE PERMIT CASE
NO. CU 23-03 MODIFYING CONDITIONAL USE PERMIT CASE NO. CU 86-28 BY CONVERTING AN EXISTING FULL -SERVICE CARWASH TO

AN AUTOMATED EXPRESS CARWASH WITHIN THE GENERAL
COMMERCIAL ("C-G") ZONE ON PROPERTY LOCATED AT
14755 BELLFLOWER BOULEVARD / 9765 SOMERSET BOULEVARD;
APPLICANT: SEAN NOURANI ARCHITECT
THE CITY COUNCIL RESOLVES AS FOLLOWS:

SECTION 1. Recitals. The City Council finds and declares as follows:

A. On May 24, 2023, Sean Nourani Architect ("Applicant") filed an application and submitted plans for a Conditional Use Permit ("CUP") to allow for the conversion of an existing full -service carwash to an automated express carwash (the "Project"). The CUP application was initially deemed incomplete.

On March 12, 2024, the Applicant submitted revised plans; and on March 12, 2024, the application was deemed complete;
B. On April 1, 2024, the Planning Commission held a public hearing to receive public testimony and other evidence, including information provided to the Planning Commission by City staff and the Planning Commission unanimously adopted Resolution No. PC 24-03, approving Conditional Use Permit Case No. CU 23-03 with modified project conditions;
C. On April 11, 2024, Council Member Wend! Morse requested that the City Council reconsider the Planning Commission's approval of Conditional Use Permit Case No. CU 23-03 and hold a de novo hearing; D. On April 22, 2024, the City Council considered Council Member Morse's request and unanimously agreed to hold a de novo hearing; E. The application was reviewed by the Director of Planning and Building Services for, in part, consistency with the General Plan and conformity with the Bellflower Municipal Code ('BMC");
F. In addition, the City reviewed the Project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, at seq., "CEQA"), the regulations promulgated thereunder (14 Cal. Code of Regulations §§15000, at seq., the "CEQA Guidelines"), and the City's Environmental Guidelines ("Bellflower Guidelines"; CEQA, CEQA Guidelines and Bellflower Guidelines collectively referred to as "CEQA Regulations"); G. The Director of Planning and Building Services completed its review and scheduled a public hearing regarding the application before this City Council on May 13, 2024;

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City of Bellflower
Resolution No. 24-22

H. Notice of Public Hearing before the City Council was duly given and published in the time, form, and manner as required by law;
I. On May 13, 2024, the City Council opened a public hearing to receive and consider public testimony and other evidence regarding the Project including, without limitation, information provided to the City Council by the Applicant; and J. The City Council considered the information provided by the Director of Planning and Building Services, public testimony, and the Applicant. This Resolution, and its findings, are made based upon the evidence presented to the City Council at its May 13, 2024, hearing including, without limitation, the staff report submitted by the Director of Planning and Building Services.

SECTION 2. Factual Findings and Conclusions. The City Council finds that the following facts exist:

A. The Applicant seeks approval of a CUP to allow the conversion of an existing full -service carwash to an automated carwash located at 14755 Bellflower Boulevard / 9765 Somerset Boulevard ("Project Site");
B. The Project Site is accessible from Bellflower Boulevard to the east, an 80-foot wide secondary arterial street; Somerset Boulevard to the south, an 80-foot wide secondary arterial street; and from Blaine Avenue to the west, a 60-foot wide collector street;
C. The Project Site is located within the C-G zone, with a land use designation of Commercial ("C") in the General Plan;
D. The Project Site is bounded: to the north by multi -family dwellings located within the Multiple Residential Planned Developed ("R-3 PD") zone; to the south, by a multi -tenant commercial building, single-family and multi -family residential units within the C-G zone; to the west by a multi -tenant commercial building within the C-G zone; and to the east by a multi -tenant commercial building within the C-G zone; and
E. The Project Site measures 30,210 square feet (0.69 acres) in area and is currently developed with a 5,620-square foot carwash building, and a 519- square foot restaurant.

SECTION 3. Environmental Assessment. The City reviewed the environmental impacts of the Project under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq. "CEQA") and the regulations promulgated thereunder (14 Cal.

Code of Regs. §§ 15000, et seq., the "CEQA Guidelines"). CEQA Guidelines § 15303 exempts minor construction or conversion of structures. The proposed activity is for the conversion of an existing full -service carwash to an automated express carwash and contemplates minor physical alterations, including, without limitation, installation of signs, lighting and fagade improvements to the existing structures. Accordingly, this activity is exempt from further review.

PA

City of Bellflower
Resolution No. 24-22

SECTION 4. Notice of Exemption. The Director of Planning and Building Services, or designee, is directed to file a Notice of Exemption in accordance with CEQA §§ 15062 and any other applicable law.

SECTION 5. Conditional Use Permit. Pursuant to BMC § 17.96.040 (Necessary Conditions Precedent to the Granting of a Conditional Use Permit) the City Council finds as follows:

A. The use applied for at the location set forth in the application is properly one for which a Conditional Use Permit is authorized by the BMC. Pursuant to BMC § 17.44.030(A)(16): "Cawwash (automatic, mechanical, hand -operated, or self -serve), including those facilities that are accessory to gasoline service stations' is a conditionally permitted use within the C-G zone.

B. The proposed upgrade of the existing carwash from full -service to automated is necessary or desirable for the development of the community. The use is in harmony with various elements or objectives of the General Plan, specifically, General Policy 2.2 (Provide commercial facilities to meet the retail and service needs of the community); and General Policy 2.8 (Encourage rehabilitation or redevelopment of designated commercial and industrial areas). The Project is conditioned to provide a fagade upgrade to meet the intent of General Policy

2.7 (Carefully scrutinize plans for developments which will have a significant impact on the city or on surrounding developments to ensure the highest quality design). Any potential detrimental impacts posed by the use have been addressed in the Project Conditions. Therefore, the proposed use will not be detrimental to the existing uses in the vicinity.

C. The Project Site is adequate in size and shape to accommodate the proposed use, and its design is appropriate to the city, the neighborhood, and the lot on which it is proposed. The Project Site is currently developed with a 5,620- square foot carwash building and a 519-square foot restaurant. The restaurant is proposed to be demolished and approximately 1,127 square feet of the carwash building is proposed to be demolished. The subject building was built in 1964, which complied with the development standards at that time.

Although the subject building no longer complies with current setback requirements, it maintains its legal nonconforming status and does not need to comply with setback requirements because it is not being substantially remodeled (BMC §17.92.130).

D. The Project Site relates to streets and highways properly designed and improved so as to carry the type and quantity of traffic generated or to be generated by the proposed use. The Project Site is accessible, as described in Section 2. A project trip generation and queuing analysis prepared by a licensed traffic engineer was submitted. The analysis concludes that sufficient on -site vehicle queuing capacity and on -site vehicle circulation is provided.

Lastly, the proposed use is not anticipated to generate any substantial traffic that would cause adverse impact on the surrounding properties; thus, the City Traffic Engineer did not require a Traffic Impact Analysis to be prepared. -10-

City of Bellflower
Resolution No. 24-22

SECTION 6. General Plan and Zoning. The proposed Project conforms with the General Plan and the zoning regulations in the BMC as follows:

A. The General Plan Land Use Designation of the Project Site is "C" (Commercial). Moreover, the proposed Project is consistent with the General Plan, as indicated in Section 5.

B. The BMC zoning classification for the Project is C-G, which conditionally allows for carwashes (automatic, mechanical, hand -operated, or self -serve).

SECTION 7. Approval. Subject to the conditions listed on the attached "Exhibit A," which is incorporated by reference, the City Council approves Conditional Use Permit Case No. CU 23-03 which supersedes Planning Commission Resolution No. PC 24-03 in its entirety.

SECTION 8. Preservation. This Resolution does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before, this Resolution's effective date. Any such amended part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Resolution.

SECTION 9. Reliance On Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole.

SECTION 10. Limitations. The City Council's analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the City Council's lack of knowledge of future events. In all instances, best efforts were made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework.

SECTION 11. Summaries of Information. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record.

The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.

SECTION 12. Construction. This Resolution must be broadly construed in order to achieve the purposes stated in this Resolution. It is the City Council's intent that the provisions of this Resolution be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Resolution. -11-

City of Bellflower
Resolution No. 24.22

SECTION 13. Severability. If any part of this Resolution or its Application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Resolution are severable.

SECTION 14. Electronic Signatures. This Resolution may be executed with electronic signatures in accordance with Government Code §16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.

SECTION 15. The Mayor, or presiding officer, is authorized to affix its signature to this Resolution signifying its adoption by the City Council of the City of Bellflower, and the City Clerk, or its duly appointed deputy, is directed to attest.

SECTION 16. Effective Date. This Resolution will become effective immediately upon adoption and remain effective unless repealed or superseded.

PASSED, APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER THIS 13TH DAY OF MAY 2024.

Koops, Mayor
ATTEST:

Mayra Ochiqui, City Clerk
APPROVED AS TO FORM:

KARL H. BERGER, CITY ATTORNEY
Justin A. Tamayo, Deputy City Attorney
ATTACHMENT:

Exhibit A - Project Conditions
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EXHIBIT A
RESOLUTION NO. 24-22 — PROJECT CONDITIONS FOR
CONDITIONAL USE PERMIT CASE NO. CU 23.03
In addition to all applicable provisions of the Bellflower Municipal Code ("BMC"), Sean Nourani ("Permittee"), agrees that he will comply with the following provisions as conditions for the City of Bellflower's approval of Conditional Use Permit ("CUP") Case No. CU 23-03 ("Project Conditions").

Unless the contrary is stated or clearly appears from the context, the construction of words and phrases used in the Project Conditions use the definitions set forth in the BMC.

Standard Project Conditions

1. The Project Site must be developed and/or used in the manner requested and must be in substantial conformity with the submitted architectural plans date - stamped March 12, 2024, business description date -stamped October 10, 2023, grading, equipment, and vacuum plans date -stamped August 16, 2023, unless revisions and/or additional conditions are specifically required herein.

2. This approval runs with the land. All rights and obligations of this approval, including the responsibility to comply with the Project Conditions, are binding upon Permittee's successors in interest. The Project Conditions may be modified, terminated, or abandoned in accordance with applicable law including, without limitation, the BMC.

3. Any proposed deviations from the Exhibits, Project Description or Project Conditions must be submitted to the Director of Building and Planning Services ("Director"). The Director may approve minor deviations and may refer any and/or all proposed deviations to the City Council for review, evaluation, and approval or denial. Any unapproved deviation from this Resolution is a violation of these Project Conditions.

4. When exhibits and/or Project Conditions conflict, the written Project Conditions prevail.

5. The approvals conferred by this Resolution will be suspended for the period that any Project Conditions are appealed whether administratively or as part of a legal action filed in a court of competent jurisdiction. If any Project Conditions is invalidated by a court of law, the Project must be reviewed by the City and substitute conditions may be imposed.

6. The Permittee must comply with all requirements of this Resolution, the BMC, policies, and regulations of any State, Federal or local agency with jurisdiction over the Project, and any other applicable law. Violations of applicable law, including, without limitation, these Project Conditions may result in the City commencing revocation of this permit.

7. The Permittee must sign the Project Conditions, asset forth below, to acknowledge acceptance, within 30 days from the date of approval by the City Council.

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City of Bellflower
Resolution No. 24-22 - Exhibit A

8. This decision is not effective until Permittee acknowledges acceptance of all Project Conditions, and any appeal period has lapsed, or a waiver of right to appeal is filed or if there is an appeal, until a final decision has been made on the appeal.

By use of the entitlements granted by a development application, the Permittee acknowledges agreement with the Project Conditions.

9. Anything which is not shown on the application/plans, or which is not specifically approved, or which is not in compliance with this section, is not approved. Any application and/or plans which are defective including, without limitation, omission, dimensions, scale, use, colors, materials, encroachments, easements, etc., will render entitlements granted by this approval null and void. Construction must cease until all requirements of this approval are complied with. Development entitlements may be withheld until violations of the BMC are abated.

10.The Permittee must provide a sheet on the construction plans with the City of Bellflower signed Resolution stating the Project Conditions as adopted by the City Council. The information must be incorporated into the plans before the City issues a construction permit.

11.The City will not issue a certificate of occupancy before the Permittee demonstrates compliance with all Project Conditions.

12. The Permittee must contact the Director, or designee, to arrange one or more site inspections as necessary to ensure that Permittee has complied with all Project Conditions before exercising any of the rights conferred by this Resolution.

13. The Permittee must reimburse the city for all attorneys' fees expended by the City that are directly related to the processing of this Project. All attomeys' fees must be paid before commencement of the rights conferred by this Resolution.

Planning

14. Unless otherwise stated herein, the Permittee must comply with Conditional Use Permit Case No. CU 86-28 and Resolution No. PC 86-88, including all conditions of approval.

15. The Permittee must revise the architectural theme along the southern property line, including, without limitation, the building facade and carwash tunnel enclosures to the satisfaction of the Director of Planning and Building Services, or designee. The architectural theme must be consistent throughout the Project Site.

16.The final plans must include drain grates to be installed at all driveways between the public right-of-way and the decorative stamped concrete.

17. Parking in each vacuum/parking stall is limited to not more than eight minutes. The Permittee must install signs at each vacuum/parking stall that limits customers to no more than eight minutes in vacuum/parking stall.
-14-

City of Bellflower
Resolution No. 24-22 - Exhibit A

18.One or more carwash attendants must always be present during normal business hours and monitor the vacuum service area, including directing vehicles into: (1) the overflow queuing area; (2) available vacuum stalls; and (3) out of vacuum stalls if a customers time exceeds eight minutes.

19.Operating hours are limited to 8:00 a.m. to 7:00 p.m., daily.

20. The proposed carwash must be operated in a manner consistent with the business description date -stamped October 20, 2023.

21.The existing perimeter wall on the northerly property line must have a new decorative stucco finish and painted to match the carwash building.

22.The Permittee must provide a photometric plan prior to the issuance of any construction permit. The photometric plan must illustrate a zero -foot candle along all property lines and adjacent public rights -of -way.

23. Before issuance of construction permits, the Permittee must submit all proposed light standards/fixtures for review and approval by the Director of Planning and Building Services, or designee. All proposed light standards/fixtures must be decorative and consistent with the architectural design of the building.

24.Vending machines, ATMs, payphones, and/or similar machines/devices are prohibited outside the building.

25.Outside storage of any kind is prohibited.

26.The Permittee must submit a Master Sign Plan for the Director of Planning and Building Services, or designee's, review and approval for all signage on the Project Site, including, without limitation freestanding signs, wall signs, identification signs, wayfinding signs, directional signs. The Master Sign Plan must include sign installation along the queuing lane informing customers to reduce car radio volumes, and must prohibit door and window advertising signage.

27.The existing freestanding pole sign on the corner of Bellflower Boulevard and Somerset Boulevard must be modified as necessary to meet the current BMC requirements for a pole sign and remove all unused signage.

28.All existing signs must be removed from the wall along the northerly property line and replaced pursuant to the approved Master Sign Plan.

29. Decorative trash cans must be permanently affixed to the ground or structure.

30. Before final building permit approval, the Permittee must provide landscaping for the entire Project Site and install mature trees, plants, and shrubs. At the time of plant installation, the landscaping must comply with the specifications of the landscaping plan, including without limitation, number of plants, plant materials and sizes of plants.
-15-

City of Bellflower
Resolution No. 24-22 - Exhibit A

31.Vehicles associated with the construction of the Project including, without limitation, contractor, subcontractor, and laborers' work vehicles and their employees must be parked off-street.

32.The Project Site and its immediate surrounding (right-of-way) must be maintained free from debris and graffiti at all times. The Project Site owner must remove any debris or graffiti within 24 hours upon notification by the City. Litter on the Project Site and any litter scattered on nearby streets and sidewalks must be removed daily.

33.The driveway on Blaine Avenue must be designated as exit only.

Traffic Engineering

34.The final plans must show the location and dimensions of all existing and proposed drive approaches.

35.The final plans must show all existing right-of-way improvements.

36.The driveway on Bellflower Boulevard must be designated as right turn out only for vehicles exiting the Project Site.

Building and Safety

37.AII equipment staging areas must occur on the Project Site and at the greatest distance between the construction -related noise/vibration sources and sensitive receptors nearest the Project Site during construction. All construction equipment must be maintained so that vehicles and their loads are secured from rattling and banging.

38. During construction, the Project Site must be posted with a notice containing 24- hour contact information for complaints and concerns regarding the Project. The notice must be approved by the Building Official, or designee, before it may be posted at the Project Site.

39. Before the City issues grading permits, the Permittee must include on the Project plans, to the satisfaction of the City Engineer, or designee, the following information:
a. Grading Plan Title Sheet: Indicate the Project is a "Priority Development Project," as defined by applicable law.
b. Maintenance requirements must be listed for all Treatment BMPs. c. All constructed structural BMPs must be clearly identified as such in the Project plans and report, including maintenance operations and maintenance responsibility.
-16-

City of Bellflower
Resolution No. 24-22 - Exhibit A

Sean Nourani Architect, QuikWash BRE, LLC, Steve BF, LLC, and Sam BF, LLC agree to indemnify and hold the City harmless from and against any claim, action, damages, costs (including, without limitation, attorney's fees), injuries, or liability, arising from the City's approval of Conditional Use Permit Case No. CU 23-03. Should the City be named in any suit, or should any claim be brought against it by suit or otherwise, whether the same be groundless or not, arising out of the City's approval of Conditional Use Permit Case No. CU 23-03, Sean Nourani Architect, QuikWash BRE, LLC, Steve BF, LLC, and Sam BF, LLC agree to defend the City (at the City's request and with counsel satisfactory to the City) and will indemnify the City for any judgment rendered against it or any sums paid out in settlement or otherwise. For purposes of this section "the City" includes the City of Bellflower's elected officials, appointed officials, officers, and employees.

By signing this document, Sean Nourani Architect ("Permittee") certifies that he has read, understood, and agrees to the Project Conditions listed in this document.

Sean Nourani Architect
(Permittee)
By signing this document, QuikWash BRE, LLC, Steve BF, LLC, and Sam BF, LLC ("Project Site Owners"), certify that they have read, understood, and agree to the Project Conditions listed in this document.

QuikWash BRE, LLC
(Project Site Owner)
(Project Site Owner)
(Project Site Owner)
(If Corporation or similar entity, need two officer signatures or evidence that one signature binds the company)
17-

COURTESY CODE NOTICE FOR
CONDITIONAL USE PERMIT CASE NO. CU 23-03
As a courtesy notice, certain Building, Fire, and Engineering requirements are identified below. These requirements are not to be construed as a comprehensive list of the applicable law or of technical code requirements, and each Applicant and property owner are solely responsible for complying with all applicable law.

Bellflower Municipal Code & All Other Laws and Policies

1. The proposed Project Site must maintain not less than 15 on -site parking spaces.

2. All new and/or replaced ground areas must be surfaced or paved with either asphaltic concrete or concrete to a minimum of three inches (Y) in depth, or two inches (7) of premix and four inches (4') of Class A base, or other surface approved by the City Engineer, and said parking or surfacing must thereafter be maintained in good condition.

3. The Permittee must obtain the adjacent property owner's consent and approval, in writing, before conducting any work on walls located partially on the adjacent property.

4. The Permittee must contact the City's trash service provider (CR&R) to obtain written approval for the trash enclosure location, method of service to the site, and size of trash containers.

5. All lighting must be shielded in a manner so as to not create a nuisance.

6. The landscaping must be kept and maintained in good condition at all times.

7. Noise levels must be maintained pursuant to the Noise Element of the General Plan and BMC Chapter 8.32 and the submitted Noise Study, whichever is more restrictive.

8. South Coast Air Quality Management District must be contacted before any demolition or renovation. Call (909) 396-2000 for further information. Failure to comply with the provisions of Rule 1403 may result in a penalty.

9. The Project Site and its immediate surrounding (right-of-way) must be maintained free from debris and graffiti at all times. The Project Site owner must remove any debris or graffiti within 24 hours upon notification by the City. Litter on the Project Site and any litter scattered on nearby streets and sidewalks must be removed daily.

10. All concrete and asphalt demolition debris from the site must be recycled.

11. The landscape plan must comply with the State Model Water Efficient Landscape Ordinance (MWELO).

In

City of Bellflower
Courtesy Code Notice

12. The Project must comply with all applicable erosion control, fugitive dust, and best management practice/ National Pollution Discharge Elimination System (NPDES) standards.

13. Dust generated by construction activities must be reduced by periodically watering the soil on a daily basis, or as frequently needed, to minimize fugitive dusts.

Reclaimed water must be used whenever possible. Dirt may not be hosed into the storm drain system.

14. Before issuing a building permit, a C&D Waste Management Plan needs to be completed by the Permittee/Project Site Owner/Developer and approved by the Public Works Division.

15. All licensed professionals must stamp and sign each submittal construction plan sheet.

16. Landscape and hardscape improvements located adjacent to all drive approaches cannot exceed 42" in height, as measured from the paved driveway surface, to ensure safe vehicular sight distance.

17. All existing drive approaches that do not access the Project Site must be removed and replaced with full height curb and gutter, sidewalk, and parkway improvements consistent with the existing, adjacent parkway improvements.

18. The final plans must show the designated disabled access path from the public right-of-way.

19.Any existing damaged public right-of-way improvements must be repaired in accordance with Streets and Highways Code § 5600, at seq. and the BMC before the City issues a final certificate of occupancy. The Project Site Owner is responsible for the repair and maintenance of curb/gutter, sidewalk and drive apron.

20. A grading plan prepared by a California licensed civil engineer must be provided.

The minimum slope on concrete flow lines must be 0.50%. Minimum slope on asphalt concrete or turf must be 1.0%. Existing elevations of adjacent property and street flow lines must be shown around the perimeter of the proposed development. All applicable NPDES requirements must be complied with.

21. New sidewalk must be constructed per BMC and current ADA standards at each abandoned driveway apron. Any sidewalk that is damaged as a result of new construction must be removed and replaced accordingly.

22. A "C-8" OR "A" Licensed contractor must apply for a City of Bellflower right-of-way permit to perform all listed right-of-way improvements. Class B (General Building) contractors cannot be approved for permit issuance to perform this type of work within the public right-of-way.
-19-

City of Bellflower
Courtesy Code Notice

23. Reconstruction of all curb and gutter requires a minimum of 12" wide adjacent street cut for installation of construction forms and temporary backfill; followed by a final grind and rap overlay at no less than 2" deep and T-0" wide.

24. Un-sodded, mounded planters adjacent to public sidewalk must be provided with 6" curbs to prevent soil run-off onto the public sidewalk. Curbs are not required if the planter consists of sod.

25. The contractor must meet with the City Public Works Inspector before starting any construction within the public right-of-way.

26.All work within the public right-of-way, including placing and removal of traffic control devices, are restricted to the hours between 8:30 A.M. and 3:30 P.M., Monday through Friday. No work requiring continuous inspection or traffic control are allowed on Saturday, Sunday or Holidays, unless prior arrangements have been made at least one week in advance with the approval of the City Engineer.

27. The developer, at his/her cost, must be responsible for the relocation as necessary of any public or private utility or other obstruction to facilitate the construction within the public right-of-way.

28. Permits are required for all work within the public right-of-way.

29. Provide four sets of complete plans and two sets of supporting documents at plan check submittal. Additional comments may occur during the plan check review process.

30. The California Energy Standards are required to be submitted with the completed package.

31. The Project must comply with the current California Building Codes and California Fire Codes, as adopted by the City of Betfflower.

32. A demolition plan and permit are required.

33. Exterior construction activities are restricted to 7:00 a.m. to 6:00 p.m., Monday through Friday, 8:00 a.m. to 6:00 p.m. Saturdays, except that interior building construction activities are not limited. Construction is not permitted on Sundays and City Holidays.

34. Before the City issues a grading permit, the Permittee must comply with the National Pollution Discharge Elimination System (NPDES) permit from the California Regional Water Quality Control Board.
-20-

City of Bellflower
Courtesy Code Notice

35. Before the City issues a grading permit, the Permittee must file any required documents including, without limitation, the notice of intent, and must comply with the permits from the California Regional Water Quality Control Board.

36. Before the City issues grading permits, a Priority Development Project Plan addressing Best Management Practices (BMPs) must be submitted with the grading plan for review and approval by the City Engineer.

37. Before the City issues grading permits, the Permittee must demonstrate, to the satisfaction of the City Engineer and/or the City Planner, that the MS4 Permit requirements are met and shown on the Project plans.

38. Before the City issues grading permit issuance, the Permittee must demonstrate, to the satisfaction of the Director or City Engineer, that the selected structural treatment controls adequately treat pollutants of concern to a medium or high removal efficiency, and for the currently approved Lower San Gabriel River Reach 1 and Los Cerritos Channel 303(d) listed pollutants. The Permittee must include in the LID/SUSMP all calculations and treatment control manufacturer information, if applicable, to demonstrate the pollutant removal efficiency for the Project pollutants and 303(d) listed pollutants ( http://www.swreb.ra.gov) .

39. Before the City issues grading permits, a Maintenance Agreement in a form approved by the City Attorney outlining the post -construction BMPs must be executed. The Maintenance agreement must be submitted in accordance with the requirements of Order No. R4-2021-0105, Page 57. The Maintenance Agreement must be signed and notarized by the owner, City Manager and City Attorney, and recorded with the LA County Recorder. All costs associated with the review, installation and/or maintenance of the plan and Project -related BMPs are the responsibility of the Permittee.

40. Before the City issues grading permits, the Permittee must sign the owner's certification form as required by applicable law and embed this document in the Project plans, to the satisfaction of the Director or City Engineer.

41. Before the City issues a grading permit, the Project must incorporate structural LID practices for the site. The LID practices must consider the site's land use, hydrology, soil type, climate and rainfall patterns.

42. Before the City issues a grading permit, the Permittee must submit a Storm Water Pollution Prevention Plan (SWPPP) for sites one acre or greater, for the review and acceptance by the City Engineer. The SWPPP must describe the construction phase Best Management Practices (BMPs) to ensure compliance with the NPDES General Permit for storm water discharges associated with construction activity. -21-

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-25-

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TO: Honorable Chairman and Members of the Planning Commission ATTENTION: Elizabeth C. Oba, Director of Planning and Building Services FROM: Kathryn Brun, Associate Planner
SUBJECT: Consideration and possible action to conduct a public hearing to consider an application for a modification of a Conditional Use Permit, and adopt Resolution No. PC 24-03—A Resolution approving Conditional Use Permit Case No. CU 23-03 modifying Conditional Use Permit Case No, CU 86-28 by converting an existing full -service carwash to an automated express carwash within the General Commercial ("C-G") zone on the property located at 14755 Bellflower Boulevard / 9765 Somerset Boulevard (the "Subject Property').

DATE: April 1, 2024

RECOMMENDATION

1. Open the public hearing; take testimonial and documentary evidence; and after considering the evidence, adopt Resolution No. PC 24-03; or

2. Alternatively, discuss and take other action related to this item.

TYPE OF ACTION (ADVISORY OR QUASI-JUDICIAL)
Quasi-judicial: The recommended action includes issuing a Conditional Use Permit ("CUP"). In considering such action, the Planning Commission acts in a quasi-judicial role.

While doing so, the Planning Commission acts like a court: it applies facts gathered during a public hearing to existing law. Just like a court, the Planning Commission can only consider facts that are relevant to the case. A party appearing before the legislative body is entitled to:
• Notice of the proposed action;
• Reasons for the action;
• A copy of the evidence on which the action is based; and • The right to respond before a reasonably impartial, noninvolved reviewer.

If the Planning Commission asks irrelevant questions and bases its decision -making on such questions, a court may overturn the Planning Commission's decision and hold the

-26-

Staff Report — CU 23-03 for 14755 Bellflower Blvd.19765 Somerset Blvd.

April1, 2024

City potentially liable for violating the Applicant's constitutionally protected due process rights.

In the matter of the CUP, the Planning Commission must make these findings pursuant to Bellflower Municipal Code ("BMC") Section 17.96.040:

A. The use applied for at the location set forth in the application is properly one for which a Conditional Use Permit is authorized by the BMC; B. The land use is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the General Plan, and is not detrimental to existing uses or to uses specifically permitted in the district in which the proposed use is to be located;
C. The site for the intended use is adequate in size and shape to accommodate the land use, and for all the yards, setbacks, walls or fences, landscaping and other features that may be required in order to adjust said use to those existing or possible future uses of land in the neighborhood; and
D. The site for the proposed use relates to streets and highways properly designed and improved so as to carry the type and quantity of traffic generated or to be generated by the proposed use.

PUBLIC NOTICE
A Notice of Public Hearing was published in the Los Cerritos Community News newspaper on March 20, 2024. Public hearing notices were sent on March 20, 2024, to 44 property owners within a 300' radius of the Project Site and posted at City Hall, Brakensiek Library, Bellflower Substation, Thompson Park, Simms Park, Caruthers Park, and the City's website. Three public hearing notices were posted on the Project Site on March 21, 2024. As of the writing of this staff report, the City received no inquiries on the Project.

CEQA STATUS
The City reviewed the environmental impacts of the Project under the California Environmental Quality Act (Public Resources Code §§ 21000, at seq. "CEQA") and the regulations promulgated thereunder (14 Cal. Code of Regs. §§ 15000, et seq., the "CEQA Guidelines"). CEQA Guidelines § 15303 exempts minor construction or conversion of structures. The proposed activity is for the conversion of an existing full -service carwash to an automated express canvash and contemplates minor physical alterations, including, without limitation, installation of signs, lighting and fagade improvements to the existing structures. Accordingly, this activity is exempt from further review.

Property Owners:

QuikWash BRE, LLC; Steve BF, LLC; and
Sam BF, LLC
General Plan Land Use Designation:
"C" Commercial
Zoning Classification:

C-G General Commercial
Property Size:

Approximately 30,210 square feet 0.69 acres
-27-

Staff Report — CU 23-03 for 14755 Bellflower Blvd. 19765 Somerset Blvd.

April 1, 2024

Current Development:

Full -Service Carwash
Previous Applications/Entitlements:
11/17/86 - Resolution No. PC 86-88.

Conditional Use Permit Case No. CU 86-28 for
an existing non -conforming carwash in
conjunction with construction of a customer
loun e.

Surrounding Land Uses and Zoning:

North
Multi -Family Residential —Apartments (R-3 PD
zone
South
Multi -Tenant Commercial Building, Single
Family and Multi -Family Residential Units
C-G zone
West
Multi
-Tenant Commercial Building C-G zone
East
Multi -Tenant Commercial Building C-G zone
The site is developed with a 5,620-square foot carwash building and a detached 519- square foot vacant restaurant. The carwash building consists of an office, restroom, customer lounge, equipment rooms, and the carwash tunnel. The site has six onsite parking spaces, a drying area, and a queuing/vacuuming area with multiple lanes for up to approximately 33 vehicles. There is an existing twelve -foot -tall block wall along the north property line. There is existing landscape adjacent Somerset Boulevard. The site is served by four driveways, two are off Bellflower Boulevard, one is off Blaine Avenue, and one is off Somerset Boulevard. The detached restaurant has not been in operation since 2022.
➢ Previous Entitlements and Uses
From approximately 1955 to 1965 there was a service station on the Subject Property.

The existing carwash and restaurant were built in 1965, prior to the Conditional Use Permit ("CUP") requirement for carwashes in the city. In 1986, the carwash operator added an enclosed customer lounge which triggered the requirement for a CUP.

Currently, the carwash facility operates daily, from 8 a.m. to 5 p.m. from Monday through Friday, and 8 a.m. to 6 p.m. on Saturday and Sunday.
➢ Request
The Applicant is requesting modification of CU 86-28, which includes demolishing 1,127 square feet of the full -service carwash building, converting the remaining space to a 4,493-square foot automated express carwash building, modifying the site layout, as described below, removing the current vacuum system, adding 14 self -serve vacuum/parking stalls on the site, and modifying the daily operating hours to 8 a.m. to 7 p.m., and reducing the number of employees on -site.
-28-

Staff Report — CU 23-03 for 14755 Bellflower Blvd. 19765 Somerset Blvd.

April 1, 2024

➢ Site Configuration and Improvements
The Applicant is proposing to modify the site layout by redesigning the queuing area, incorporating two self -pay stations with queuing for up to 22 vehicles, adding 14 self -serve vacuum/parking stalls, as well as one employee, code -compliant parking space and one, code -compliant loading space. The existing driveway on Somerset Boulevard and the southerly driveway on Bellflower Boulevard will be removed and replaced with a full height curb and gutter and/or parkway. The northerly driveway on Bellflower Boulevard will be widened to 40 feet and serve as the primary entrance and exit to the subject property. A condition of approval is recommended requiring the driveway off of Bellflower Boulevard to be a right turn only exit (Condition No. 53 on Exhibit A of Resolution No. PC 24-03 (Attachment A)). The existing driveway on Blaine Avenue will be reduced to 15 feet in width and marked as an exit only driveway. The Applicant proposes to add 3,364 square feet of landscaping to the subject site including 37 of 48-inch box trees, 77 of 5-gallon shrubs, and 129 of 2.5-gallon shrubs. A condition of approval is recommended requiring that the landscaping comply with the specifications of the landscaping plan, including without limitation, number of plants, plant materials and sizes of plants (Condition No. 36 on Exhibit A of Resolution No. PC 24-03 (Attachment A)). A new trash enclosure will be built close to the Bellflower Boulevard driveway for easy access, as required by the City's trash service provider.
➢ Interior and Exterior Building Improvements
The Applicant is proposing to demolish the existing restaurant, upgrade all of the carwash equipment within the carwash tunnel, as well as add self -serve vacuums in the parking stalls. Solid material canopies will cover the vacuum/parking stalls. The associated vacuum equipment will be housed within an enclosed equipment room. As proposed, the Applicant is proposing to only add a stucco wall behind the existing wrought iron fence to enclose the southern side of the carwash tunnel. The Applicant wants to preserve the "Googie" architectural style (i.e. futuristic architecture) of the building and preserve all the original building colors and architectural elements. A condition of approval is recommended requiring the south building fagade be enhanced, to the satisfaction of the Director of Planning and Building Services (Condition No. 15 on Exhibit A of Resolution No. PC 24-03 (Attachment A)).
➢ Proposed Operation
As proposed, customers will enter the Subject Property on Bellflower Boulevard and drive -up a 10-foot wide, queuing lane that can accommodate 22 vehicles and has two pay stations. After payment, customers will drive their vehicles into the carwash tunnel.

At the end, customers have the option to exit the site on Bellflower Boulevard or park to dry and vacuum their vehicles. If a customer enters the queuing lane to wash their vehicle but decides not to, they can exit the property via Blaine Avenue. -29-

Staff Report — CU 23-03 for 14755 Bel Iflower Blvd. 19765 Somerset Blvd.

April 1, 2024

PROJECT ANALYSIS
➢ Landscaping
As required by the BMC, landscaping within the interior of the parking area must be equal to at leastfive percent of the parking area, with a minimum 10-foot-wide landscape planter located adjacent to all right-of-ways. The proposed Project includes 1,052 square feet of landscaping (11% of the parking/vacuum area), which exceeds the minimum code requirement. In addition, a new 10-foot-wide landscape planters are proposed along Bellflower Boulevard and Blaine Avenue, and portions along Somerset Boulevard that are currently asphalt and a driveway.
➢ Parking and Loading Spaces
The minimum required number of parking spaces for the Project is 15, which is based on one parking space for each 300 square feet of floor space, building or structure. A total of 15 parking spaces are proposed, which includes one ADA vacuum stall, 13 vacuum stalls, and one employee parking stall. In addition, one loading space is proposed per BMC Chapter 17.88.
➢ Queuing Analysis
A queuing analysis was submitted for the Project. The queuing analysis found that during peak operating times (two express carwashes were surveyed in California) the queue was approximately nine vehicles. The proposed queueing area is designed to accommodate 22 vehicles, which has sufficient capacity. The proposed project will serve approximately 450 vehicles per day at approximately 40 vehicles per hour. To ensure that vehicles are not waiting for a vacuum stall after exiting the canvash, per the queuing analysis, it is recommended that signs be installed at the parking stalls that limit customers to eight minutes to clean and vacuum their vehicles. The analysis also recommended that a canvash attendant monitor the vacuum service area during peak. operating times to direct vehicles into the overflow queuing area, into available vacuum stalls, or out of vacuum stalls if a user's time is exceeding eight minutes or the arrival rate begins to increase fasterthan vacuum stalls become available (Condition Nos. 17 and 18 on Exhibit A of Resolution No. PC 24-03 (Attachment A)). ➢ Noise Study
A noise study was submitted to determine if the proposed Project would have an impact on the surrounding area and/or require mitigation measures. The proposed carwash includes a blower system that meet acoustical benchmarks and all other noise -producing equipment (e.g. compressors, vacuum turbine motors, pumps) will be housed within mechanical equipment rooms to minimize noise. The surrounding properties include a multi -family residential development to the north, a single-family and commercial shopping center to the south, and commercial shopping centers to east and west. The findings and conclusions of the noise study indicate that the existing ambient noise level ranged between 56 to 69 dBA Leq with the predominant noise source coming from Bellflower Boulevard and existing commercial activities in the vicinity. The Project plus -30-

Staff Report — CU 23-03 for 14755 Bellflower Blvd. 19765 Somerset Blvd.

April 1, 2024

ambient noise level projects are anticipated to measure 57 to 69 dBA Leq and will not perceptibly increase the overall ambient sound level or require mitigation measures. This information is consistent with Goal 1 of the Noise Element of the City of Bellflower's General Plan which is to maintain or reduce noise levels throughout the City. Conditions of approval are recommended to address construction noise (Condition Nos. 68 and 69 on Exhibit A of Resolution No. PC 24-03 (Attachment A)). ➢ Conditional Use Permit
Pursuant to BMC § 17.44.030(A)(16) (Conditional Uses), the carwash business is subject to a CUP. Before the Commission grants approval of a CUP, it must find that the project meets all the conditions outlined in BMC § 17.96.040. As proposed, the project meets all four findings, as outlined in Resolution No. PC 24-03 (Attachment A). ➢ Conclusion
The Project conforms with the City's General Plan Land and the Zoning Regulations in the BMC, as outlined in Resolution No. PC 24-03 (Attachment A).

ATTACHMENTS
A. Resolution No. PC 24-03
B. Aerial, Assessor's Map, Zoning Map and General Plan Map C. Resolution No. PC 86-88
D. List and Map of Carwash Facilities in the City
E. Plans and Documents Submitted by the Applicant
-31-

CITY OF BELLFLOWER
RESOLUTION NO. PC 24.03
A RESOLUTION APPROVING CONDITIONAL USE PERMIT CASE NO. CU

23.03 MODIFYING CONDITIONAL USE PERMIT CASE NO. CU 86-28 BY

CONVERTING AN EXISTING FULL -SERVICE CARWASH TO AN

AUTOMATED EXPRESS CARWASH WITHIN THE GENERAL
COMMERCIAL ("C-G") ZONE ON PROPERTY LOCATED AT 14755
BELLFLOWER BOULEVARD 1 9765 SOMERSET BOULEVARD.

APPLICANT: SEAN NOURANI ARCHITECT.

THE PLANNING COMMISSION RESOLVES AS FOLLOWS:

SECTION 1. Recitals. The Planning Commission finds and declares that:

A. On May 24, 2023, Sean Nourani Architect ("Applicant') filed an application and submitted plans for a Conditional Use Permit ("CUP') to allow for the conversion of an existing full -service carwash to an automated express carwash (the "Project"). The CUP application was initially deemed incomplete.

On March 12, 2024, the Applicant submitted revised plans; and on March 12, 2024, the application was deemed complete;
B. The application was reviewed by the City's Department of Planning and Building Services for, in part, consistency with the General Plan and conformity with the Bellflower Municipal Code ('BMC");
C. In addition, the City reviewed the Project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, at seq., "CEQA"), the regulations promulgated thereunder (14 Cal. Code of Regulations §§15000, at seq., the "CEQA Guidelines"), and the City's Environmental Guidelines ("Bellflower Guidelines"; CEQA, CEQA Guidelines and Bellflower Guidelines collectively referred to as "CEQA Regulations"); D. The Department of Planning and Building Services completed its review and scheduled a public hearing regarding the application before this Planning Commission on April 1, 2024;
E. Notice of Public Hearing before the Planning Commission was duly given and published in the time, form, and manner as required by law; F. On April 1, 2024, the Planning Commission opened a public hearing to receive and consider public testimony and other evidence regarding the Project including, without limitation, information provided to the Planning Commission by the Applicant; and
G. The Planning Commission considered the information provided by City Staff, public testimony, and the Applicant. This Resolution, and its findings, are made based upon the evidence presented to the Planning Commission at its April 1, 2024 hearing including, without limitation, the staff report submitted by the Director of Planning and Building Services.

-32-

City of Bellflower
Resolution No. PC 24-03

SECTION 2. Factual Findings and Conclusions. The Planning Commission finds that the following facts exist:

A. The Applicant seeks approval of a CUP to allow the conversion of an existing full -service carwash to an automated carwash located at 14755 Bellflower Boulevard / 9765 Somerset Boulevard ('Project Site');
B. The Project Site is accessible from Bellflower Boulevard to the east, an 80-foot wide secondary arterial street; Somerset Boulevard to the south, an 80-foot wide secondary arterial street; and from Blaine Avenue to the west, a 60-foot wide collector street;
C. The Project Site is located within the C-G zone, with a land use designation of Commercial ("C") in the General Plan;
D. The Project Site is bounded: to the north by mufti -family dwellings located within the Multiple Residential Planned Developed ("R-3 PD") zone; to the south, by a mufti -tenant commercial building, single-family and mufti -family residential units within the C-G zone; to the west by a multi -tenant commercial building within the C-G zone; and to the east by a multi -tenant commercial building within the C-G zone; and
E. The Project Site measures 30,210 square feet (0.69 acres) in area and is currently developed with a 5,620-square foot carwash building, and a 519- square foot restaurant.

SECTION 3. Environmental Assessment. The City reviewed the environmental impacts of the Project under the California Environmental Quality Act (Public Resources Code §§ 21000, at seq. "CEQA") and the regulations promulgated thereunder (14 Cal.

Code of Regs. §§ 15000, et seq., the "CEQA Guidelines"). CEQA Guidelines § 15303 exempts minor construction or conversion of structures. The proposed activity is for the conversion of an existing full -service carwash to an automated express carwash and contemplates minor physical alterations, including, without limitation, installation of signs, lighting and fagade improvements to the existing structures. Accordingly, this activity is exempt from further review.

SECTION 4. Notice of Exemption. The Director of Planning and Building Services, or designee, is directed to file a Notice of Exemption in accordance with CEQA §§ 15062 and any other applicable law.

SECTION

5. Conditional Use
Permit.

Pursuant to BMC §

17.96.040
(Necessary Conditions Precedent to the
Granting
of a Conditional Use
Permit) the
Planning Commission finds as follows:

A. The use applied for at the location set forth in the application is properly one for which a Conditional Use Permit is authorized by the BMC. Pursuant to BMC § 17.44.030(A)(16): "Carwash (automatic, mechanical, hand -operated, or self - serve), including those facilities that are accessory to gasoline service stations" is a conditionally permitted use within the C-G zone.
-33-

City of Bellflower
Resolution No. PC 24-03

B. The proposed upgrade of the existing carwash from full -service to automated is necessary or desirable for the development of the community. The use is in harmony with various elements or objectives of the General Plan, specifically, General Policy 2.2 (Provide commercial facilities to meet the retail and service needs of the community); and General Policy 2.8 (Encourage rehabilitation or redevelopment of designated commercial and industrial areas). The Project is conditioned to provide a fagade upgrade to meet the intent of General Policy

2.7 (Carefully scrutinize plans for developments which will have a significant impact on the city oron surrounding developments to ensure the highest quality design). Any potential detrimental impacts posed by the use have been addressed in the Project Conditions. Therefore, the proposed use will not be detrimental to the existing uses in the vicinity.

C. The Project Site is adequate in size and shape to accommodate the proposed use, and its design is appropriate to the city, the neighborhood, and the lot on which it is proposed. The Project Site is currently developed with a 5,620- square foot carwash building and a 519-square foot restaurant. The restaurant is proposed to be demolished and approximately 1,127 square feet of the carwash building is proposed to be demolished. The subject building was built in 1964, which complied with the development standards at that time. Although the subject building no longer complies with current setback requirements, it maintains its legal nonconforming status and does not need to comply with setback requirements because it is not being substantially remodeled (BMC §17.92.130).

D. The Project Site relates to streets and highways properly designed and improved so as to carry the type and quantity of traffic generated or to be generated by the proposed use. The Project Site is accessible, as described in Section 2. A project trip generation and queuing analysis prepared by a licensed traffic engineer was submitted. The analysis concludes that sufficient on -site vehicle queuing capacity and on -site vehicle circulation is provided.

Lastly, the proposed use is not anticipated to generate any substantial traffic that would cause adverse impact on the surrounding properties; thus, the City Traffic Engineer did not require a Traffic Impact Analysis to be prepared.

SECTION 6. General Plan and Zoning. The proposed Project conforms with the General Plan and the zoning regulations in the BMC as follows:

A. The General Plan Land Use Designation of the Project Site is "C' (Commerciaq. Moreover, the proposed Project is consistent with the General Plan, as indicated in Section 5.

B. The BMC zoning classification for the Project is C-G, which conditionally allows for carwashes (automatic, mechanical, hand -operated, or self -serve).

SECTION 7. Approval. Subject to the conditions listed on the attached "Exhibit A," which is incorporated by reference, the Planning Commission approves Conditional Use Permit Case No. CU 23-03.
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City of Bellflower
Resolution No. PC 24-03

SECTION 8. Construction. This Resolution must be broadly construed in order to achieve the purposes stated in this Resolution. It is the Planning Commission's intent that the provisions of this Resolution be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Resolution.

SECTION 9. Reliance On Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Project. The findings and determinations constitute the independent findings and determinations of the Planning Commission in all respects and are fully and completely supported by substantial evidence in the record as a whole.

SECTION 10. Limitations. The Planning Commission's analysis and evaluation of the Project is based on the best information currently available. It is inevitable that in evaluating a Project that absolute and perfect knowledge of all possible aspects of the Project will not exist. One of the major limitations on analysis of the Project is the Planning Commission's lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues.

The City must work within the political framework within which it exists and with the limitations inherent in that framework.

SECTION 11. Severability. If any part of this Resolution or its application is deemed invalid by a court of competent jurisdiction, the Planning Commission intends that such invalidity will not affect the effectiveness of the remaining provision or application and, to this end, the provisions of this Resolution are severable.

SECTION 12. Preservation. This Resolution does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before, this Resolution's effective date. Any such amended part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Resolution.

SECTION 13. The Planning Commission Secretary is directed to mail a copy of this Resolution to the Applicant and to any other person requesting a copy.

SECTION 14. Appeal. This Resolution may be appealed within ten calendar days after its adoption, pursuant to BMC §§ 17.96 and 17.112. All appeals must be in writing and filed with the City Clerk within this time period. Failure to file a timely written appeal will constitute a waiver of any right to appeal.

SECTION 15. Effective Date. Except as provided in Section 14, this Resolution is the Planning Commission's final decision and will become effective immediately upon adoption and remain effective until superseded by a subsequent resolution.

SECTION 16. Electronic Signatures. This Resolution may be executed with electronic signatures in accordance with Government Code §16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature. -35-

City of Bellflower
Resolution No. PC 24-03

SECTION 17. Recordation. The Planning Commission Chairman, or, presiding officer, is authorized to affix its signature to this Resolution signifying its adoption by the Planning Commission of the City of Beit lower, and the Planning Commission Secretary, or its duly appointed deputy, may attest.

PASSED, APPROVED, AND ADOPTED BY THE PLANNING COMMISSION OF F
THE CITY OF BELLFLOWER THIS 1'r DAY OF APRIL 2024.

Robert Wilson, Chairman
ATTEST:

Elizabeth C. Oba, Secretary
APPROVEQ AS TO FORM:

KARL H. B RGER, CITY ATTORNEY
ustin A. ay , Dep ty City Atton
A NT:

Exhibit A - Project Conditions
-36-

EXHIBIT A
RESOLUTION NO. PC 24.03— PROJECT CONDITIONS FOR
CONDITIONAL USE PERMIT CASE NO. CU 23-03
In addition to all applicable provisions of the Bellflower Municipal Code ("BMC"), Sean Nourani ("Permittee"), agrees that he will comply with the following provisions as conditions for the City of Bellflowers approval of Conditional Use Permit ("CUP") Case No, CU 23-03 ("Project Conditions").

Unless the contrary is stated or clearly appears from the context, the construction of words and phrases used in the Project Conditions use the definitions set forth in the BMC.

Standard Proied Conditions

1. The Project Site must be developed and/or used in the manner requested and must be in substantial conformity with the submitted architectural plans date -stamped March 12, 2024, business description date -stamped October 10, 2023, grading, equipment, and vacuum plans date -stamped August 16, 2023, unless revisions and/or additional conditions are specifically required herein.

2. This approval runs with the land. All rights and obligations of this approval, including the responsibility to comply with the Project Conditions, are binding upon Permittee's successors in interest. The Project Conditions may be modified, terminated, or abandoned in accordance with applicable law including, without limitation, the BMC.

3. Any proposed deviations from the Exhibits, Project Description or Project Conditions must be submitted to the Director of Building and Planning Services ("Director'). The Director may approve minor deviations and may refer any and/or all proposed deviations to the Planning Commission for review, evaluation, and approval or denial.

Any unapproved deviation from this Resolution is a violation of these Project Conditions.

4. When exhibits and/or Project Conditions conflict, the written Project Conditions prevail.

5. The approvals conferred by this Resolution will be suspended for the period that any Project Conditions are appealed whether administratively or as part of a legal action filed in a court of competent jurisdiction. If any Project Conditions is invalidated by a court of law, the Project must be reviewed by the City and substitute conditions may be imposed.

6. The Permittee must comply with all requirements of this Resolution, the BMC, policies, and regulations of any State, Federal or local agency with jurisdiction over the Project, and any other applicable law.

7. The Permittee must sign the Project Conditions, as set forth below, to acknowledge acceptance, within 30 days from the date of approval by the Planning Commission.

8. This decision is not effective until Permittee acknowledges acceptance of all Project Conditions, and any appeal period has lapsed, or a waiver of right to appeal is filed or if there is an appeal, until a final decision has been made on the appeal. By use of the entitlements granted by a development application, the Permittee acknowledges agreement with the Project Conditions.

-37-

City of Bellflower
Resolution No. PC 24-03 - Exhibit A

9. Anything which is not shown on the application/plans, or which is not specifically approved, or which is not in compliance with this section, is not approved. Any application and/or plans which are defective including, without limitation, omission, dimensions, scale, use, colors, materials, encroachments, easements, etc., will render entitlements granted by this approval null and void. Construction must cease until all requirements of this approval are complied with. Development entitlements may be withheld until violations of the BMC are abated.

10. The Permittee must provide a sheet on the construction plans with the City of Bellflower signed Resolution stating the Project Conditions as adopted by the Planning Commission. The information must be incorporated into the plans before the City issues a construction permit.

11. The City will not issue a certificate of occupancy before the Permittee demonstrates compliance with all Project Conditions.

12.The Permittee must contact the Director, or designee, to arrange one or more site inspections as necessary to ensure that Permittee has complied with .all Project Conditions before exercising any of the rights conferred by this Resolution.

13. The Permittee must reimburse the city for all attorneys' fees expended by the City that are directly related to the processing of this Project. All attorneys' fees must be paid before commencement of the rights conferred by this Resolution.

Planning

14. Unless otherwise stated herein, the Permittee must comply with Conditional Use Permit Case No. CU 86-28 and Resolution No. PC 86-88, including all conditions of approval.

15. The Permittee must maintain the architectural theme along the southern property line, including, without limitation, the building fagade, to the satisfaction of the Director of Planning and Building Services, or designee. The architectural theme must be consistent throughout the Project Site.

16. The final plans must include drain grates to be installed at all driveways between the public right-of-way and the decorative stamped concrete.

17. Parking in each vacuum/parking stall is limited to not more than eight minutes. The Permittee must install signs at each vacuum/parking stall that limits customers to no more than eight minutes in vacuum/parking stall.

18.One or more carwash attendants must always be present during normal business hours and monitor the vacuum service area, including directing vehicles into: (1) the overflow queuing area; (2) available vacuum stalls; and (3) out of vacuum stalls if a customer's time exceeds eight minutes or if the arrival rate begins to increase faster than vacuum stalls become available.
-38-

City of Bellflower
Resolution No. PC 24-03 - Exhibit A

19.Operating hours are limited to 7:00 a.m. to 8:00 p.m., daily.

20. The proposed carwash must be operated in a manner consistent with the business description date -stamped October 20, 2023.

21. The proposed Project Site must maintain not less than 15 on -site parking spaces.

22. Signs must be installed along the queuing lane informing customers to reduce car radio volumes.

23. All new and/or replaced ground areas must be surfaced or paved with either asphaltic concrete or concrete to a minimum of three inches (3") in depth, or two inches (2") of premix and four inches (4") of Class A base, or other surface approved by the City Engineer, and said parking or surfacing must thereafter be maintained in good condition.

24. The Project Site must be surveyed and a copy of such survey must be provided to the Director, or designee. All portions of the existing northerly perimeter wall located on the Project Site must be altered to incorporate decorative stucco finish and paint to match the carwash building.

25. The Permittee must obtain the adjacent property owner's consent and approval, in writing, prior to conducting any work on walls located partially on the adjacent property.

26. All existing signs must be removed from the wall along the northerly property line, and new signs must be approved in the Master Sign Plan.

27. The Permittee must contact the City's trash service provider (CRB:R) to obtain written approval for the trash enclosure location, method of service to the site, and size of trash containers.

28.The Permittee must provide a photometric plan prior to the issuance of any construction permit. The photometric plan must illustrate a zero -foot candle along all property lines and adjacent public rights -of -way. All lighting must be shielded in a manner so as to not create a nuisance.

29. Before issuance of construction permits, the Permittee must submit all proposed light standardsffixtures for review and approval by the Director of Planning and Building Services, or designee. All proposed light standards/fixtures must be decorative and consistent with the architectural design of the building.

30. Vending machines, ATMs, payphones, and/or similar machines/devices are prohibited outside the building.

31. Outside storage of any kind is prohibited.

32. Door or window advertising signage is prohibited.

33. The Permittee must submit a Master Sign Plan for the City's review and approval for all signage on the Project Site (i.e. freestanding signs, wall signs, identification signs, wayfinding signs, directional signs, etc.). The existing freestanding pole sign on the comer of Bellflower Boulevard and Somerset Boulevard must be modified as necessary to meet the current BMC requirements for a pole sign and remove all -39-

City of Bellflower
Resolution No. PC 24-03 - Exhibit A

unused signage.

34. Wayfinding signage must be installed to address vehicle and pedestrian safety (i.e. allowed vehicle speed, stop signs, etc.).

35. Decorative trash cans must be permanently affixed to the ground or structure.

36. The landscaping must be kept and maintained in good condition at all times.

37. Priorto issuance of a certificate of occupancy, the Permittee must provide landscaping for the entire Project Site and install mature trees, plants, and shrubs. At the time of plant installation, the landscaping must comply with the specifications of the landscaping plan, including without limitation, number of plants, plant materials and sizes of plants.

38. Noise levels must be maintained pursuant to the Noise Element of the General Plan and BMC Chapter 8.32 and the submitted Noise Study, whichever is more restrictive.

39. South Coast Air Quality Management District must be contacted prior to any demolition or renovation. Call (909) 396-2000 forfurther information. Failure to comply with the provisions of Rule 1403 may result in a penalty.

40. Vehicles associated with the construction of the Project including, without limitation, work trucks of the contractors and their employees must be parked off-street.

41. The Project Site and its immediate surrounding (right-of-way) must be maintained free from debris and graffiti at all times. The Project Site owner must remove any debris or graffiti within 24 hours upon notification by the City, Litter on the Project Site and any litter scattered on nearby streets and sidewalks must be removed daily.

42. All concrete and asphalt demolition debris from the site must be recycled.

43. The landscape plan must comply with the State Model Water Efficient Landscape Ordinance (MWELO).

44. The Project must comply with all applicable erosion control, fugitive dust, and best management practice/ National Pollution Discharge Elimination System (NPDES) standards.

45. Dust generated by construction activities must be reduced by periodically watering the soil on a daily basis, or as frequently needed, to minimize fugitive dusts. Reclaimed water must be used whenever possible. Dirt may not be hosed into the storm drain system.

46. Prior to issuing a building permit, a C&D Waste Management Plan needs to be completed by the Permittee/Project Site Owner/Developer and approved by the Public Works Division.

47. All licensed professionals must stamp and sign each submittal construction plan sheet.

48. The driveway on Blaine Avenue must be designated as exit only. -40-

City of Bellflower
Resolution No. PC 24-03 - Exhibit A

Traffic Engineering

49. Landscape and hardscape improvements located adjacent to all drive approaches cannot exceed 42" in height, as measured from the paved driveway surface, to ensure safe vehicular sight distance.

50. The final plans must show the location and dimensions of all existing and proposed drive approaches.

51. The final plans must show all existing right-of-way improvements.

52. All existing drive approaches that do not access the Project Site must be removed and replaced with full height curb and gutter, sidewalk, and parkway improvements consistent with the existing, adjacent parkway improvements.

53. The final plans must show the designated disabled access path from the public right- of-way.

54. The driveway on Bellflower Boulevard must be designated as right turn out only for vehicles exiting the Project Site.

City Enaineering

55. Any existing damaged public right-of-way improvements must be repaired in accordance with Streets and Highways Code § 5600, et seq. and the BMC before the City issues a final certificate of occupancy. The Project Site Owner is responsible for the repair and maintenance of curb/gutter, sidewalk and drive apron.

56. A grading plan prepared by a California licensed civil engineer must be provided. The minimum slope on concrete flow lines must be 0.50%. Minimum slope on asphalt concrete or turf must be 1.0%. Existing elevations of adjacent property and street flow lines must be shown around the perimeter of the proposed development. All applicable NPDES requirements must be complied with.

57. New sidewalk must be constructed per BMC and current ADA standards at each abandoned driveway apron. Any sidewalk that is damaged as a result of new construction must be removed and replaced accordingly.

58. A "C-8" OR "A" Licensed contractor must apply for a City of Bellflower right-of-way permit to perform all listed right-of-way improvements. Class B (General Building) contractors cannot be approved for permit issuance to perform this type of work within the public right-of-way.

59. Reconstruction of all curb and gutter requires a minimum of 12" wide adjacent street cutfor installation of construction forms and temporary backfill; followed by a final grind and cap overlay at no less than 2" deep and 3'-0" wide.

60. Un-sodded, mounded planters adjacent to public sidewalk must be provided with 6" curbs to prevent soil run-off onto the public sidewalk. Curbs are not required if the planter consists of sod.
-41-

City of Bellflower
Resolution No. PC 24-03 - Exhibit A

61. The contractor must meet with the City Public Works Inspector before starting any construction within the public right-of-way.

62. All work within the public right-of-way, including placing and removal of traffic control devices, are restricted to the hours between 8:30 A.M. and 3:30 P.M., Monday through Friday. No work requiring continuous inspection or traffic control are allowed on Saturday, Sunday or Holidays, unless prior arrangements have been made at least one week in advance with the approval of the City Engineer.

63. The developer, at his/her cost, must be responsible for the relocation as necessary of any public or private utility or other obstruction to facilitate the construction within the public right-of-way.

64. Permits are required for all work within the public right-of-way.

Building and Safely

65. Provide four sets of complete plans and two sets of supporting documents at plan check submittal. Additional comments may occur during the plan check review process.

66. The California Energy Standards are required to be submitted with the completed package.

67. The Project must comply with the current California Building Codes and California Fire Codes, as adopted by the City of Bellflower.

68.A demolition plan and permit are required.

69. Exterior construction activities are restricted to 7:00 a.m. to 6:00 p.m., Monday through Friday, 8:00 a.m. to 6:00 p.m. Saturdays, except that interior building construction activities are not limited. Construction is not permitted on Sundays and City Holidays.

70. All construction equipment must be property muffled to reduce noise levels and idling equipment must be turned off when not in use. All equipment staging areas must be sited on the subject Project Site and at the greatest distance between the construction -related noise/vibration sources and sensitive receptors nearest the Project site during construction. All construction equipment must be maintained so that vehicles and their loads are secured from rattling and banging.

71. During construction, the Project Site must be posted with a notice containing 24-hour contact information for complaints and concerns regarding the Project. The notice must be approved by the Building Official before it may be posted at the Project Site.

Water Quality

72. Before the City issues a grading permit, the Permittee must comply with the National Pollution Discharge Elimination System (NPDES) permit from the California Regional Water Quality Control Board.
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City of Bellflower
Resolution No. PC 24-03 - Exhibit A

73. Before the City issues a grading permit, the Permittee must file any required documents including, without limitation, the notice of intent, and must comply with the permits from the California Regional Water Quality Control Board.

74. Before the City issues grading permits, a Priority Development Project Plan addressing Best Management Practices (BMPs) must be submitted with the grading plan for review and approval by the City Engineer.

75. Before the City issues grading permits, the Permittee must demonstrate, to the satisfaction of the City Engineer and/or the City Planner, that the MS4 Permit requirements are met and shown on the Project plans.

76. Before the City issues grading permit issuance, the Permittee must demonstrate, to the satisfaction of the Director or City Engineer,that the selected structural treatment controls adequately treat pollutants of concern to a medium or high removal efficiency, and for the currently approved Lower San Gabriel River Reach 1 and Los Cerritos Channel 303(d) listed pollutants. The Permittee must include in the LID/SUSMP all calculations and treatment control manufacturer information, if applicable, to demonstrate the pollutant removal efficiency for the Project pollutants and 303(d) listed pollutants ( http://www.swrcb.ca.gov) .

77. Before the City issues grading permits, a Maintenance Agreement in a form approved by the City Attorney outlining the post -construction BMPs must be executed. The Maintenance agreement must be submitted in accordance with the requirements of Order No. R4-2021-0105, Page 57. The Maintenance Agreement must be signed and notarized by the owner, City Manager and City Attorney, and recorded with the LA County Recorder. All costs associated with the review, installation and/or maintenance of the plan and Project -related BMPs are the responsibility of the Permittee.

78. Before the City issues grading permits, the Permittee must include on the Project plans, to the satisfaction of the City Engineer, the following information:
a. Grading Plan Title Sheet: Indicate the Project is a `Priority Development Project,' as defined by applicable law.
b. Maintenance requirements must be listed for all Treatment BMPs. c. All constructed structural BMPs must be clearly identified as such in the Project plans and report, including maintenance operations and maintenance responsibility.

79. Before the City issues grading permits, the Permittee must sign the owner's certification form as required by applicable law and embed this document in the Project plans, to the satisfaction of the Director or City Engineer.

80. Before the City issues a grading permit, the Project must incorporate structural LID practices for the site. The LID practices must consider the site's land use, hydrology, soil type, climate and rainfall patterns.
-43-

City of Bellflower
Resolution No. PC 24-03 - Exhibit A

81. Before the City issues a grading permit, the Permittee must submit a Storm Water Pollution Prevention Plan (SWPPP) for sites one acre or greater, for the review and acceptance by the City Engineer. The SWPPP must describe the construction phase Best Management Practices (BMPs) to ensure compliance with the NPDES General Permit for storm water discharges associated with construction activity.

82. Violations of applicable law, including, without limitation, these Project Conditions may result in the City commencing revocation of this permit.

Sean Nourani Architect, QuikWash BRE, LLC, Steve BF, LLC, and Same BF, LLC agree to indemnify and hold the City harmless from and against any claim, action, damages, costs (including, without limitation, attorney's fees), injuries, or liability, arising from the City's approval of Conditional Use Permit Case No. CU 23-03. Should the City be named in any suit, or should any claim be brought against it by suit or otherwise, whether the same be groundless or not, arising out of the City's approval of Conditional Use Permit Case No. CU 23-03, Sean Nourani Architect, QuikWash BRE, LLC, Steve BF, LLC, and Same BF, LLC agree to defend. the City (at the City's request and with counsel satisfactory to the City) and will indemnify the City for anyjudgment rendered against it or any sums paid out in settlement or otherwise. For purposes of this section "the City" includes the City of Bellflower's elected officials, appointed officials, officers, and employees.

By signing this document, Sean Nourani Architect ("Permittee") certifies that he has read, understood, and agrees to the Project Conditions listed in this document.

Sean Nourani Architect
(Permittee)
this document, QuikWash BRE, LLC, Steve BF, LLC, and Same BF, LLC to Owners"), certify that they have read, understood, and agree to the ditions listed in this document.
(Project Site Owner)
(If Corporation or similar entity, need two officer signatures or evidence that one signature binds the company)
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City of Bellflower
Resolution No. PC 24-03 - Exhibit A

81. Before the City issues a grading permit, the Permittee must submit a Storm Water Pollution Prevention Plan (SWPPP) for sites one acre or greater, for the review and acceptance by the City Engineer. The SWPPP must describe the construction phase Best Management Practices (BMPs) to ensure compliance with the NPDES General Permit for storm water discharges associated with construction activity.

82. Violations of applicable law, including, without limitation, these Project Conditions may result in the City commencing revocation of this permit.

Sean Nourani Architect, QuikWash BRE, LLC, Steve BF, LLC, and Same BF, LLC agree to indemnify and hold the City harmless from and against any claim, action, damages, costs (including, without limitation, attorney's fees), injuries, or liability, arising from the City's approval of Conditional Use Permit Case No. CU 23-03. Should the City be named in any suit, or should any claim be brought against it by suit or otherwise, whether the same be groundless or not, arising out of the City's approval of Conditional Use Permit Case No. CU 23-03, Sean Nourani Architect, QuikWash BRE, LLC, Steve BF, LLC, and Same BF, LLC agree to defend the City (al the City's request and with counsel satisfactory to the City) and will indemnify the City for any judgment rendered against it or any sums paid out in settlement or otherwise. For purposes of this section "the City' includes the City of Bellflower's elected officials, appointed officials, officers, and employees.

By signing this document, Sean Nourani Architect ("Permittee") certifies that he has readrnridekood, and agrees to the Project Conditions listed in this document.

By signing this document, QuikWash BRE, LLC, Steve BF, LLC, and Same BF, LLC ("Project Site Owners"), certify that they have read, understood, and agree to the Project Conditions listed in this document.

QuikWash BRE, LLC
(Project Site Owner)
Steve BF, LLC
(Project Site Owner)
(Project Site Owner)
(If Corporation or similar entity, need two officer signatures or evidence that one signature binds the company)
-45-

`"V or EEUP'o,C*

MINUTES

CITY OF BELLFLOWER
16600 Civic Center Drive • Bellflower, California 90706 • (562) 804-1424

REGULAR MEETING OF THE

BELLFLOWER PLANNING COMMISSION
MONDAY, APRIL 1, 2024, 7:00 P.M.
1 Call to Order
Chairman Wilson called the April 1, 2024, Planning Commission Meeting to order at 7:03 p.m.
2 Roll Call
The following members of the Planning Commission responded present to roll call:

Chairman Robert Wlson
Vice Chairman Chrissy Padilla Birkey
Commissioner Aaron Drake
Commissioner George Franzen
Commissioner William Mendes
Staff participants:

Elizabeth C. Oba, Director of Planning and Building Services Rowena Genilo-Concepcion, Planning Manager
Kathryn Brun, Associate Planner
Also participating:

Justin Tamayo, Deputy City Attorney
3 Invocation
Commissioner George Franzen led the Invocation.
4 Pledge of Allegiance
Commissioner William Mendes led the Pledge of Allegiance. 5 Public Comment
None

-46-

Bellflower Planning Commission Minutes Item 6
April 1, 2024 Page 2 of 7
Approval of the Regular Planning Commission Meeting Minutes held November 6, 2023.

It was moved by Commissioner Drake, seconded by Commissioner Mendes, to approve the November 6, 2023 Regular Planning Commission Meeting Minutes, as presented and carried by the following roll call vote:

AYES: Commissioners — Franzen, Drake, Mendes, Vice Chairman Birkey, Chairman Wilson.

Public Hearings
A Conditional Use Permit Case No. CU 23.03
Planner: Kathryn Brun
Consideration and possible action to conduct a public hearing to consider an application for a modification of a Conditional Use Permit and adopt Resolution No. PC 24-03 — A Resolution approving Conditional Use Permit Case No. CU 23-03 modifying Conditional Use Permit Case No. CU 86-28 by converting an existing full -service carwash to an automated express carwash within the General Commercial ("C-G") zone on the property located at 14755 Bellflower Boulevard 19765 Somerset Boulevard.

Associate Planner Brun provided a brief presentation of the staff report highlighting 1) the history of the site, 2) the background, and 3) the proposed project. Associate Planner Brun informed the Commission the applicant is requesting modification to Condition Nos. 19, 24, and 25 related to operating hours, decorative stucco finish and paint to a perimeter wall, and the adjacent property owner's consent on any work on any shared walls.

Commissioner Drake had questions related to the height of the wall on the Somerset Blvd. side, the signage, the material of the permanent canopies over the vacuum area, and if there would still be food service at the location. Associate Planner Brun responded that 1) the recommendation included enclosing the entire side of the building, 2) staff would review the signage through the Master Sign Plan process, 3) signage and pavement markers would be provided at both driveways, 4) a permanent solid material is proposed for the canopies, but the material was not identified, and 5) there would no longer be food service at the location since the building was being demolished.

Vice Chairman Birkey asked if the proposed hours of operation were standard for other businesses in the City. Associate Planner Brun responded that the proposed hours are in line with at least three similar existing automated carwashes in the City.

Commissioner Mendes had questions related to the plants in the landscape plan, the parking spaces for the vacuum stalls, reuse of recycled water, and how the length of time for self -vacuuming would be monitored.
-47-

Bellflower Planning Commission Minutes Item 7A
April 1, 2024 Page 3 of 7
Associate Planner Brun confirmed that 1) the plants are droughttolerant and would meet all the requirements of the California Model Water Efficient Landscape Ordinance, 2) that the 15 parking spaces provided would serve as both required parking spaces and spaces to vacuum your vehicle, 3) the plans show that a portion of the water would be recycled and reused in the carwash, and 4) the queuing study recommended a maximum time of eight minutes for self -vacuuming and a condition of approval was added requiring employees monitor and move customers along if they exceeded that time frame.

Commissioner Franzen questioned if there was assigned parking for employees.

Associate Planner Brun confirmed that employees will have designated parking spaces.

Chairman Wilson had questions related to the main entry to the site, a traffic study and traffic flow on Bellflower Blvd., signage, the CUP and adding full service in the future, and the number of designated employee parking spaces. Associate Planner Brun verified that 1) once construction was complete the only entrance to the site would be off Bellflower Boulevard, 2) the City Engineer did not require a traffic study, just a queuing analysis, 3) signage would be provided indicating "right turn only" at the exit, 4) if significant changes were proposed and conditions could not be met then a modification of the CUP would be required, and 5) one employee parking space.

Commissioner Mendes questioned where the new ADA walkway would be located and if there would be handicapped parking. Associate Planner Brun advised that the walkway is located along the right-of-way where the driveway along Bellflower Blvd. and Somerset Blvd. would be abandoned, and that there would be one handicapped parking stall.

Without objection, it was moved by Commissioner Drake, seconded by Commissioner Franzen, to open the Public Hearing.

Malian Mosrafari. Owner, provided colored renderings to the Commission, which he stated showed the proposed canopies and landscaping that the Commissioner questioned earlier.

In response to Commissioner Mendes' questions, Mr. Mosrafari stated that 1) the pay stations were automated and was predominately based on a membershiptype model, 2) customers usually only use the vacuum stations once a month and spend about 4-5 minutes at the stations, and 3) when they first open they will have more employees onsite to help direct customers then it will go down to one employee once the carwash is running on its own.

Commissioner Mendes stated that he felt that one employee was still not sufficient to watch over 14 parking spots, to watch over the pay station, and monitor the equipment and operation as a whole. Mr. Mosrafari advised that the carwash was a self -run facility and reassured Commissioner Mendes that the pay stations rarely go out and usually the issues are related to inside of the tunnel, which they would need a service team to come out for repair.

Commissioner Mendes questioned if the employee would be there to monitor the vacuum stations to make sure people would not be there for more than eight minutes. Mr. Mosrafari informed Commissioner Mendes that the employee is usually by the pay stations and they would have sight of the vacuum stations. -48-

Bellflower Planning Commission Minutes Item 7A
April 1, 2024 Page 4 of 7
Chairman Wilson questioned what the barrier would be in between Somerset Blvd. and the interior of the carwash stating that the rendering provided shows wrought iron.

Sean Nourani. Architect, advised Chairman Wilson that it would be an actual wall behind the wrought iron. Mr. Mosrafari further explained that vehicles are currently visible from the street, which he prefers and that the wall will be from the floor to the ceiling to block the view of vehicles and reduce the sound. Mr. Mosrafari stated that if the Commission concurred he could remove the wall down and move forward with the design where the vehicles are able to be seen.

Commissioner Mendes questioned if they would be installing a wall in the vacuum room to reduce sound. Mr. Mosrafari explained that a majority of the noise comes from the blowers, which are located at the end of the tunnel at the corner of Somerset Blvd, and to mitigate the noise they are putting in the wall.

In response to Chairman Wilson's question related to offering full service, Mr.

Mosrafari stated that the business is running ate negative as a full -service carwash and he would not be able to sustain that. He indicated that if the Commission wanted a hybrid of self-service and full -service, it would be possible.

Mr. Mosrafari requested to modify Condition No. 15 related to the design and exterior fagade. Mr. Mosrafari indicated that the design shown in the renderings that he provided to the Commission at the meeting is the final design that he would like to move forward with. He indicated that Condition No. 15 is ambiguous and does not provide direction as far as what will work and what will not. He requested the Commission approve the design presented in the renderings, which does not include a wall behind the wrought iron fence.

Director Oba informed the Commission that Associate Planner Brun has been working with the architect's team for some time on the design of the exterior elevations. She indicated there have been several conversations regarding upgrading the exterior to a more modern design to fit in with more of the recent projects. She stated that the applicant wanted to move forward to the Planning Commission for a decision without making those changes to the elevations.

Associate Planner Brun explained that initially the project was submitted with elevations as -is, with no proposed changes. She indicated that she advised the applicant they would need to enclose the wall of the carwash along Somerset Blvd. dueto the noise study that was submitted, which indicated that the study was done under the condition that the carwash had a fully enclosed wall on the south elevation. Associate Planner Brun indicated revised plans were then submitted with a stucco wall behind the wrought iron fence. She indicated that the wall is large and expansive to be stucco'd and pushed for something more appealing like a glass wall along the Somerset Blvd. She stated that the applicant wanted to proceed to the Planning Commission as designed.

Chairman Wilson stated that it seemed the applicant and architect were trying to keep the nostalgic look and questioned if the new machines would create more noise or if staff was concerned about the frequency of the blowing.

Associate Planner Brun clarified that the noise study stated that with the carwash being enclosed, it will not create additional noise issues. She informed the Commission that having visited the site several times, it was extremely loud when cars go through. She indicated the noise study modeling was based on an enclosed wall.
-49-

Bellflower Planning Commission Minutes Item 7A
April 1, 2024 Page 5 of 7
Vice Chairman Birkey stated that when she first saw the project, she liked that they wanted to keep the charm of the original carwash, but was worried about what a stucco wall would look like. She asked for clarification if the noise study only took into consideration a full wall where the bus area was located. Associate Planner Brun confirmed that the noise study modeling was conducted based on the carwash being enclosed.

Vice Chairman Birkey stated that it is more visually appealing when you see the cars going through and that has a vintage appearance and stated she also wanted to be respectful of the neighbors.

Chairman Wilson stated that if has been a carwash for a very long time. He questioned if they did not provide a full wall on the Somerset Boulevard side and then receive future noise complaints, could they have a condition that the carwash be modified to provide a wall at a future date.

Deputy City Attorney Tamayo stated that the condition would have to be stricken because as the condition has been written, it says for any future complaints, the Director may bring it back to the Planning Commission. He stated that if the Commission does not want the condition, then they can strike it.

Director Qba clarified that there are other ways to enclose the carwash without it being a stucco wall such as a glass wall or some type of see -through mechanism where you can see the cars, but it is still enclosed.

Mr. Mosrafari commented that Plexi glass or any type of glass is difficult to keep clean due to the chemicals inside of the carwash and begin to look run down over time. Mr. Mosrafari also stated that it does not really help with noise and the blowers will be the same as they are now.

Commissioner Mendes questioned if the building to the north were apartments and asked about lighting on the property. Associate Planner Brun confirmed that they were apartments.

Mr. Mosrafari stated that they requested altered hours because they follow the summer schedule. He clarified that if it is light outside they stay open and if its dark they close earlier. Mr. Mosrafari mentioned that the canopies have LED lights.

Associate Planner Brun added that they will submit for building plan check and must submit a lighting plan that shows zero -foot candles along the property lines.

Vice Chairman Birkey requested clarification on the signage. Associate Planner Brun informed Vice Chairman Birkey that the applicant would need to prepare and submit a Master Sign Plan which is under Condition No. 24 and 32. Associate Planner Brun and Mr. Mosrafari both advised the Commission that the signs will be replaced to reflect the business name "Quick Wash."
Commissioner Birkey questioned if the sign would be the in the same style and recommended that the sign be bigger than pictured in the renderings provided.

Commissioner Mendes questioned if there was a sign on Bellflower Boulevard and Somerset Boulevard. Mr. Mosrafari confirmed that the main pole sign was located on Bellflower and Somerset.

Commissioner Franzen asked for clarification regarding the glass wall -50-

Bellflower Planning Commission Minutes Item 7A
April 1, 2024 Page 6 of 7
Chairman Wilson explained that the carwash currently is open and has a wrought iron fence, and they will be enclosing the carwash with a floor to ceiling wall.

Chairman Wilson stated that staff has recommended a stucco wall.

Conversation ensued between Commissioner Franzen and Chairman Wilson regarding a glass or plexiglass wall and other carwashes in the area and not being able to see through them after a short period of time.

Associate Planner Brun clarified that staff did not make the recommendation for the stucco wall and recommended that the carwash to be enclosed.

In response to Chairman Wilson's questions related to noise coming out of the tunnel and any complaints received regarding noise, Associate Planner Brun stated the noise study that staff received indicated that the side walls would be enclosed and that was how the modeling was completed and that there are no complaints that she was aware of related to noise with the current equipment that is there.

Mr. Mosrafari reiterated that he would like to strike Condition Nos. 15, 24 and 25 and modify Condition No. 19 related to operating hours from 8:00 am — 7:00 pm to 7:00 am — 8:00 pm. Mr. Mosrafari stated he objected to Condition Nos. 24 and 25 that requires obtaining permission from the neighboring property to stucco the wall because it may not be feasible if the neighbor said no.

Chairman Wilson asked if a survey of the property was done to determine who owned the wall. Mr. Nourani stated that a survey was done and the wall does not belong to them.

Without objection, it was moved by Commissioner Franzen, seconded by Commissioner Mendes, to close the public hearing.

Director Oba clarified that Condition No. 24 should be two separate conditions as the first sentence relates to the wall and the second sentence is in relation to existing signage.

Chairman Wilson reiterated that the second sentence in Condition No. 24 should have its own separate number where it asks for them to remove any and all signs from the building wall and questioned if the intention was for them to remove the signage and never put it back.

Director Oba stated that the intention was for new signage to be approved with Master Sign Plan, which would be subject to a staff level review.

Vice Chairman Birkey questioned if the applicant provided enough detail in their plans in regard to their request to strike Condition No. 15.

Director Oba relayed that staff prefers more upgrades to the building as opposed to the existing building and architecture, which has been a contention of the applicant. She stated that the applicant wanted to move forward with the Public Baring and staff agreed to move forward for the Planning Commission to decide.

Director Oba clarified that staff's position is to see some additional upgrades, which was the reasoning for Condition No. 15. She clarified that ultimately it is the Planning Commission's decision to keep the architectural style as it is and the way it looks or to go with staffs recommendation which would require additional upgrades and be subject to the Director's review.

Vice Chairman Birkey questioned which condition referred to enclosing the tunnel. -51-

Bellflower Planning Commission Minutes
April 1, 2024
10 Item 7A

Director Oba stated that Condition No. 15 discussed the carvash tunnel enclosure and reiterated the noise study was based on the south side of the building being enclosed.

Deputy City Attorney Tamayo advised the Commission that in regard to Condition No. 2 , which the applicant has requested to be stricken, staff has not received a surrey of the property and that the Commission could entertain a motion to strike it pending satisfaction of the Planning Director that there is a survey that shows that the wall is not on the subject property.
lowing discussion with Deputy City Attoi
ved by Commissioner Birkey, seconded
the following roll call vote, to adopt Resc
endments: 1 modify Condition No. 15 to
II enclosure �ut still require staff review
. 19 to chanqe the hours from 7:00 a.m.
it must consists of a decor
the second part starting
renumber the conditions
contingent on the survey
to
Oba, it was
and carried
;--to a separate condition and
modify Condition No. 25 to be
on the subject property.

AYES: Vice Chairman Birkey, Commissioner Drake,
Commissioner Mendes, Chairman Wilson, and
Commissioner Franzen.

Director's Report on Upcoming Agenda Items and Schedule Director Oba briefly reviewed the Upcoming Agenda Items and Schedule.

Commission Comments/Reports
Commissioner Franzen had concerns regarding an abandoned bank located at Park Street and Bellflower Boulevard.

Adjournment
Without objection, Chairman Wilson adjourned the meetin p.m. to the next regular meeting of the Bellflower Planning Commi ' at 7:00 p.m. on Monday, April 15, 2024.
obert Wilson, Chairman
Attest:
rz e a, ecretary
Approved: May 6, 2024
-52-

RESOLUTION NO. 86-88

A RESOLUTION OF THE CITY PLANNING COMMISSION

OF THE CITY OF BELLFLOWER REGARDING CONDITIONAL
USE PERMIT CASE NO. CU-86-28
WHEREAS, there was filed with the City Planning Commission of the City of Bellflower, the application of Bellflower Investment Company requesing a Conditional Use Permit for an existing non -conforming car wash in conjunction with construction of a customer lounge on the following described real property situated in the City of Bellflower, County of Los Angeles, State of California, to wit:

Lot 34 of Tract 5084 in the City of Bellflower, County of Los Angeles, State of California, as per map recorded in Book 54, Page 72 of maps in the office of the County Recorder of said county.

EXCEPTING and reserving therefrom the northerly 22 feet of said Lot 34.
in the C-G Zone; and
WHEREAS, upon the filing of said application said Commission did set such matter for a Public Hearing before said Commission and the members thereof in attendance thereat, said hearing to be held by said Planning Commission on the 17th day of November, 1986; and
WHEREAS, notice of said Conditional Use Permit and of said hearing was duly given and posted in the time, form and manner as required by law; and and
WHEREAS, the said Commission held said aforementioned Public Hearing; WHEREAS, at said Public Hearing there no oral or written protests:

THE PLANNING COMMISSION NOW FINDS AS FOLLOWS:

The use applied for at the location set forth in the application is properly one for which a Conditional Use Permit is authorized for the following reasons:
a. The subject property is zoned C-G, General Commercial. b. The subject property is currently developed with a
mechanical car wash facility.

C. The proposal is to modify the existing facility by enclosing 750 square feet of area under existing canopy to provide for customer waiting room.
d. Subsection 19-10.3.e of the Municipal Code requires a Conditional Use Permit for modification of a mechanical car wash facility.
-53-

RESOLUTION NO. 86-88
PAGE 2

2. The site for the proposed use relates to streets and highways properly designed and improved so as to carry the type and quantity of traffic generated or to be generated by the proposed use for the following reasons:
a. The subject property is served on the east by
Bellflower Boulevard, a major surface street with
right-of-way of 80 feet, parkways of 10 feet and paving curb -to -curb of 60 feet. The property is served on the south by Compton Boulevard, asecondary surface street with right-of-way of 80 feet, parkways of 10 feet and paving curb -to -curb of 60 feet. The property is also served on the west by Blaine Avenue, a local surface street with
right-of-way of 60 feet, parkways of SO feet and paving curb -to -curb of 40 feet.
b. The intersection of Bellflower and Compton Boulevards is a fully signalized intersection.
- 3. The site for the intended use is adequate in size and shape to accomodate said use and for all the yards, setbacks, walls or fences, landscaping, and other features that may be required in order to adjust said use to those existing or possible future -uses of land in the neighborhood for the following reasons:
a. The subject property has frontages of 150 feet on Bellflower Boulevard and Blaine Avenue, and frontage of 270 feet on Compton Boulevard, comprising approximately 40,500 square feet of land area.
b. The facility is an existing structure and use and
substantially complies with guidelines for car washes
adopted by the Planning Commission in 1968.

C. The south wall of the newly constructed carports for the residential property adjacent on the north provides
screening of the subject property from residential uses. d. Additional landscape buffer areas adjacent to property lines are proposed and required as conditions of approval under Conditional Use Permit.
e. The subject use has not in the past been the subject of controversy or been detrimental to adjoining property uses and the proposed modifications will not intesify use of the property.
-54-

RESOLUTION NO. 86-88
PAGE 3

4. The proposed use is necessary or desirable for the development of the community, is in harmony with the various elements of the Master Plan, and is not detrimental to existing uses or to uses specifically permitted in the district in which the proposed use is to be located for the following reasons:
a. The Land Use Element of the Comprehensive General Plan designates future use of the property and properties to the east, west and south to be for
Commercial -Retail -Professional purposes.
b. The Land Use Element of the Comprehensive General Plan designates property to the north to be for High -Density Residential purposes.

C. The proposal is for enclosure of an existing covered parking area consisting of approximately 750 square feet to provide for a customer waiting room.
d. Sufficient off-street parking can be provided on the subject property.
e. The mechanical car wash is a use permitted in the General Commercial Zone after approval of Conditional Use Permit. f. The proposed modification will not generate additional traffic or change current on -site and off -site traffic patterns.
g. The modification will not cause more intensive use of the property.

PURSUANT TO THE ABOVE FINDINGS, this Commission now recommends as follows:

1. That the property shall be developed substantially in accordance with plot plan marked Exhibit A, signed by the Planning Director, revised to show the following:
a) Architectural elevations and floor plan of proposed customer waiting room to be submitted for review and approval of Development Review Board prior to issuance of building
permits.

2. Complete landscape and irrigation plan reflecting "Car Wash Policy" requirements relating to street frontage and street corner landscaping to be submitted to Planning Department for review and approval prior to issuance of building permits. -55-

RESOLUTION NO. 86-88
PAGE 4

3. Removal of northernmost freestanding sign at Bellflower frontage and freestanding sign at the Compton frontage nearest
Blaine Avenue.

4. New or modified freestanding sign, if desired by applicant, to be installed at Bellflower/Compton corner pursuant to Municipal Code requirements of the C-G, General Commercial Zone. Plans and elevations for same to be submitted for review and approval of Development Review Board prior to issuance of building permits.

For information purposes, plans as approved to be submitted to Planning Commission.

5. Location and details of masonry enclosures for vacuum equipment and trash receptacles per "Car Wash Policy" guidelines to be submitted for review and .approval of Development Review Board prior to issuance of building permits. For information purposes, approved plans to be submitted to Planning Commission.

6. Detail of masonry enclosure and view -obscuring gates for trash dumpster enclosure to be submitted for review and approval of Development Review Board prior to issuance of building permits.

7. Parking lot to be slurry -coated and striped with directional signs included on pavement per current parking standards.

8. Plans for exterior modifications currently underway, and for any modifications proposed, to be reviewed by Development Review Board.

9. Deteriorated exterior materials including metal cans supporting individual letters of "Bel -Comp Car Wash" sign to be restored or replaced.

10. Block knee -wall at Compton frontage to be color -coated or replaced with material acceptable to. Development Review Board.

11. Issue relating to possible closure of Compton Boulevard curb cut and requirement for "exit only" posting at Blaine Avenue curb cut to be referred to Traffic and Safety Commission for further consideration and disposition.

12. The illegal, makeshift tent structure adjacent to
Bellflower/Compton corner to be removed.

13. Illegal "sandwich" signs adjacent to street frontages and elsewhere on property to be removed.

14. All requirements of the Department of Public Works:
a. Construct sidewalk to city specifications, 1,700 square feet.
-56-

RESOLUTION NO. 86-88
PAGE 5
b. Five street trees required on Compton Boulevard, one street tree on Blaine Avenue and one tree on Bellflower, fee of $245.00.

15. A Categorical Exemption to be filed in satisfaction of the requirements of the California Environmental Act of 1970.

16. That all requirements of the Department of County Engineer, Division of Building and Safety, shall be met for Building Code, and all other applicable State and local regulations shall be complied with.

17. This Conditional Use Permit shall not be effective for any purpose until an agent for the applicant involved has filed in the Office of the Planning Department of the said City of Bellflower within thirty (30) days from issuance of written notice, his affidavit stating that he is aware of and
acknowledges the conditions of this Conditional Use Permit.

18. That this Conditional Use Permit shall become null and void if not used within one (1) year after the granting of said Conditional Use Permit by the Planning Commission.

19. It is hereby declared to be the intent that, if any provisions of this Conditional Use Permit are violated, or held to be not valid, or if any law, statute or ordinance is violated, the Conditional Use Permit shall be void and the privileges granted hereunder shall lapse.

NOW, THEREFORE, BE IT RE80LVED by the Planning Commission of the City of Bellflower, County of Los Angeles, State of California, that the above application for Conditional Use Permit be approved, and that the decision of the Planning Commission shallnotbecome effective for ten (10) days from the date a copy of this Resolution is mailed to applicant and that no appeal is received pursuant to Section 19-26 of the Bellflower Municipal Code.

APPROVED AND ADOPTED THIS 17TH DAY OF NOVEMBER, 1986 BY THE FOLLOWING VOTE:

Ayes: Commissioners Bustrum, Cassaday, Lance and Chairman Conn Noes: None

Absent: Commissioner Zullo
Abstain: None

HARVEY CONN, CHAIRMAN
-57-

List of Car Washes in the City
Name
Address
Cross Streets
Type

1. Flan's Car Wash
14317
Between
Full service
Bellflower Blvd
Rosecrans and
Somerset

2. Bel -Comp Car
9765 Somerset
NW corner of
Proposed automatic
Wash
Blvd
Bellflower and
Somerset

3. Star Express Car
9130
Between
Automatic
Wash
Rosecrans Ave
Lakewood and
Clark

4. Tommy's
15106
BE corner of
Automatic
Express Car
Lakewood Blvd
Lakewood and
Wash
Somerset

5. TLC Express
10110 Artesia
Between Woodruff
Automatic
Auto Wash
Blvd
and Bellflower

6. 76 Gas Station /
15904
SE corner of
Service station
Rocket
Lakewood Blvd
Lakewood and
automatic carwash
Alondra

7. Arco Gas Station
17023
Between Flower
Service station
/ Express Car
Lakewood Blvd
and 91 FWY
automatic carwash
Wash

8. Valero Gas
8504 Artesia
SE Corner of
Service station
Station
Blvd
Downey and
automatic carwash
Artesia

9. Chevron Gas
17055
NW corner of Park
Service station
Station
Lakewood Blvd
and Lakewood
automatic carwash

10. Moe's Car Wash
9403 Somerset
NE corner of Clark
Coin operated
Blvd
and Somerset

11. Car Wash
9352 Park St /
SW corner of
Coin operated.
17103 Clark
Bellflower and
Ave
Park
-58-

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-59-

QuikWash Bellflower Business Overview
Overview: Revised 10 13 23
QuikWwh BRE, LLC proposes to convert the existing full -service carwash into an automated express carwash. We plan to rebrand the existing site, install new tunnel equipment, install new vacuum stations, and beatifying the property (ienew landscaping and signage).

Operation Details:

QuikWash BRE, LLC proposes to operate the business from 8:00 am to 7:OOpm daily. We - ---- — -- -projectto-wash-approximately 500- cars -per - day Monday -Sunday. We -anticipate our busiest- - - days to be the weekends (Friday -Sunday) with the busiest hours between l0am-2pm. We planto employ 2 team -member with 1 working per shift. The roles of member will be as follows:
directing the flow of traffic at all time. We will offer monthly membership plans for the customer to wash their car as often as they would like for a monthly cost. Based on the size of the property and the layout of the project, we do not expect any queuing overflow as the automation allows a constant flow of operations.
06 29 23
OCT 20 2023
60-

ENTITLEMENT JUSTIFICATION
Each form of entitlement requires that specific findings be satisfied prior to the Planning Commission/City Council approval of an application. Every entitlement application must be accompanied by a detailed description, by the applicant, on how the required findings are satisfied. The entitlements listed below are the most commonly applied for, but are not a comprehensive list; if you are requesting an entitlement other than those listed below, please contact the Planning Division at 562-804-1424 regarding the appropriate findings.

Conditional Use Permit Findings (BMC 17.96.040)
Before the Commission or City Council grants approval of a Conditional Use Permit, or the Director grants approval of a Minor Use Permit, the approving authority must be satisfied all the following conditions are met:

A. The use applied for at the location set forth in the application is properly one for which a Conditional Use Permit or Minor Use Permit is authorized by this title.

The use is existing as a car wash. Conversion to an express car wash from a full - service car wash will bring a more convenient experience to this neighborhood.

That is by farther automation, less duration of traffic at the site, less number of employee and activity at this suite.

B. The said use is necessary or desirable for the development of the community, is in. harmony with the various. elements or objectives of the Master Plan,and is not detrimental to existing uses or to uses specifically permitted in the district in which the proposed use is to be located.

The use is existing and it is located well among other retail businesses in this neighborhood. This business is also conveniently located to serve residents of this neighborhood.

C. The site for the intended use is adequate in size and shape to accommodate said use, and for all the yards, setbacks, walls or fences, landscaping and other features that may be required in order to adjust said use to those existing or possible future uses of land in the neighborhood.

The use is existing. However, by this conversion to express car wash additional landscape proposed. All existing yards and setbacks will not be modified.

D. The site for the proposed use relates to streets and highways properly designed and improved so as to carry the type and quantity of traffic generated or to be generated by the proposed use.

The use is existing. However by conversion to an express car wash will create less traffic and by automation and the new arrangements of circulation on the site.
-61-

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DUDEK

MAIN OFFICE
605 THIRD STREET
ENCINnAS, CALIFORNIA 92024
T 800 450.1819 F 760.632. 0164

MEMORANDUM
To:

Jack Pakravan & Leon Ahdoot, KPAK Group LLC/Valley Corner LLC From:

Amanda Meroux, EIT, Assistant Transportation Engineer
Dennis Pascua, Transportation Services Manager
Subject:

BelComp Express Car Wash Traffic On -Site Queuing Analysis Date:

September 29, 2023
cc:

Rhea Dietz, Pacific Sun Investment
Attachment(s):

Figures 1-3
Attachment A - Observational Data
Attachment B - Time of Day Distributions
Attachment C - Queuing Worksheets
Attachment D - Roadway Segment Average Daily Traffic Counts This technical memorandum provides an on -site queuing analysis for the BelComp Express Car Wash (proposed project) located at 14755 Bellflower Boulevard in the City of Bellflower (City), on the northeast corner of Blaine Avenue/Somerset Boulevard. The purpose of this on -site queuing analysis is to determine whether on -site queues generated by car wash patrons would impact on -site circulation, as well as traffic operations at the project driveways on Bellflower Boulevard and Blaine Avenue. This queuing analysis is based on queue theory and uses the standard classification system referred to as "Kendall Notation", which provides assumptions related to arrival and departure characteristics, as well as the discipline of the queue. In addition, this analysis includes observations of queues and operations at two similar existing express car washes in California, as well as a roadway segment level of service analysis of Blaine Avenue, north of Somerset Boulevard (at the project driveways).

Project Description
The project site plan is shown in Figure 1. The proposed project would convert the existing full -service car wash on site to an express car wash with 14 vacuum stalls and two pay kiosks. In addition, the project is proposing to close one of two existing driveways on Bellflower Boulevard, close the driveway on Somerset Boulevard, and replace the existing 26-foot driveway on Blaine Avenue with 15-foot outbound only driveway.

Based on information provided by the applicant, the proposed project would serve approximately 450 cars per day at approximately 40 cars per hour. The days and hours of operation of the express car wash are seven days a week, from 8:00 a.m. to 7:00 p.m. There would be one employee on -site per shift that would manage and monitor car wash operations.
° QED
L QC T
20 2023
F

MEMORANDUM
SUBJECT: BE LCOMP EXPRESS CAR WASH TRAFFIC ON-S I E QUEUING ANALYSIS Project Trip Generation
Weekday and Saturday (weekend) project trip generation estimates were determined based on Institute of Transportation Engineers (ITE) Trip Generation Manual, 110 Edition (2021) trip rates for fTE Code 948 (Automated Gar Wash) and are provided in Tables 3 and 4. It should be noted that the ITE rates for car washes include small sample sizes (less than three studies) and incomplete data (see Table 1 and 2 notes). These rates are primarily included as a comparison to projected operational information provided by the applicant.

Table 1. Weekday Trip Generation Summary
In Out Total In Out Total
Trip Rates'
Automated Car Wash' 948 per CWT — — — — 38.75 38.75 77.50 Trip Generation
BelComp Car Wash 948 1 CWT — — — — 39 39 78
BelComp Car Wash 1 CWi — — — — 40 40 80
Notes: CWT=car wash tunnel
Trip rates from Trip Generation, 11th Edition, Institute of Transportation Engineers (ITE), 2021.

RE Trip Generetiao does not provide weekday daily and AM retes for the Automated Care Wash (RE 948) a Trip generation data provided by applicant
Table 2. Saturday Trip Generation Summary
In !out, Total
Trip Rates'
Automated Car Wash2 948 per CWT — 18.86 22.14 41.00
Trip Generation
BelComp Car Wash 948 1 CWT — 19 22 41
BelComp Car Wash —a 1 CWT — 40 40 80
Notes: CWT= car wash tunnel
+ Trip rates from Trip Generation, 11th Edition, Institute of Transportation Engineers (RE), 202t ? ITE Trip Generation does not provide weekday daily and AM rates for the Automated Care Wash (TIE 948) ' Trip generation data provided by applicant
As shown in the tables above, using rates from the ITE Trip Generation manual would result in a slightly lower weekday and Saturday peak hour trip generation (39 cars and.20 cars, respectively) than the number of vehicles served in the peak hour provided by the applicant (40 cars during the weekday and Saturday - weekend).

Data Observation
As shown in the tables above, the daily and peak hour operational estimates provided by the applicant are greater than those provided by ITE. However, as ITE sample sizes are low and the data callected in the 1990's and 2000's may not be representative of current express -style car washes, additional 15-minute surveys were conducted at two existing DUDEK 3995 2023 2
SEPTEMBE 13995

MEMORANDUM
SUBJEC I. BELCOMP EXPRESS CAR WASH TRAFFIC ONSITEQUEUING ANALYSIS express carwash locations (Soapy Joe's Car Wash In Oceanside, California, and Quick Quack Car Wash in Sacramento, California), in early July 2023 to determine an average trip generation rate during a peak operating time. Summaries of data collected at each car wash facility are provided in Attachment A. The 15-minute count conducted at Soapy Joe's. estimated 72 vehicles per hour (vph), and the count conducted at Quick Quack estimated 84 vph.

To determine approximate daily trip generation rates at each facility, the Time of Day (TOD) Hourly Distribution of Entering and Existing Vehicle Trips By Land Use appendix to the ITE Trip Generation Manual, 11th Edition (2021) was also utilized in this analysis. Attachment B provides a breakdown of total, inbound, and outbound vehicle trips throughout 24 hours at a Car Wash and Detail Center (ITE Code 949) as distributions for an Automated Car Wash (ITE Code 948) land use were not provided. Although the Automated Car Wash land use is used in this analysis for trip generation purposes, it can be assumed that similar car wash facilities follow similar TOD distribution patterns.

Additionally, applying the assumed daily trip generation of 450 inbound vehicles per day (vpd) to the ITE TOD distribution patterns, indicates that approximately 48 vph would enter the site at peak operating times, which is comparable to both the ITE trip generation rates and data provided by the applicant.

Additionally, as noted above, the observational data collected at the Soapy Joe's and Quick Quack car washes indicates that these facilities may generate more traffic than the rates provided by ITE. A summary of the peak hour entering and total daily volumes of the proposed project, Soapy Joe's, and Quick Quack car washes, is provided in Table 3 below.

Table 3. Summary of Peak Hour and Daily Car Wash Volumes Source: Trip Generation Manual, 11th Edition, Institute of Transportation Engineers (ITE), 2021; Project Applicant 2022; Field Observations 2022.

Notes: void - vehicles per day; vph = vehicles per hour As shown in the table and described above, the proposed project could generate more vehicle trips per day than provided by ITE trip generation rates and the applicant's estimated operational data. As such, an average of the observed Soapy Joe's and Quick Quack car wash inbound daily and peak hour vehicles, 752 vpd and 79 vph, respectively, are also included In this analysis.

DUDEK 13995
SEPTEMBER2023

MEMORANDUM
SUBJECT: BELCOMP EXPRESS CAR WASH TRAFFIC ON -SITE QUEUING ANALYSIS Queuing Analysis
Methodology
This queuing analysis is based on queue theory, which provides assumptions related to arrival and departure characteristics, as well as the discipline of the queue. The following standard notation, referred to as "Kendall Notation"', provides a description of the type of model used andits assumptions:
(a/b/c):(d/e/f)
where,
a = Input/arrival (interarrivap rate distribution
b = Output/departure (service) rate distribution
c = Number of parallel departure/service channels
it = Service discipline
e = maximum number of users allowed in the system
f = calling source (e.g., population)
The service discipline refers to the type of service provided (e.g., first-in/firstout; last-in/first-cut; etc.). A first -in, first -out (FIFO) assumption is made throughout this analysis. Additionally, the maximum number of users allowed in the system, wherethe system refers to any vehicle beingserviced or waiting to be serviced, as well as the calling source, are assumed to be infinite.

For the purposes of this analysis, arrivals are assumed to follow a Poisson distribution and departures are assumed to follow an exponential distribution, each represented by the letter "I Although two pay stalls are provided prior to the tunnel entrance, service times at the pay booths do not serve as the limiting factor for vehicles to enter the wash tunnel; therefore, the car wash tunnel serves as one departure/service channel. As such, analysis of queuing characteristics associated with the proposed car wash are assumed to follow an "M/M/S:FIFO/w/." queuing model, shortened to "M/M/1" as all remaining factors remain constant throughout this analysis.

Operation of the vacuum stalls were also analyzed in this study and are assumed to follow an IVII queuing model, where each stall represents one service channel. The project site provides 14 vacuum stalls, such that s = 14.

The following characteristics and measures of effectiveness (MOFs) are provided underthe M/M/1 and M/M/s models:
• Probability of vehicles in the system
• Average length of queue (La)
• Average length of system (I
• Average waiting time in the queue (Wa)
• Average waiting time in the system (Ws)
= Source: Taha, Hanndy A. Operations research: an introduction. Vol 790. Pearson/Prentice Hall, 2011.

DUDEK 13995
SEPTEMBER2023

MEMORANDUM
SUBJECT: BELCOMP EXPRESS CAR WASH l RAFF-FIC ON -SITE QUEUING ANALYSIS The length of vehicle queuing is the primary MOE discussed in this analysis to determine the adequacy of on- and offsite circulation. Other measures, along with variables than can be extrapolated from corresponding equations, can be calculated for other analysis purposes (e.g., cost effectiveness of wait times).

Analysis
The following provides a queuing analysis for both the car wash tunnel and vacuum stalls. Queuing worksheets are provided in Attachment C.

Car Wash Tunnel (M/M/1)
The car wash tunnel follows the M/M/1 queuing model, which is derived from the following equations:

Po=1—x=1—P Pn=Po [x�n—Po(P-) L,= ' = v'
Y R p(P—A) 1—p
_ x _La_ x _L _ 1
Ls Ly + p Wq x p(p—A) CN A p—A
where,
Po = Probability of 0 vehicles in the system
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A = average arrival rate in vehicles per unit time
p = average service/departure rate in vehicles per unittime p =traffic intensity factor (A/p < 1)
and Wa, Ws, LP, was previously defined
The above equations assume that one vehicle is being served per service channel. As express car wash facilities serve multiple vehicles simultaneously (e.g., one vehicle is being rinsed, while another is soaped, etc.), and although a car wash may take 4 minutes (for example), the service time of the car wash is not 15 vph, but instead 15 vph across the number of vehicles concurrently being serviced. Additionally, a vehicle being serviced cannot exit the wash tunnel until the vehicle in front of them exits the wash tunnel. Therefore, this analysis assumes that departure rates from the wash tunnel, or the number of vehicles exiting the wash tunnel per unit time, serves as the most practical characteristic of the wash tunnel service capacity.

Additionally, as noted above, although two pay stalls are provided prior to the tunnel entrance, service times at the pay booths do not serve as the limiting factor for vehicles to enter the wash tunnel; therefore, the. car wash tunnel serves as one departure/service channel.

Observational Car Wash Analysis
As noted in the trip generation discussion, two existing express car washes were observed to provide additional data forthe purposes of this analysis. The findings and results related to both car washes are summarized. in Table 4 below, and queuing worksheets are provided in Attachment C.

Source: Transportation and Land Development, ITE. 1988
DUDEK 13995
SEPTEMBER 2023

MEMORANDUM
SUBJECT: BELCOMP EXPRESS CAR WASH TRAFFIC ON -SITE QUEUING ANALYSIS Departure rates at the wash tunnel exit were observed at the Quick Quack Car Wash to generate the service rates tabulated in Table 4 below, and to derive a factor to compare tunnel departure rates with vehicle wash times. These factors were calculated as follows, and row observational data is included in Attachment A:

Departure time per vehicle (1/p) = 38 sec/veh
Departure time per vehicle (1/p) = 38 sec/veh *1 min/60 sec = 0.633 min/veh Departure rate (p) = (11(0.633 min/veh))-60 min/hr= 94.737 vph Average service time of one wash (1/pi) = 3.22 min/veh
Average service rate of one wash (pt) = 60 min/hr/(3.22 min/veh)=18.653 vph Operating Factor (Departure Rate per Service Rate) = 94.737 vph/18.653 vph = 5.08 Table 4. Observed Car Wash Queuing Analysis Summary (M/M/1) Quick Quack 85 95 0.895 7.605 8.5 0.089 (h) 0.010 (h)
Car Wash 5.37 (min) 6.00 (min)
Sacramento
Soapy Joe's 72 76s 0.947 17.053 18.0 0.237 (h) 0.25 (h) Oceanside 14.21 (min) 15.00 (min)
Source: Attachment A and C
Notes:

Observed departure rate from tunnel not conducted; Soapy Joe's indicates thattheir car washes average 3 to 5 minutes per wash.

Assuming an average wash rate of 4 minutes per vehicle (15 vph), and utilizing the Operating Factor of 5.08 noted above, 15-5.08 = 76 vph.

As shown in the table, the average number of vehicles In the system at the Quick Quack Car Wash averaged approximately 9 vehicles, and Soapy Joe's Car Wash averaged approximately 18 vehicles in the system. As previously discussed, the "system" refers to all vehicles currently being serviced or waiting in a queue.

Both facilities allow for 3 vehicles within the wash tunnel simultaneously, with 3 vehicles allowed to queue behind the tunnel entrance to the pay booths. Therefore, a systemwide queue length of 9 vehicles, as calculated for the Quick Quack Car Wash, would indicate that 1 vehicle is exiting the wash tunnel, 2 vehicles are currently being serviced within the tunnel, 3 vehicles are queued behind the tunnel to the pay booths, and 3 vehicles are waking to pay or are currently paying. Similarly, a systemwide queue length of 18 vehicles, as calculated for the Soapy Joe's Car Wash, would indicate that 1 vehicle is exiting the wash tunnel, 2 vehicles are currently being serviced within the tunnel, 3 vehicles are queued behind the tunnel to the pay booths, and 12 vehicles are waiting to pay or are currently paying. These queue lengths are generally consistent with the field observations at these sites.

DUDEK 13995
SEPTEMBER 2023

MEMORANDUM
SUBJECT: BELCOMP EXPRESS CAR WASH TRAFFIC ONSITEQUEUING ANALYSIS BelComp Express Car Wash Analysis
The proposed conversion of the BelComp car wash to an express car wash would provide approximately 550 feet of on -site queueing, or approximately 22 vehicles, measured from the tunnel exitto Blaine Avenue. Table 5 presents the queuing analysis of the proposed project for the following scenarios:

1. BelComp Express Car Wash (A): queues based on applicant -provided operations of 450 vehicles per day at 40 vehicles per hour.

2. BelComp Express Car Wash (B): queues based on observed existing express car washes at an average of 752 vehicles per day at 79 vehicles per hour.

3. BelComp Express Car Wash (C): calculated number of vehicles per day and per hour based on maximum onsite queue storage of 550 feet (i.e., queue from driveway on Blaine Avenue to end of car wash tunnel).

Table S. BelComp Car Wash Queuing Analysis Summary (M/M/1) Average
Average Number of Average Average
Arrival Service Traffic Number of Customers in Waiting Time Time in t Rate Rate Intensity Customers in the System in the Queue System Location (A) (p), (p) Queue (Lq) (Lq) (WO (Ws)
BelComp 793 87 0.901 8.24 9.14 0.105 (h) 0.116 (h)
Express (B) 6.30 (min) 6.99 (min(
BelComp 834 1 87 0.957 21.05 22.00 0.253(h) 10.264(h)
Source: Attachments A and C
Notes:

Assuming an average wash rate of4.5 minutes per vehicle(17.143 vph), and utilizingthe Operating Factor of 5.08 noted above,

17.143*5.08 = 87 vph.

Arrival rate of 48 vph assumed from We TOD distributions shown in Attachment B and based on a daily rate of 450 inbound vpd provided by BelComp Car Wash (applicant).
s Alternative arrival rate of 79 is based on the average observation inbound peak hour rates provided in Table 3. < Maximum possible arrival rate such that vehicles do notextend to Blaine Avenue.

As shown in the table, the number of vehicles in the system at the BelComp Express Car Wash would average approximately 1 to 2 vehicles under an arrival rate of 48 vph, as derived from an average rate of 450 inbound vpd.

Compared to the observed facilities, BelComp would allow for 6 vehicles within the wash tunnel simultaneously, with 3 vehicles allowed to queue behind the tunnel entrance to the pay booths. Under these conditions, queuing would be nonexistent and fully accommodated by the wash tunnel as shown in Figure 2a.

Under a. 79 vph arrival rate, the number of vehicles in the system at the BelComp Express Car Wash would average approximately 9 vehicles. Therefore, a systemwide queue length of 9 vehicles would be fully accommodated by the tunnel and stacking area from the tunnel entrance to the pay booth, as shown in Figure 2b.

The on -site systemwide queuing capacity is approximately 550 feet (-22 vehicles). As shown in the table, if arrival rates exceed 83 vph, assuming a service rate of 87 vph, vehicles would begin stacking onto Blaine Avenue.

DUDEK 13995
SEPTEMBER2023

MEMORANDUM
SUBJECT: BELCOMP EXPRESS CAR WASH TRAFFIC ON-SI'I E QUEUING ANALYSIS Vacuum Stalls (M/M/s)
The M/M/s queuing model is derived from the following equations2:

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where,
Po = Probability of 0 vehicles in the system
P� - Probability of n vehicles in the system
A = average arrival rate in vehicles per unit time
p = average service/departure rate in vehicles per unit time p = traffic utilization factor (A/sp< 1), where s = number of departure/service channels and Wq, W„ La, Ls as previously defined
The above equations assume that one vehicle can be served per service channel at any given time. As only one vehicle can occupy a vacuum stall at one time, each stall is considered a service channel for the purposes of this analysis.

Observational Vacuum Stall Analysis
In addition to wash tunnel observation rates, service rates of the vacuum stalls at the Soapy Joe's Car Wash were also observed and are included In Attachment A. Vacuum stall service rates were. not observed at the Quick Quack Car Wash.

Utilization of the vacuum stalls fluctuated heavily across the observational period, with some users drying and/or vacuuming their vehicles within 5 to 7 minutes, and some taking over 20 minutes. This resulted in an average 15- minute service time per vehicle per stall. However, as this queuing model includes 14 service channels, and fluctuation of the observed user service time at each stall is high, an average of 15-minute service times across all stalls may be too high. When stalls are full for too long (i.e., vehicles exiting the wash tunnel were unable to find an open vacuum stall and began queuing), an attendant was observed to manage the vehicles exiting the wash tunnel and the patrons at the vacuum stalls such that the system does not become "unstable", where queues would continue to form infinitely.

For the M/M/s model to be stable, the traffic utilization, p (ratio of arrival rates to service rates, multiplied by the number of service channels) must be less than 1. As shown in Table 6 below, traffic utilization is greater than 1 where the service rate is 4 vph. As such, a 10-minute service time per vehicle per stall is also provided below to take into consideration attendants monitoring the vacuum stall area and moving vehicles out of the system when queues begin increasing faster than vehicles can be served.

D U D E K 13995
SEPTEMBER2023

MEMORANDUM
SUBJECT. BELCOMP EXPRESS CAR WASH TRAFFIC ON -SIT E QUEUING ANALYSIS Table 6. Observed Vacuum Stall Queuing Analysis Summary (M/M/s) Soap (A) 14 76 I 42 I 1.357 — — —
Soape's (B) 14 76 I 63 I 0,905 I 5.99 18.66 10.0079(h)73 I00.24514.73 (h) Source: Attachments A & D
Notes:
r Assumes the departure rate from the tunnel (see Table 4) equals the arrival rate to the vacuum Stalls.

Service rate of 4 vph determined from the average service rate collected in observation(15 minutes per vehicle per Stall). s Service rate of 6 vph determined assuming average service time may drop to 10 minutes per vehicle per stall when queue increases faster than vehicles can be ssN.d, and attendants are monitoring the vacuum stall area.

BelComp Vacuum Stall Analysis
The BelComp Express Car Wash would provide 14 (12ft x 20ft) vacuum stalls, with approximately 80 feet of available queue length from the car wash tunnel exitto the vacuum service area. An additional 150 feet of available queue length could be provided alongthe landscaped median. This area would be used to temporarily store vehicles that have exited the wash tunnel when the vacuum stalls are full. It should be noted that the applicant has indicated that signs stating that dry/vacuum times in the stalls will be limited to 5 minutes (12 vph) will be installed at each vacuum stall; however, additional service rates are analyzed in Table 7 for informational purposes only.

Table 7. BelComp Vacuum Stall Queuing Analysis Summary (M/M/s) Number
Average
Average
Average
of
Number of
Number of
Average Time in
Service Arrival
Traffic
Customers
Customers
Waiting the
Channels Rate
Service
Utilization
In Queue
in the
time in the System
Location
(s) (A)'
Rate (p)
(p)
ILA)
System (Ls)
Queue (W4) (Ws)
BeIComp
113)
Belcomp
BelCompr
®®�
r ::r
�;
a
®®r
Source: Attachments A & D
Notes:
= Assumes the departure rate from the tunnel (see Table 5) equals the arrival rate to the vacuum stalls, Service rate of 4 vph determined from the average service rate collected for Soapy Joe's observation (15 minutes per vehicle per stall). s Service rate of 6 vph assumes an average Service time of 10 minutes per vehicle per stall; service rate of 6.7 vph assumes an average service time of 9 minutes per vehicle per stall; service rate of 7 vph assumes an average service time of 9.5 minutes per vehicle per stall; service rate of 7.5 vph assumes an average service time of 8 minutes per vehicle per stall.

D U D E K 13995
SEi'TEMBER2023

MEMORANDUM
SUBJECT: BELCOMP EXPRESS CAR WASH TRAFFIC ON -SITE QUEUING ANALYSIS Figure 3a shows the customers in the queue when the service rate is 6.7 vph (9 minutes per vehicle per stall), and Figure 3b shows the customers in the queue when the service rate is 7 vph (8.5 minutes per vehicle per stall). As shown in the table above, limiting users to an average of 8 minutes per vehicle per stall (7.5 vph) reduces queuing to 1.95 vehicles, or 48.75 feet, which would be accommodated within the storage space provided at the tunnel exit, as shown in Figure 3c.

Queues exceeding 210 feet (-8 to 9 vehicles) would occur when the service rate is less than approximately 6.73 vph (orgreaterthan 8.92 minutes pervehicle perstall) and would no longer be accommodated byeitherthe storage space provided at the tunnel exit orthe queuing area adjacent to the landscaped median. However, as noted above, with service times limited to 5 minutes per vehicle per stall (12 vph), no queues would occur, and the dry/vacuum stall area would accommodate all vehicles being serviced.

Roadway Segment Analysis
Methodology
The City of Bellflower Circulation Element, adopted in 1997, utilizes volume-tocapacity LOS as a measurement in the rating of the performance of streets and establishes LOS C or better as the threshold for acceptable roadway segment operations. Table 8 shows the LOS values by volume -to -capacity (V/C) ratio, and Table 9 provides the daily roadway capacities and LOS thresholds for the City of Bellflower.

Table 8. Levels of Service for Roadway Segments
Level of Service
Roadway Segments V/C Ratio
••• •.•

1.01orgreater
Source: RCM 6 (Transportation Research Board 2016).

Notes: V/C = Volume -to -Capacity; where capacity is determined based on the roadway classification ease Table 9).

Table 9. Daily Roadway Capacities and LOS Thresholds
Major Arterial
4-Divided
1 21,600
1 25,200
1 28,800
1 32,400
1 36,000
1-
Secondary
Arterial
4 - Undivided
19,200
22,400
25,600
28,800
32,000
—
Collector
2 - Undivided
8,400
9,800
11,200
12,600
14,000
—
Local
—
2,000
2,500
3,000
3,500
14,000
—
Source: City of Bellflower General Plan Circulation Element 1997.

DUDEK 1995
sEPrEMBE 13995 10

MEMORANDUM
SUBJECT: BEL COMP EXPRESS CAR WASH TRAFFIC ON -SITE QUEUING ANALYSIS The segment of Bellflower Boulevard, north of Somerset Boulevard and adjacent to the eastern boundary of the project site, is analyzed as it would serve the primary entrance and egress driveway for the project site.

Roadway Segment LOS
The existing, project, and existing plus project ACT and corresponding LOS values are shown in Table 10, calculated for both the daily rates provided by the applicant, and estimated from observational data. Based on the V/C ratios of the Existing plus Project: conditions, the roadway capacities would be consistent with the City's LOS standards under both conditions.

Table 10. Existing plus Project ADT Roadway Segment Level of Service Project ADT provided by applicant
BeIlFlower Secondary 4U 28,800 16,000 0.555 A 900 16,900 0.587 A No Blvd, Arterial
north of
Somerset
Blvd
Project ADT estimated from observational data
BeIlFlower Secondary 41J 28,800 16,000 0.555 A 1,5034 17,503 0.608 B No Blvd, Arterial
north of
Somerset
Blvd
Notes: XU = k of lanes Undivided; XD = N of lanes Divided 6 Capacity determined from Table 9.

R Year 2023 daily traffic volume estimated based on growth on Bellflower Boulevard shown in the City's Circulation Element (Attachment D).
e LOS is based on volmr e4o-capacity (V/C) ratios.
^ Assumes project ADT is equal to the average of the daily trip generation rates estimated from observational data (Attachment B).

Findings and Recommendations
The following findings and recommendations are made based on the results of this analysis.

Car Wash Tunnel
Based on empirical data, data provided bythe applicant, and the ITE Trip Generation manual, the conversion of the BelComp car wash to an express carwash would accommodate adequate on -site queuing for:

Proposed operations at 450 vpd at 40 vph, would result in 1.23 vehicles queued in the system (i.e., negligeable queuing)
DUDEK 1995 „
SEPTEMBER 2023

MEMORANDUM
SUBJECT: BELCOMP EXPRESS CAR WASII TRAFFIC ON -SITE QUEUING ANALYSIS • Observed operations at two existing express car washes (average of 752 vpd at 79 vph), would result in

9.14 vehicles queued in the system (i.e., 6 vehicles in tunnel and 3 vehicles outside tunnel) • The maximum available on -site queuing capacity is approximately 550 feet, or 22 vehicles. The project could service up to 83 vph, calculated to be 798 vpd, before the queue begins to reach Bellflower Boulevard.

Recommendation
Although the analysis shows that queues will not exceed the available stacking distance on site, in the unlikely event that long queues that might extend to Bellflower Boulevard occurs, it is recommended that operation of the site be monitored, and either an attendant or signage be placed at the entrance to limit car wash patrons from entering until the on -site queue decreases to a stable condition.

Vacuum Stalls
Based on empirical data collected at the Soapy Joe's car wash, the 14 vacuum stalls provided on -site would accommodate the demand and not result in queues backing up into the wash tunnel if dry/vacuum times are limited per user at peak operating conditions. The following limitation and recommendations are provided:
• Restrict vacuum stall times to approximately 8 minutes per user per stall where the arrival rate equals the departure rate from the wash tunnel (87 vph) such that all queuing is accommodated outside of the vacuum service area within the storage space provided at the tunnel exit (-80 feet). • If necessary, additional queuingspace (-150 feet) could be provided along the landscaped median across from the vacuum stalls, and vacuum stall times could be increased to just over 8.5 minutes. Queues exceeding 210 feet (-8 to 9 vehicles) would occur where the service rate is less than approximately 6.73 vph (or greater than 8.92 minutes per vehicle per stall) and would no longer be accommodated by either the storage space provided at the tunnel exit or the landscaped median.

Recommendation
As vacuum stall service times per user are highly variable and are not dependent on a machine service time, it is recommended that signage restricting time in vacuum stalls to, at least, an average of 8 minutes is posted. The applicant has indicated that signs stating that dry/vacuum times in the stalls will be limited to 5 minutes will be Installed at each vacuum stall. Additionally, it is recommended that the car wash attendant monitor the vacuum service area at peak periods to direct vehicles into the overflow queuing area when needed, into available vacuum stalls, and out of vacuum stalls if a user's time is exceeding 8 minutes or the arrival rate begins to increase faster than vacuum stalls become available.

DUDEK 13995
SEPTEMBER 2023

Attachment A
Observational Data

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Attachment C
Queuing Worksheets

Queuing Model m/m/1 Quick Quack Car Wash
Data
Arrival rate(k) BS
Service rate (p) g5
Number of servers 1
vmbcbllities
numb'
N bvblllty
n.1... b
0 105396

10.53%
1 9A2%

11.94%
1 B 43%

28.37%
3 1545:

35.915:
4 6.25%
42,66%
5 6.041

48.59%
6 5.40%

54.09%
7 4.83%
58,93%
8 492%

63.8%
9 3.87%

61.12%
10 3.46%

70.589
11 3.10%

73.68%
12 2J7%

76.45%
13 248%

78.93%
14 2.22%

81.14%
15 1.98%

83.13A.
16 '.Mr

84.91%
ll
11Y•d
8619%
18 1.42%

87.92:
19 127%
8a,1a%
20 1.14sl

90.33.b'
Results
Average server utilization(p)

0.SM7368
Average number of customers in the queue(L.)

7.6052632
Average number of customers in the systani
a.5
Average waiting time in the queue(Wa)

0.0894737
Average time in the system(W:)

0.1 Probability (%of time) system is empty (Po)

10.57 Queuing Model M/M/i Soapy Joe's Car Wash
Data
Arrival rate I)r) 72
Service rate (µ) 76
Number of servers 1
Robnhilities
Number
Robobiliry
CumFrub
n
52d%
526k
1 499%
1010.1
2 4.72%
I492%
3 4A9%

19.45R
4 4245E

23.6971
5 4021

27.70`k
F
381%
31, 51Y.
2 _i ti0i8
3gll`G
8 3A2R

38.53`.
9 3.24%

41.769
10 3.02%

44.83%
11 2.90%

42.23%
12 2271.

50.48h
13 2.61%

53.095
14 2.4�

55.5654
Is

2.34%

57.909.
]6

2.22%
rlallz
17 ZIM
F2.21°
is

1.99%
F420%
lY
].NFi£
F6.C91t
m

1.2xx
F2.aTVL
Results
Average server utikation(p)

0.947368
Average number of customers in the queue(L,)

17.05263
Average number of customers in the system(L,)
18 Average waiting time in the queue(W.)

0.236842
Average time in the system(W,)

0.25 Probability (%of time) system is empty (P6)

5.263%

Queuing Model
Daly
Arrival rate Ill 48
service rate (µ) 87
Numberofservers 1
M/M/1 BelComp Car Wash (l = 48 vph)
Gr0tr66illties
,vumbei
Frotrubllity
wrnPmb
0 44,a8>o

44.88%
1 24, 7A%
6A62%
2 33,64%

83.263%
3 L52%
90,77X
4 4.I4%

94.9=
5 2.2NY

97..20%
6 1.26%

98.45%
i

0.69%

99.15%
8 0.38%
90,53%
9 0.21%

99.I4%
10 0,12%

99.06%
11 OD6%

99.92YS
12 0.04%

99.96%
33 0.02%

99.98%
14 0.01h
999e%
]5

0.01%

99.99%,
16 0.00%
M00%
17 O.DDY
100.00%
38 0,00%
100.0%
39 0.00%
100.00,
20 000%
Results
Average server utilization(p)

0.551181
Average number of customers in the queue(Lj

0.676889
Average number of customers in the system(4)

1.2280;
Average waitingtime in the queue(Wa)

0.014102
Average time in the system(W,)
O.D25585
Probability(% of time) system is empty(P.)

44.882%

Queuing Model
Data
Arrival rate (X) 79
Service rate (p) - 87
Number of servers 1
Probabilities
Numbs
ProboLlll,y
0 9.N6Y
1 8 S,3
2 am6
3 7..22`.%
4 651Y
5 1813fi
6 5299
J 4.)Im
6 4.30%
9 3.87%
10 3.4%
11 12 2.84%
13 256%
14 231%
Is 268%
I.9>%

1.69%
v 13Tk'
20 1244
M/M/i BelComp Car Wash (A = 79 vph)
CumRuL

9.86Y.
1871h

26.7W
33 M,
40AsI

46.3s,

51.64Y

16.411:
6c.73%

64.58%

68.U)

91.22%#

74.06ft

26.62%
..92Y.

82.m?Y

62.87>:

84.56Y�
W081Y
Y1.465n
GR fi9
Rncuk<
Average server utilintion(p)

0.901411
Average number of customers in the queue([,)

8.241694
Average number of customers in the system(L,)

9.143095
Average waiting time in the queue(W.)

0.10499
Average time in the system(W,)

0.116473
Probability (%of time) system is empty (Po)

9.859%

Queuing Model M/M/1 BelComp Car Wash (N = 83 vph)
Data
Arrival rate(%) 83
Service rate (µ) 87
Number of servers 1
Pmbnbilities
Numbrv�
Pmbobdlr,
CY.Flnb
l

4.i6AI
S.SI9(
2 3.9"

12.48%
3 380%
16M%
4 3.64X
1993%
S
3A8%
2341%
6 3.33%
26,74%
7 3.189C

29.925a
8 3.05%

32.9754
9 2.91%

35.89%
10 275%

36.63%
11 2.67z6

41.34%
12 2.55%

43.S9a
13 2A4%
4L.32R
14 2.33%

49.61%
15 2.23%
SOBS%
lfi

2.134.

13.02%
12 2O06
s3xzN
U

1.951-1
R.n2%
14 1.M

58.Sov
20 1>,»2
8n.68%
Result,
Average server utilization(p)

0.956529
Average number of customers In the gaeue(L.)

21.04724
Average number of customers In the syrtem(L,)

22.00377
Average waiting time in the queue(Wa)

0.252668
Average time in the system(W,)

0.264151
Probability(% of time) system is empty(Pj
4,34M

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Attachment D
Roadway Segment Average Daily Traffic Counts

aN V)
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